HomeMy WebLinkAboutOrdinance 2011.23 Adopting an amendment to the Continental Ranch specific plan for The Pines Phase IIb F. A1dN RODRIGUEZ, RECORDER IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
Recofded By: CB Og P1
DEPUTY RECORDER/ �O� SEQUENCE: 20112520162
1786 � NO. PAGES: 25
SMAR� �'' ORDIN 09/09/2011
TOWN OF MARANA AM 14:07
TOWN CLERK '9R�p1yA
MAIL
11555 W CIVIC CENTER DR AMOUNT PAID: $18.00
MARANA AZ 85653
MARANA ORDINANCE NO. 2011.23
RELATING TO DEVELOPMENT; ADOPTING AN AMENDMENT TO THE CONTINENTAL
RANCH SPECIFIC PLAN FOR THE PINES PHASE Ilb
WHEREAS The Planning Center represents the owner of Lots 136 through 183,185 through
218, and 225 through 265 of The Pines Phase II, a subdivision recorded in the Pima County
Recorder's office at Book 62 of Maps and Plats, Page 85, and seeks to amend the Continental Ranch
Specific Plan development standards that apply to Lots 136 thru 265 of The Pines Phase II (referred
to in this Ordinance as the Rezoning Area), depicted on Exhibit "A" attached to and incorporated in
this Ordinance by this reference; and
WHEREAS the Continental Ranch Specific Plan was approved by the Town Council on
April 3, 1988, as Ordinance 88.09; and
WHEREAS the Continental Ranch Specific Plan Amendment for the Pines Phase II was
approved by the Town Council on September 19, 2005, as Ordinance 2005.19; and
WHEREAS the Marana Planning Commission held a public hearing on July 27, 2011, and
voted 5 -1 to recommend that the Town Council approve the requested Specific Plan amendment,
subject to the recommended conditions; and
WHEREAS the Marana Mayor and Town Council held a public hearing on September 6,
2011 and determined that the requested Specific Plan amendment should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana,
Arizona, as follows:
SECTION 1. The Continental Ranch Specific Plan's "MHD" residential site development
standards and supplemental conditions to the Residential Design Guidelines are hereby amended as
set forth in The Pines Phase Ilb Continental Ranch Specific Plan Amendment (August 2011),
attached to and incorporated in this Ordinance by this reference.
SECTION 2. This specific plan amendment amends the Continental Ranch Specific Plan's
"MHD" residential site development standards and supplemental conditions to the Residential
Design Guidelines for single family detached homes, the violation of which shall be treated in the
same manner as a violation of the Town of Marana Land Development Code (but which shall not
cause a reversion of this Ordinance), subject to the following conditions:
1. This Ordinance only applies to Lots 136 thru 265 of the Pines Phase II subdivision (the Rezoning
Area).
2. All of the conditions of existing ordinances remain applicable to the Rezoning Area except for
any conditions that have been modified by this Ordinance, in which case, the modified conditions
shall take precedence.
Marana Ordinance No. 2011.23 Page I of 2
3. Within 60 days after the adoption of this Ordinance, the applicant shall provide the Planning
Department with one non -bound original, 25 bound copies, and one digital copy (in Microsoft
Word) of the Continental Ranch Specific Plan as amended by this Ordinance.
SECTION 3. This Ordinance shall not be effective until the Town files with the county
recorder one or the other of the following instruments (in a form acceptable to the Town Attorney):
a. An instrument executed by all of the owners of the Rezoning Area that waives any
potential claims against the Town under the Arizona Property Rights Protection Act
(A.R.S. § 12 -1131 et seq., and specifically A.R.S. § 12 -1134) resulting from changes in
the land use laws that apply to the Rezoning Area as a result of the Town's adoption of
this Ordinance.
b. An instrument executed by the owner of Lots 136 through 183, 185 through 218, and
225 through 265 of The Pines Phase II that (i) waives any potential claims against the
Town under the Arizona Property Rights Protection Act resulting from changes in the
land use laws that apply to Lots 136 through 183, 185 through 218, and 225 through
265 of The Pines Phase II as a result of the Town's adoption of this Ordinance and
(ii) indemnifies and holds harmless the Town from and against any potential claims
against the Town under the Arizona Property Rights Protection Act resulting from
changes in the land use laws that apply to Lots 184 and 219 through 224 of The Pines
Phase II as a result of the Town's adoption of this Ordinance.
SECTION 4. If the instrument referenced in Section 3 above is not recorded within
90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no
force and effect.
SECTION 5. All ordinances, resolutions and motions and parts of ordinances, resolutions,
and motions of the Marana Town Council in conflict with the provisions of this Ordinance are
hereby repealed, effective as of the effective date of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance
is for any reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions hereof.
PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF
MARANA, ARIZONA, this 6 day of September, 2011. j
0% F �I Mayor E Honed
ATTEST: $m APPROVED AS TO FORM:
C. r nson, Town Clerk 6 p/ank sidy, Town Att III
Maraud ow No. 201 1.23 Page 2 of 2
EXHIBIT A
Continental Ranch Specific
Plan Amendment for the
RANA
Pines Phase Ilb
'' I \ CASE SPA -11009
TOWN OF MIARAIIA
Subject Property
Pines IIb
9
r o
Pin s i I
Pines I z
Santa Cruz River y-
1Y
T4
V ,
i
Reque Q 600 1200 ft. "
Amend the Continental Ranch Specific Plan regarding changes to the Pines
Phase Ilb subdivision Property Development Standards and supplemental
conditions to the Residential Design Guidelines for the requested amendments.
Data Disclaimer. The Town of Marana provides this map informati=M Is' at the request of the user with the understanding that is not guaranteed to be accurate,
correct or complete and conclusions drawn from such information are the responsibility of the user. In no event shall The Town of Marana become liable to users of these
data, or any other party, for any loss or direct, indirect, special,incidental or consequential damages, Including but not limited to time, money or goodwill, arising from the
use or modification of the data.
1
The Pines, Phase 11b
Continental Ranch Specific Plan ,Amendment
1 Marano, Arizona
August 2011
SPA -11
1
1
1
1
qk
1
1
r
r
1
r
1
THE PLANNINGCENTER
Ila► chxh SiedW Kct3nak"VI
The Pines, Phase Ilb
Continental Ranch Specific Plan Amendment
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Way
Tucson, Arizona 85653
Prepared for.•
Red Point Development
8710 N. Thornydale Road, Suite 120
Tucson, Arizona 85742
Telephone: (520) 408 -2300
Prepared by.
r The Planning Center
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone: (520) 623 -6146
r
August 2011
Mayor & Council Submittal
SPA -11009
Original Amendment Case Number: SPA -05052
I
r
r
The Pines, Phase Ilb
Table of Contents
I. Request Letter .................................................................... ............................... .......1
II. Existing Challenge ................ ..............................• ._............................. ..............................4
Ill. Proposed Requests and Mitigation Efforts ............. ............................... ..........................6
IV. Amendment Summaries .................................................... ............................... ..............8
A. Amendment 1: Building Heights ....................................................... ..............................8
B. Amendment 2: Increase Flush or Projecting Garage Percentage Allowed .....................10
C. Amendment 3: Front Yard Setbacks ................................................ ................_._..........13
D. Amendment 4: Lot Coverage ....................................................... .............................16
E. Amendment 5: Side Yard Setbacks ............................................... .............................17
V . The Pines Development Standards ..................................................... .............................20
Exhibit 1: Location Map ...................... ............................... ................... ..............................5
Exhibit 2: Building Heights .......... ............................... ............................... ..............................9
Exhibit 3: Alternative Residential Design Plan .......... ..........
Exhibit4: Visitor Parking ........................................................................ .............................15
Exhibit 5: Small Lot Identification Map ......................................................... .............................18
Exhibit 6: Lot Modification Comparison ........... ............................... ......... .............................19
I
Table of Contents i
,The .Pines, Phase 1Ib
-I. Request Letter
The following is a request letter for a series of plan amendments to the Continental
Ranch Specific Plan that will provide the flexibility in design standards and development
regulations to allow for a .greater variety of home sizes and configurations on the Pines
Subdivision, Phase IIb.
i
L_
1
1.
Plan Amendment Request 1
The Pines, Phase Ilb
THEPLANNINGCENTER
o mosion of TPC Group. Ina
Dang business in Tucson for over 25 yem
July 6, 2011 ' .
Lisa Shafer, Assistant Planning Director
Town of Marana
11555 West Civic Center Drive
Tucson, Arizona 85653
Subject: SPA -11009 Continental Ranch Specific Plan Amendment- Pines Phase llb
Original Amendment Case Number: SPA -05052
RPD -06
Dear Lisa:
As you know, Red Point Development is currently the owner of the remaining lots of The Pines
Phase Ilb, a subdivision within the. Continental Ranch Specific Plan (CRSP). Red Point
purchased the homes from the former builder and is currently marketing lots to other
homebuilders.
The Pines Phase II, subdivided in 2007, consists of a total of 265 lots. Lot #'s 1 -135 are
referred to as the Pines Phase Ila and Lot #'s 136 -265 are referred to as Pines Phase Ilb (See
Exhibit 1 Location Map.) The following requested plan amendments are for Phase Ilb only;
there are no proposed amendments for Phase Ila. Phase Ilb consists of 130 lots, and currently
there are 5 lots with existing one -story homesites and 2 lots with existing two -story homes
leaving 123 vacant lots. The Pines Phase Ilb is subject to the development standards in the
Continental Ranch Specific Plan as amended in 2005, and subject to the Town's Residential
Design Standards.
As Red Point has been reviewing Phase Ilb and marketing it to potential homebuilders, some
issues have arisen that compromise the potential size and variety of homes within the
subdivision, which is affecting the salability of the lots. The issues that have arisen relate to the
small size of the lots, in particular those that are 39' or 40' wide by 85' deep. The current
standards severely limit the maximum size of single story homes, in many cases limiting the
maximum livable area of the homes to under 1,200 square feet.
