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HomeMy WebLinkAboutThe Pines Phase IIb Continental Ranch Specific Plan AmendmentThe Pines, Phase C 1 b Continental Roach Specific Plea Amendment Marana Arizona August 2011 SPA -11x09 THEPLANNINENT 110 s [ hLr-h sia &M hic a n = F F. ANN RODRIGUEZ, RECORDER Recofded By: CB Og P1 DEPUTY RECORDER �00 1786 wx H TOWN OF MARANA AM TOWN CLERK '9R�p1yA 11555 W CIVIC CENTER DR MARANA AZ 85653 SEQUENCE: 20112520162 NO. PAGES: 25 ORDIN 09/09/2011 14:07 MAIL AMOUNT PAID: $18.00 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 1 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 6t` day of September, 2011. j Mayor Ea Honed Maraca owe No. 2011.23 Page 2 of 2 APPROVED AS TO FORM: F sidy, Tow711ey EXHIBIT A Continental Plan Amendment Pines ■ I se Ilb CASE SPA -1 1009 . MAIN to]• ��•bjB�II �` ♦cede°ee eip�`'®� .-1�{{tI lfjj ��i,.�14e�eee'� es► •i.D = Ow ttrr IT .r Amend the Continental Ranch Specific Plan regarding changes to the Pines Phase 11b subdivision Property Development Standards and supplemental conditions to the Residential Design Guidelines for the requested amendments. data. or any ZAar=a yj.,-fcotryawn).'ywitows's�jo-rmd4irect, indirect, special,incid'ents" r uentia'l damages, Including but not limited to time, money or goodwill, arising from the use or modification of the data. F. ANN RODRIGUEZ, RECORDER Reborded By: CB og Pg DEPUTY RECORDER Soo 1786 w ! x SMARA VAy TOWN OF MARANA 9RIZU�E► TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 SEQUENCE: NO. PAGES: CONSEN MAIL AMOUNT PAID: 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. 2011.2 .1 20112520163 2 09/09/2011 14:07 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 Ari corgoration as TRUSTEE Under By: TRUST 140, fl -f- and not in-its—ol r c Offi Its Trust Officer 100027743.DOC /} 8/26/20112:57 PM The Pines Phase Ilb Specific Plan - Prop 207 Waiver $8.00 STATE OF ARIZONA ) ss. County of Pima ) u6,�css 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) '� OFFlC/q I, SEq"L _ H " ITA KIppES �9rz « p�M�pCoC•ARItpNA MY Comm. Exp, May g, 2014 d` Notary Publ c {00027743.DOC /} The Pines Phase 11b Specific Plan - Prop 207 Waiver 8/26/20112:57 PM 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 or. Red Point Development 8710 N. Thornydale Road, Suite 120 Tucson, Arizona 85742 Telephone: (520) 408-2300 Prepared by.- The y. The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 August 2011 Mayor & Council Submittal SPA -11009 Original Amendment Case Number: SPA -05052 The Pines, Phase Ilb Table of Contents I. Request Letter............................................................................................... II. Existing Challenge........................................................................................ III. Proposed Requests and Mitigation Efforts .................................................... IV. Amendment Summaries................................................................................ A. Amendment 1: Building Heights................................................................ B. Amendment 2: Increase Flush or Projecting Garage Percentage Allowed C. Amendment 3: Front Yard Setbacks......................................................... D. Amendment 4: Lot Coverage.................................................................... E. Amendment 5: Side Yard Setbacks.......................................................... V. The Pines Development Standards.............................................................. Exhibit1: Location Map............................................................................................ Exhibit 2: Building Heights...................................................................................... Exhibit 3: Alternative Residential Design Plan ......................................................... Exhibit 4: Visitor Parking.......................................................................................... Exhibit 5: Small Lot Identification Map..................................................................... Exhibit 6: Lot Modification Comparison.................................................................... .....................1 ..................... 