We have identified amendments for Phase Ilb that would provide for flexibility to allow an
increase in livable area while still maintaining the integrity and quality of the subdivision. There
are no proposed changes /amendment for Phase Ila. Phase Ilb amendment requests include:
1. Building Height: A request to increase the percent of two -story homes from 50% to
70% for 130 lots within the Pines Phase Ilb. Since seven (7) lots are currently
developed, this request results no more than 89 two -story homes and a minimum of 34
one -story homes within the Phase Ilb (Lots 136 -265). Pines Ila (Lots 1 -135) will remain
Plan Amendment Request 2
The Pines, Phase Ilb
at 50% two -story homes. The end result is a maximum of 157 lots two -story homes in
Pines Ila and Ilb, resulting in approximately 60% two -story homes for the entire project.
2. Increase Flush or Projecting Garage Percentage Allowed: A request to increase the
number of garages that may be flush with or project in front of the livable space of the
dwelling from 25 %, as required by the Town of Marana Alternative Residential Design
Standards, to 50% within the Pines Ilb subdivision.]
3. Front Building Setback: A request to decrease the front yard setbacks for garages for
single -story homes within the Phase llb subdivision. The request is from 20 feet to 8 feet
to allow the building to move forward on the lot, increasing the buildable area and the
potential size of a single -story home. Because there is an existing 10 -foot Public Utilities
Easement (PUE) on this plat, this reduction will need to be approved on a lot -by -lot basis
by the applicable utilities. This reduction is only allowed for single -story homes built
within the Phase Ilb subdivision. A minimum of 34 single -story homes are anticipated
within the Phase Ilb.
4. Lot Coverage: A request to increase lot coverage ratio for single -story homes within the
Pines Ilb subdivision from 50 percent to 75 percent. This reduction is only allowed for
single -story homes built within the Phase Ilb subdivision. A minimum of 34 single -story
homes are anticipated within the Phase Ilb.
5. Side Building Setback: A request to modify the side yard setbacks on lots less than 40
feet wide to allow a 30 -foot wide one or two -story house. There are approximately 26
lots of Phase Ilb subdivision lots that are less than 40 feet wide; Lot numbers include:
137 -139, 141, 154 -157, 182 -190, 211, 212, 215, 216, 254, 255, 258, 259, 262, and 263.
A detailed discussion of each amendment follows and a redline /strikethrough version of the
CRSP Development Standards is included at the end of this letter. Thank you in advance for
your consideration of these amendments. Please don't hesitate to call or email me if you have
any questions or need clarification.
Sincerely,
THE PLANNING CENTER
V "'
.Linda S. Morales, AICP
Principal
Imorales(cbazplanningcenter.com
cc: Larry reis Red Point Development
rY p
Plan Amendment Request 3
The Pines, Phase Ilb
II. Existing Challenge
Currently, 65 homes of the 130 platted in The Pines Phase Ilb must be single story
per the Town of Marana Residential Design Standards. The majority of the lots in
the subdivision are either 39' x 85'; or 40' x 85'. By applying the minimum setbacks
on the lots (20' front, 5' side and rear), a home with a standard sized two -car garage
could not exceed 1,200 square feet in livable area. This is a very small home by
today's standards. Additionally, to achieve even the 1,200 square foot home, rear
yards would be virtually eliminated. Figure 1 illustrates this situation:
a
® 5 BACKYARD n
Figure 1: Existing
Configuration
1,195 S.F. 5' SIDE
T SIDE SETBACK MOUSE SETBACK
I
( I
i
I I
I I
1
440 SF.
�
GARAGE
I.
� � I
4
i
Q
:
In order to remedy this situation, we are proposing a series of plan amendments to the
j CRSP that will provide the flexibility in design standards and development regulations to
allow for a greater variety of home sizes and configurations. These amendments can
meet the needs of homebuilders without sacrificing the purpose of the Town of Marana
residential design standards.
Plan Amendment Request 4
i
The Pines, Phase Ilb '
Exhibit 1: Location Ma
12S12E22
12S12E23
��
« sr
•
Pines Ilb ♦ °
o l
�♦ Pines Ila «
r
Santa
Cruz River
12S12E27 12S12E26
r m t
T
m0
Oi�ri N =
o
>
m
e a
LEGEND
- -� Plan Amendment Boundary- Pines Phase Ilb
Pines Phase Ila F
E NAME
Fm ,a ' f T >G,�AiU
88 Plan Amendment Request 5
The Pines, Phase Ilb
III. Proposed Requests and Mitigation Efforts
The Pines, Phase Ilb amendment requests include:
1. Building Height: A request to increase the percent of two - story homes from 50% to
70% for 130 lots within the Pines Phase Ilb.
2. Increase Flush or Projecting Garage Percentage Allowed: A request to increase
the number of garages that may be flush with or project in front of the livable space
of the dwelling from 25% to 50 %.
3. Front Building Setback: A request to decrease the front yard setbacks for garages
for single -story homes within the Phase Ilb subdivision from 20' to 8',
4. Lot Coverage: A request to increase lot coverage ratio for single -story homes within
the Pines Ilb subdivision from 50 percent to 75 percent.
5. Side Building Setback: A request to modify the side yard setbacks on lots less than
40 feet wide to allow a 30-foot wide one- or two -story house.
To mitigate possible visual impacts of these requested amendments, homes within the
Pines Ilb will meet all of the Town's Alternative Residential Design Standards and the
following additional Design Standards to supplement the Alternative Residential Design
Standards as follows:
■ To further discourage parking within the reduced driveways, the width of the
paved driveway shall not exceed that of the opening of the garage door.
■ Garage placement shall vary from right to left side of the home, with no more
than two of the same placement in a row.
Garage door shall be recessed from the front surround.
Provide a decorative window(s), stucco features, wainscoting or fascia bands
in both sides of the garage fagade. The window shall be a minimum of 3' long
by 5' wide.
Each home utilizing the requested amendments shall include at least three of
- the following design features in addition to the Town's Residential Design
Standards:
- Provide windows, decorative relief cuts and /or panels on the face of the
garage door;
Provide stucco treatments around the garage door to give the appearance
of curved or rounded edges of the door
- Utilize an alternative material on the garage door, such as rustic wood or
decorative metal;
- Enlarge roof overhangs;
Plan Amendment Request 6
The Pines, Phase Ilb
i
- Provide decorative features a minimum of 2' long by 2' wide to the garage
front facade, including elements such as decorative vents, windows or
stucco decorative features
- Provide compatible color or texture treatments to driveways, front walks
and /or front porches.
- Provide for a varying roof transition with pop -outs, such as dormers or other
type of projection.
- Additional design features may be considered provided they are of
comparable character as determined by the Planning Director
Plan Amendment Request 7
The Pines, Phase 1Ib
IV. Amendment Summaries
A. Amendment 1: Building Heights
A request to increase the percent of two -story homes from 50% to 70% for 130
lots within the Pines Phase Ilb. Since a total of seven (7) lots are currently
developed (5 one -story and 2 two - story), this request equates to no more than 89
two -story homes and a minimum* of 34 one -story homes within Phase Ilb. All
Pines Phase Ila (Lots 1 -135) will remain at 50% two -story homes. The end result
is a maximum of 157 lots two -story homes in Pines Ila and llb, resulting in
approximately 60% two - story homes for the entire project. (See Exhibit 2:
Building Heights)
*The minimum is provided so that there is no limitation on single -story homes.
Reasons for Amendment: Building Heights
• The site is surrounded by The Quarry Pines Golf Course, and therefore, the
proposed building heights will have minimal impacts to surrounding property
owners. The property is visible from the Interstate 10 frontage road, but is
buffered the golf course (see Exhibit 2: Building Heights).
• The site was originally planned for 1, 2 and 3 story homes, so a variety of
building heights have been anticipated since it was platted. Existing
homeowners in the subdivision are aware that there should be multi -story
homes within the subdivision.
• The amendment would allow additional square footage on smaller lots,
increasing home prices and property values, thus preserving the homes
values in the neighborhood.
Plan Amendment Request 8
Q
0 1
N
n
c E
C
L
E
o Q
6
CDva
C 4 O
O fn V1
c (37
11J W
"
T _
� t
ui
�' y, • � � I t tv r rx m n •
LLJ
EL
eel-
fp
♦ k � � ,fir' �/" ,
i
v'
r
�
. .� d ♦
CIO
N
x
LLJ
rr
The Pines, Phase Ilb
B. Amendment 2: Increase Flush or Projecting Garage Percentage
Allowed
In accordance with the Title 8 of the Town of Marana Land Development Code,
additional architectural standards, architectural variety, and landscaping
standards apply to Phase Ilb. As shown on Exhibit 3: Alternative Residential
Design Plan, there are 20 additional standards to supplement the Town's
Residential Design Standards and mitigate possible visual impacts of this
' reduction. The following indicates a single modification to the alternative
residential plan and suggested alternatives in italics:
• Where front entry garages are used, not more than 50% of those
garages may be flush with or project in front of the livable space of
the dwelling. Where a front porch or courtyard extends five feet or
more in front of a garage the garage shall not be considered to be
flush or projecting.
Reasons for Amendment: Increase Flush or Proiecting Garage Percentage
Allowed
The request for a reduced front setback (amendment #3) allows for a larger
square footage on single -story lots. It also makes the single -story garages more
likely to be flush with or project in front of the livable space of the dwelling; and
therefore, the allotted single -story homes (34 homes) fulfill the original
requirement for no more than 25% flush or project garages. The increase in flush
or projecting garage percentage to 50% will also allow the two -story to be homes
to be flush or project in front of the livable space while contrasting with the
setbacks of other adjacent two -story homes.
Plan Amendment Request 1.0
The Pines, Phase Ilb
Exhibit 3: Alternative Residential Design Plan
T()V OF4fARANA, ARIZONA
1.A \1) 1)1,VI- 1tI1'\I1 1 ti1)1
2. For subdivisions with 30 lots or more no front elevation may be repeated more than
one house in every five along a single side of a street. For subdivisions with fewer than
30 lots no two houses shall display the same elevation.
3. The base color of a house may be repeated no more than one house in every three
along a single side of a street.
8.06.09 Alternative Residential Design Plan
A. Alternative residential plan. An alternative residential _.
design plan is required when an alternative neighborhood
design plan requests the small lot option or multi -story
dwellings for more than 50% but no more than 60% of the
subdivision.