4 ..................... 6 ..................... 8 ..................... 8 ...................10 ...................13 ...................16 ...................17 ................... 20 da Table of Contents i The Pines, Phase Ilb 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 Ilb. Plan Amendment Request 1 July 6, 2011 Lisa Shafer, Assistant Planning Director Town of Marana 11555 West Civic Center Drive Tucson, Arizona 85653 The Pines, Phase Ilb �OTHLPLANNINGCENTER CC),,h () n,vrs;on of [PC Group. !^ti. Lkyng business in Tucson far ouer25 years" Subject: SPA -11009 Continental Ranch Specific Plan Amendment- Pines Phase Ilb 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 (53 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 I Ib, 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 Ilb 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 Linda S. Morales, AICP Principal Imorales(c�azplanningcenter.com cc: Larry Kreis, Red Point Development Plan Amendment Request 3 The Pines, Phase Ilb 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: 39' 5' BACK YARD Figure 1: Existing Configuration I I I I 95 S_F_ 5' SIDE 5' SIDE SETBACK HOUSE SETBACK I I I I m I V 400 S.F. GARAGE I I I I 0 } L) I z m I O� b n In order to remedy this situation, we are proposing a series of plan amendments to the 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. cO Plan Amendment Request 4 Exhi bit 1: Location Map 12S12E22 �I ,✓'l' R i (a„ Pines Ilb Pines IIa- The Pines, Phase Ilb 12S12E23 \\I .` Santa Cruz River 12312E27 12S12E26 % I c+> Mar, N o �f =� O Z .- .. D Plan Amendment Boundary- Pines Phase Ilb Pines Phase Ila N." f TH p' 400' s_'' E. FILL NAME.' rpd-Oh_aenal.mxd SOURCE Pima County DCT GIS, ?010 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 - 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 cO Plan Amendment Request 7 The Pines, Phase Ilb 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 Ilb, 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. cO Plan Amendment Request 8 Exhibit 2: Buildinq Heiqhts 0 The Pines, Phase IIb Legend U Lots suhject N prnpnsetl 70% h -story homes res6iction F_ l Ep61in9 dnr: Story stmowms - 5 : Ej tmgT—StoryStructures-2 Plan Amendment Request 9 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 Projecting 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 10 The Pines, Phase Ilb Exhibit 3: Alternative Residential Design Plan TOWN OF MAR ANA, MZONA 2. For subdivisions with 30 lots or more no front elevation may be repeated more than one house in every fire 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 emery three along a single side of a street. 6.06.09 Alternative Residential Design Plan A. Alternative residential pian. 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 254 square feet of private opens space per residential unit. C. Architectural Standards. 1. Calor. 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 fagade. 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 the livable space of the dwelling shall be set back at least seven 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 8 — General Development Regulations Papc 27 of �2 (Revised: 12Y 1412010) c }fd, 21 " I, - Plans Plan Amendment Request 11 The Pines, Phase Iib TOV -N OF M.-1k.iNA, ARjz..(NA I,ANt7 D14%+1.(.)Pti[t NT CODF 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. Corner lots. Where a house is located on a corner lot it shall display four-sided architecture except where a wall is on a lot line. 0. 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 black 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. Multi -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 community approved under a common rezoning. E. Building materials_ Materials may include stucco. brick. 