B. If both options are requested, subdivisions of 50 or '
more units must provide 250 square feet of private open —
space per residential unit.
C. Architectural Standards.
1. Color. Color schemes other than a dwelling's trim color shall not
exceed a light reflectivity value of 50 %.
2. Front Dwelling Facade. The front dwelling fagade shall include:
a. Varied roof line, wherein elements of the dwelling display
different heights, or where roof design changes more than two planes
or directions; or where adjacent houses display different heights or
different roof styles.
b. Windows recessed at least two inches from the building wall,
or casement windows, or bay windows or other similar projection as a
structural element.
3. Front porches. At least 50% of all dwellings in a subdivision
shall include front porches or courtyards fifty square feet or
larger that project five feet or more from the dwelling facade.
4. Front entry garages.
a. Where front entry garages are used, not more than 25% of
those garages may be flush with or project in front of the livable
space of the dwelling. Where a front porch or courtyard extends
five feet or more in front of a garage the garage shall not be
considered to be flush or projecting.
b. Garages that are not flush with or do not project in front of i~ y
the livable space of the dwelling shall be set back at least sever)
feet from the livable space of the dwelling,
5. Side entry garages. Garages entered from a side street
crossing a side lot line of the lot or a side entry garage
located perpendicular to the front facade of the dwelling. The
wall of the garage facing a street shall include a window or
other architectural detail.
Title A — General Development Regulations
P,,Igc 25 r,f 5'
(Revs 3:12/14/21)10)
nr
60 Plan Amendment Request 11
The Pines, Phase 11b
TO\Y,N OF NIARANA, ARIZONA
LAND DEVELOPMENT CODE
6, Rear entry garages. Rear entry garages where access is taken from an alley or
parking court may be used, in accordance with an approved alternative neighborhood
design plan.
7. Comer lots. Where a house is located on a comer lot it shall display four-sided
architecture except where a wall is on a lot line.
D. Individual Lot Landscaping.
1. An individual lot shall contain a minimum of one tree planted in the front yard.
2. Where drainage permits, landscaping shall be required within adjoining side yards
between two adjacent dwellings.
3. All trees and plants shall meet Arizona Nursery Association minimum guidelines for
caliper and size and shall conform to the Town of Marana approved plant list.
4. All screen walls enclosing individual side and rear lots shall be uniform throughout
the subdivision and shall be designed to incorporate color, or contrasting materials or
design elements. No uncolored grey block shall be allowed. View fencing may be
required in certain locations.
5. Air conditioners, pool equipment, or other mechanical equipment shall be fully
screened from view by a screen wall.
E. Lots adjoining major roads, collectors or arterials.
1. All lots adjoining arterial or collector streets. Any
house located adjoining an arterial or collector street shall
display four-sided architecture except where a wall is on a
lot line.
2. Mufti-story dwellings, Multi-story dwellings shall be
prohibited on those lots along the edge of a subdivision
where adjoining existing lots have one-story dwellings along
that edge, This provision shall not apply to subdivisions
located adjoining each other within a master planned F_
community approved under a common rezoning.
E. Building materials. Materials may include stucco,
adobe, rock, flagstone. wood, metal, and other similar
distinct materials- Where metal is used, including window
shades, it shall be treated so that its light reflective value does not exceed 50%.
F. Architectural variety.
1. For subdivisions with 30 lots or more, the residential design plan shall include at
least four different base models with three different front elevations per model; the
number of elevations per model may be reduced to two if the residential design plan
provides five or more models. For subdivisions with fewer than 30 lots, the residential
design plan shall include at least two different base models with two elevations per
model.
2. For subdivisions with 30 lots or more no front elevation may be repeated more than
one house in every five along a single side of a street. For subdivisions with fewer than
30 lots no two houses shall display the same elevation.
3. The base color of a house may be repeated no more than one house in every three
along a single side of a street.
Title 8 — General Dc—loptncru Regulation%
Rciisett: 12/14i.
Plan Amendment Request 12
The Pines, Phase Ilb
C. Amendment 3; Front Yard Setbacks
Amend the CRSP to allow front garage setbacks for single -story homes to be
reduced from 20 feet to 8 feet on single -story lots within the subdivision with
approval to reduce the Public Utilities Easement (PUE) from the applicable
utilities. This reduction is only allowed for single -story homes built within the
Phase Ilb subdivision. A minimum of single -story 34 homes are anticipated within
the Phasellb. (See Exhibit 6`Lot Modification Comparison)
Reasons for Amendment: Front Yard Setbacks
• By decreasing the front yard setbacks for single -story lots, it allows for:
• More reasonably sized one -story homes (over 1,200 square feet). See
Exhibit 6: Lot Modification Comparison;
• Potentially larger backyards; and
• Competitive lot sizes within a struggling residential market.
• An 8 -foot setback is short enough that residents and visitors would not be
able to park a standard vehicle in these reduced driveways. Required
parking for these homes will be provided by a two -car garage. The
community's CC &Rs require that homeowners use their garages for parking
and not for storage, i.e., if they have two cars, both must be stored in the
garage and not in the street or driveways. These requirements will be strictly
enforced by the Homeowners Association's property manager.
Because the subdivision was originally designed to have visitor arkin
R 9
allowed on one side of the street as well as within pockets of off - street
parking areas distributed throughout the subdivision, there is still abundant
visitor parking. As shown in Exhibit 4: Visitor Parking, there are approximately
112 visitor parking spaces throughout the Phase Ilb subdivision: 54 off- street
parking spaces and 58 on- street parking areas.
On- street parking was calculated by estimating 1 parking space for every 1.5
lots. For example, when the building footprint is mirrored and the driveways
on opposite sides of each home, there is approximately 30 -35 feet available
for on- street parking in between driveways. The difference in space available
depends on the width of the lot. Of the 87 lots identified for available on- street
parking, there are 20 lots that are less than 40 feet wide. Compact cars will
be able to fit at least two cars in this area. For larger vehicles, there may only
be enough space for one parking space. In addition, "No Parking" signs and
red curbing will be placed along the other side of the street. The
Homeowners Association's (HOA) property manager will be responsible for
parking enforcement. ,
PWVN
Plan Amendment Request 13
Th Pine Phase Ilb
• The 8 -foot setback is adequate to provide area for public utilities. The
subdivision plat currently includes a 10 -foot PUE. On the lots that utilize this
I reduction, a modification of this 10 -foot PUE will be sought to reduce the PUE
to 8 -feet at the time of permitting. Eight -foot driveways further reduce the
chance that residents and guests attempt to park in driveways and provide
additional buildable area on the lots.
• The reduced setback will only be utilized for a minimum 34 lots within the
subdivision. This will provide for a varying street fagade.
• The proposed additional Design Standards offer details that will compensate
for the reduction in the setback and reduce the garage domination of the
street frontage.
i
1_
1
1
1
I
1
1
Plan Amendment Request 14
a� T
}
a� C r
w �
(D
M m v
d n
^, N
W @ c .0
m az �
U w p ,C/
LO N m N N N c ro p <
b U 9 > c
C a 3 Q .E
U U
i Ii of N a d
in in j, o Q
cc
R m N O
C;) � a� �
m cy) ' c c
O ° a
U) a - c c Q v°� Ln
a C p 'X 'X o a a�i
c O O z w w z Nd
r n.,
,
t r
4
P
yz y ilk
\ i /
,
n � ice. r �:
d"^ �� �.K a , .' /•
'.' -
\ I
♦ ♦. ,,�i i i i � � .a ,,.
I I�
%
I
i
r �
i
\
♦ I
1
1
it
1
CL 1 1 /
v, 1
w
� a
w
= r m m m m m m m r o m m m m M
The Pines, Phase 1Ib
D. Amendment 4: Lot Coverage
9
Increase the allowable lot coverage from 50% to 75 % for single -story homes
1 utilizing the reduced front setback option. A minimum of 34 single -story homes
are anticipated within the Phase Ilb.
t Reason for Amendment
• This increase is necessary to accommodate the larger footprint of the
homes that could result from the reduction of the front yard setback.. By
increasing buildable area for single -story lots, it allows for:
o More reasonably sized one -story homes (over 1,200 square feet).
See Exhibit 6: Lot Modification Comparison;
o Potentially larger backyards; and
o Competitive lot sizes within a struggling residential market.
• The proposed additional Design Standards offer details that will
compensate for the reduction in the setback and reduce the garage
domination of the street frontage.
• An additional half -acre recreational area "tot lot" has been provided in
addition to the large pool /recreational site in the middle of Phase Ilb.
1.
1
1
f_
Plan Amendment Request 16
The Pines, Phase Ilb
E. Amendment 5: Side Yard Setbacks
Reduce side yard setback on one side yard from 5 feet to 4 feet for lots less than
40 feet wide. This reduction only applies to one- and two -story homes for a total
of 26 lots of the Phase Ilb subdivision lots.. Lot #'s include: 137 -139, 141, 154 -
157, 182, 183, 185 -190, 211, 212, 215, 216, 254, 255, 258, 259, 262, and 263.
Reason for Amendment
• The side yard reduction for lots less than 40' wide lots is sought because
many builders' floor plans are designed for 30 -foot wide houses. Three story
homes originally planned for the site may have been feasible on a 89' wide lot
but that home product is no longer available. By allowing the reduction of the
side yards by a maximum of 1 foot on one side of the home, this would allow
this more standard sized house to be placed on these lots. This makes it
more practical for homebuilders to build to their plans without the need to
squeeze their plans by an extra foot, while maintaining at least one side of
the home with the existing 5 -foot setback to address Northwest Fire's desire
to have adequate room for their ladders. If a home were to utilize this
setback reduction, the floor plan must meet NW Fire's requirement for at least
one egress door or window to the 5' side yard, front or rear of the home for ,
each second floor sleeping room. This would affect only 26 lots of the Phase
Ilb subdivision. (See Exhibit 5: Small Lot Identification Map and Exhibit 6: Lot
Modification Comparison).
• The reduced side yard setback is more than what is already allowed within
the CRSP for the Pines, Phase Ilb. The approved setback is for 5 feet or zero
(0) lot line developments.