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 33 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 it 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 [ewer 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. Tiilc R - G ­ ml Dc 1.pm .t Rcg.1.6.nr. page ri [fit 52 { K,, "ed: 12/14/2010) Ord. 26111.18 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 Phase Ilb. (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: 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. • 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 parking 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. o3 Plan Amendment Request 13 The Pines, 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 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 facade. • 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. cO Plan Amendment Request 14 Exhibit 4: Visitor Parking � a , N The Pines, Phase Iib w� I' Legend Off -Street Parking - 54 spaces On -Street Parking - 58 spaces No Parking t i irflf! Existing One Structures -5 4 MEA ting Two-StoryStrudures-2 Note: On -Street Parking was calculated at 1 parking space for every 1.5 lots. Available parking space i between driveways is estimated to be 20' in length. 23 3 se fit �¢3T� K 2 Y % i6 151 I]2ry 29 i5© S'{ L ] .1�� 2. ] �'0 a' I A8 1J 'b6 \ �� \rr 'I+3 .-•'_ -242 72 ?G Ile71 71 71 a, \ ` f . i •� � c am rU N4MF: RPaPS PhPNING E. &I.-85 Bm�41n® Plan Amendment Request 15 The Pines, Phase Ilb D. Amendment 4: Lot Coverage Increase the allowable lot coverage from 50% to 75% for single -story homes utilizing the reduced front setback option. A minimum of 34 single -story homes are anticipated within the Phase Ilb. 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. 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 39' 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. cO Plan Amendment Request 17 g! +senbed+uawpuawyuold W Z - swniomIS (uOIS-Omi 5uiysix3 9 - SOMOM NoaS-aup 6wysix3 rj/7/� (lelol 9Z) ,SSx,07 ump ssa-1 jo of lenb3 syol all esDgd 'sauld eql � l6l CL. ZOl LL.. B6 lLl F Lfi ._ i b J<L SOL � i •. 4 LZ�L �y o s s.l ga sl�L ul F TI \ g \\g£ z \ 'I IO£ _Lel. /.A/qd\ \b LD �' 89 W qg 46l G\ 94 0 4Z 6L £L �\ L4641 ZS 8OSZ Z Z lk 99ZZ64� �ggZL 9 gz\�1, V" ol ' bs� y � deW uo!;eo!j!;uapl lob IIewS :9 3!q!LIX3 Exhibit 6: Smallest Lot Modification Comparison 39' 5' BACK YARD NOTES: 1. Garages that are flush or project in I front of liable space are limited to 25% of the subdivision. 2. Original lot coverage 48% 3. Building height ratio: 50% One story 50% Two story M76y11WIM �U Z m Ow LLW 1,195 S.F. HOUSE 400 S.F. GARAGE �J SMALLEST LOT TYPICAL (MAXIMUM ONE -STOIC' 39' f ��—V BACK YARD AMENDMENT#1: Proposed 70% two story home ratio The Pines, Phase Ilb SETBACKS) SETBACK SIDE SETBACK L I i I I I AMENDMENT #3: Proposed S' front yard setback. & FRONT YARD SETBACK 400S 1 . GARAGE AMENDMENT#2, Increase Flush or projecting garage percentage to 501,4 to one side of the home. The opposite side setback must remain at I a minimum of 5') En m I AMENDMENT 44: Proposed lot coverage 60°1, requesting a maximum of 75%. I 6f'AIF: �•:� IMEPL4NMNG.':Ei.li _+ fllE IYNAE64�45.�]9hC16. W,� 88 Plan Amendment Request 19 within Phase Ilb AMENDMENT #5: subdvision. Proposed 4' minimum side yard setbacks. I MINIMUM 4' 1 SIDE SETBACK 1,597 S,F. (The reduced side 5' SIDE MINIMUM 5' HOUSE setback shall be subject SETBACK SIDE SETBACK L I i I I I AMENDMENT #3: Proposed S' front yard setback. & FRONT YARD SETBACK 400S 1 . GARAGE AMENDMENT#2, Increase Flush or projecting garage percentage to 501,4 to one side of the home. The opposite side setback must remain at I a minimum of 5') En m I AMENDMENT 44: Proposed lot coverage 60°1, requesting a maximum of 75%. I 6f'AIF: �•:� IMEPL4NMNG.':Ei.li _+ fllE IYNAE64�45.�]9hC16. W,� 88 Plan Amendment Request 19 The Pines, Phase Ilb 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 sin Icy homes within the Pines Phase Ilb Subdivision. Plan Amendment Request 20 The Pines, Phase Ilb 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 additional Design Standards are required to supplement the Town's Alternative Residential Design Standards in the Pines, Phase Ilb: ■ 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. (53 Plan Amendment Request 21 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 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; - 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 03 Plan Amendment Request 22