• The reduced side yard setback is more than what is already allowed within
the International Building Code. The IBC requires a maximum of 3 feet from
building wall to property line.
Plan Amendment Request 17
o co
a/
C
� � m
n w
z
m
r
c b
C-
L t°- < C
F— N ?
LO N
co
x
M
U U
t i i Q
N
J O O
O (%J
o 4) 3
C
o H
w c c
N N i
J �W �W
C1 1 'I
J I .11
J
g'�
M �
a
a
1
a+ �
sai
♦ i � o ' I 1 /
-
�
h /
\ N
iA st
t v
M
Y
o
/
l
o u
cn
w
t
K
W
m s r r r
ol
(D
(D
(T
Cf) E (D
E
0 4-
4t Er
u
E E
z ;t 0 0 E
m a? . — - -
< u U) — E Ul as
w z 1 0 o (n c
cc a) U) 'a OL S " E (D
CD CD
-D a E (n E
Z z w 0 z 0 E
W OL 0) � 0 .11 w <
LLJ — a) 0 CL W
z m 0 > cr
U) — 0 < tL 0 Q- E
(1) 0
*4 4
0
U
LLJ
0
0 L
W to M �— Z
Z L" co
LU 0) a)
< 0 w -a c) 0)0)
r-- = (6 U) 0
0 cu
uj r-- (m 0 z w 15
Lo uj w 0
—
L) 0
C 2
Z W = -- <
a E - >
CL e� Iz �o
0
It
uj
U)
LLJ
20 2
uj Eo <
(t Z Co
�e o �
43) w LU
Z 0
C, LL
0 bo
LLJ < CL >,
<
ui
C) <
� ED
Cf)
Lo Ljj
0
UJ
< U) <
uj CD X
CD <
U)
0 < to D
T m G)o
L-
m
CL
E
0
ca
0 >i3V8i3S
CIHVA iNOH-�.OZ
0
0
0 CZ
OL
cn Ln cz
CZ N Z <
= 'a) 0 0.0 co C- 0 0 10
U) �cn cn (n
0) - > - 0 > CD W cu M a = a) a) 0
- 2 La
E cri m 8— 'E -0
cn 0 0
O Q)
io O 0 0 aD
z u cli LO U")
in
x
w
4
The Pines, Phase llb
V. The Pines Development Standards
The following section is taken from the Continental Ranch Specific Plan. The
proposed modifications to the standards are underlined and deletions are shown
in strikethrough format.
' E. RESIDENTIAL SITE DEVELOPMENT STANDARDS
2. MEDIUM HIGH DENSITY RESIDENTIAL (6 -10 RAC)
a) Permitted Uses -
1) Uses listed under medium density shall apply.
2) Single- family dwellings, attached or detached, with
party walls, front porches or walled courtyards.
F. Property Development Standards
1) Minimum Lot Area: Four thousand (4,000) square feet
average, three thousand (3,000) square feet minimum
including common area.
' 2) Density: The minimum gross land area per dwelling
unit shall be an average of four thousand (4,000)
square feet.
' 3 Maximum Building Height: Thirty (30) feet, two stories.
Parcel 62E shall not exceed three stories and thirty six
(36) feet
4) Landscaping Requirements: Any part of the total
subdivision not required for buildings, structures,
loading and vehicular access, pedestrian walks, and
hard surfaced areas shall be landscaped according to
' Chapter VI, Design Guidelines of the Continental
Ranch Specific Plan.
5) Building Setbacks:
Front: Twenty (20) feet, Parcel 62E, ten (10) feet to
livable area, twenty (20) feet to garage and ten (10) for
a side load garage. The garage shall not extend
beyond the livable portion of the dwelling when there is
a house forward. Garage Setback may be reduced
' from 20 feet to 8 feet on up to a minimum of 34 of the
single -story homes within the Pines Phase Ilb
Subdivision.
Plan Amendment Request 20
The Pines, Phase llb
Side: 5 feet or zero (0) lot line developments JThe
location of a dwelling on a lot in such a manner that
one (1) of the sides of the dwelling rests directly on the
lot line.) For Pines Phase Ilb, all lots less than 40 -feet
wide may be reduced to .4 feet on one side of the
dwelling. Lot numbers include: 137 -139, 141, 145, 154 -
157 182 -190 211 212 215 216 254 255 258 259
262, and 263.
Rear: Five (5) feet
Corner: Ten (10) feet
6) Parking: a minimum of two on -site parking spaces
(including garage and /or driveway) for each dwelling
unit shall be provided. Parcel 62E shall have the option
of tandem parking
7) Garage Requirement for Parcel 62E: the minimum
interior width dimension of a double garage shall be
19' -6 ". Tandem parking shall have a minimum interior
width of 11' -0 ".
8) Lot Coverage: 55 % and 75 % for a minimum of 34 ,
_ single story homes utilizing the reduced front setback
option in Pines Phase Ilb.
G. Residential Design Standards
The Pines, Phase Ilb is subject to the Town of Marana Alternative Residential '
Design Standards with the following exceptions:
1. Where front entry garages are used, up to 50% of those garages
may be flush with or project in front of the livable space of the
dwelling.
The following dditional Design Standards are required to supplement the
9 9 q PP
Town's Alternative Residential Design Standards in the Pines, Phase Ilb:
■ To further discourage parkin within the reduced driveways, the width of
9 s Y�
the paved driveway shall not exceed that of the opening of the garage
door.
■ Garage placement shall vary from right to left side of the home, with no
more than two of the same placement in a row.
■ Garage door shall be recessed from the front surround. ,
Plan Amendment Request 21
j
The Pines, Phase Ilb
' Provide a decorative window(s), stucco features, wainscoting or fascia
bands in both sides of the garage facade. The window shall be a
minimum of 3' long by 5' wide.
■ Each home shall include at least three of the following design features in
addition to the Town's Residential Design Standards:
- Provide windows, decorative relief cuts and /or panels on the face of the
garage door;
Provide stucco treatments around the garage door to give the
appearance of cured or rounded edges of the door
Utilize an alternative material on the garage door, such as rustic wood or
decorative metal;
Enlarge roof overhangs;
- Provide decorative features a minimum of 2' long by 2' wide to the garage
front fagade, including_ elements such as decorative vents, windows or
stucco decorative features
' - Provide compatible color or texture treatments to driveways, front walks
and /or front porches.
- Provide for a varying roof transition with pop -outs, such as dormers or other
' type of projection.
Additional design features may be considered provided they are of
' comparable character as determined by the Planning Director
Plan Amendment Request 22
F. ANN RODRIGUE Z , RECORDER I IIIIII VIII VIII VIII (IIII VIII VIII VIII VIII VIII (IIII VIII IIII IIII
Reborded By: CB og Pg
DEPUTY RECORDER �II O SEQUENCE: 20112520163
1786 W lax NO. PAGES: 2
SMARA VA\ CONSEN 09/09/2011
TOWN OF MARANA 'Amp 14:07
14:07
TOWN CLERK MAIL
11555 W CIVIC CENTER DR AMOUNT PAID: $8.00
MARANA AZ 85653
CONSENT TO CONDITIONS OF REZONING, WAIVER OF CLAIMS FOR
POSSIBLE DIMINUTION OF VALUE, AND INDEMNITY FOR CLAIMS FOR
POSSIBLE DIMINUTION OF VALUE RESULTING FROM
TOWN OF MARANA ORDINANCE NO. 2011. .1
FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation, as trustee under
Trust No. 60334 (the "Owner "), owns the land referred to in this instrument as the
"Property," which consists of Lots 136 through 183, 185 through 218, and 225 through
265 of The Pines Phase II, a subdivision recorded in the Pima County Recorder's office
at Book 62 of Maps and Plats, Page 85. The Property is a portion of the land referred to
in this instrument as the "Subject Land," which is the subject of Marana Ordinance
No. 2011.2? (the "Rezoning Ordinance "). The Subject Land consists of Lots 136 thru
265 of The Pines Phase II. The Subject Land is the subject of Town of Marana rezoning
case SPA - 11009, filed on behalf of the Owner.
The Owner hereby agrees and consents to all of the conditions imposed by the
Rezoning Ordinance, including all stipulations adopted by the Marana Town Council in
conjunction with the approval of the Rezoning Ordinance, and waives any right to
compensation for diminution in the value of the Property pursuant to Arizona Revised
Statutes § 12 -1134 that may now or in the future exist as a result of the approval of the
Rezoning Ordinance. The Owner also hereby indemnifies and holds harmless the Town,
its officials, employees, representatives, and others acting on the Town's behalf, from and
against any and all claims for diminution in the value of those portions of the Subject
Land that are not part of the Property (specifically, Lots 184 and 219 through 224 of The
Pines Phase II subdivision) that may be made pursuant to Arizona Revised Statutes
§ 12 -1134 as a result of the approval of the Rezoning Ordinance. The Owner also
consents to the recording of this document in the office of the Pima County Recorder, to
give notice of this instrument and its effects to successors in interest of the Property, who
shall be bound by it.
*U� Dated thi Aay of 2011.
FIDELITY NATIONAL TITLE AGENCY,
INC., an Arizona corporation, as trustee
under Trust No. 60334
FIDELITY NATIONAL TITLE AGENCY, INC.
an AnzaRa corgo ration as TRUSTEE Under
B TRUST 14
r C Offi
Its Trust Officer
100027743.DOC /} 8/26/20112:57 PM
The Pines Phase Ilb Specific Plan - Prop 207 Waiver
w
STATE OF ARIZONA )
ss.
County of Pima )
u6,�c
The foregoing instrument was acknowledged before me on Septemb er 2011,
by Martha Hill, the Trust Officer Of FIDELITY NATIONAL TITLE AGENCY, INC., an
Arizona corporation, as trustee under Trust No. 60334.
(Seal)
se AL. Notary Publ c
H or Kl ppes
p�M pU$C lC . ARItON A
x J912 •� � C
My Cor". Expo May 9, 201
{00027743.DOC /}
The Pines Phase 11b Specific Plan - Prop 207 Waiver 8/26/20112:57 PM