HomeMy WebLinkAboutPima Farms North The Villas at Sombrero PeakThe Villas At Sombrero Peak
Silverbell & Continental Reserve Loop
S PA -06010
July 2006
110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520,623,6146 fax 520.622.1950
www.azplanningcenter.com
08TH E
PLANNING
ENTER
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
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 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 of the 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 of the Town of Marana,
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 of land, from "TR" (Transitional -Residential) and
"OS" (Open Space) to "C" Commercial.
Section 2. The Commercial "C" development standards of the 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 of the 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 of the Town of Marana Land Development Code (but which shall
not cause a reversion of this rezoning ordinance):
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.
Marana Ordinance No. 2006.19
Page 1 of 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. The applicant shall enter into a water service agreement with the Town of Marana Water
Department prior to approval of the development plan.
5. 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.
6. The minimum setback shall be 50 feet from the proposed residential buildings to existing
residential subdivisions.
7. No development or disturbance shall occur within the delineated jurisdictional washes.
8. Any increase in site elevation shall be the minimum necessary for drainage purposes.
9. An enhanced landscape bufferyard shall be provided along the south and west project
boundaries adjacent to existing residential subdivisions. The landscaping will consist of five
trees and 15 shrub and accents per 1000 square feet. Consultations will be held with adjacent
neighbors to address specific screening concerns.
10. Building chimneys shall not exceed building roof lines.
11. All lighting shall be downward directed and shielded to prevent spillover to adjacent
properties.
12. The developer shall construct a trail from the residential development toward the new
Continental Reserve school. Location and design shall be with input from neighbors and
coordinated with Town Parks staff.
13. The maximum building heights to the top of roofline including accessory structures shall not
exceed 34 feet.
14. All mechanical 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 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.
Marana Ordinance No. 2006.19
Page 2 of 3
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
5�h day of July, 2006.
ATTEST:
'm =d- oxie - - 04--1
Marana Ordinance No. 2006.19
ij
t
Mayor Ed Honea
Page 3 of 3
DEC -13-05 03:13PM1 FROM -
Order Number: 05001815, Amend. No. 4
Exhibit A
P. b
T-825 P.005/012 F-370
A pan of the North half of dr- Northwest quarter of Section 28, Township 12 South, Range 12 East, Gila
and Salt River M(!ridian. Pima County, Arizona, described as follows:
North
Cpiv MENCING at -the ACP 29873 monume said the North iia f distances i 200.27 hfeetallf to the POINT
THENCE S 89042103 W along the South It
OF BEGINNING on the West right-of-way line of Continental Reserve Loop as recorded in Docket
13 267 at Page 1858; line a distance of
THENCE continue S 89°42'03" W along sdth
aidi� nook 51 of Maps and Plats at Page 55; 8.11 feet to e East Itae of the
land platted as SILVER MOON. as recd
THENCE N 000) 0'39" W along oo dEast line a distance of 1,092.94
at Page 562; feet to the Southwesterly right-of-
way line of Silverbell Road a
HENCE S 61°06'41" Eco , lldistance
lpoint on
the arc of a non -tangent curve to the Northeasta radial of said curve through said point
h&vinb a bearing of S 28°53'58" W;
TIiENCE Southeasterly along said. Southwesterly right -of way line, along tlle arc of said curve, to the
left, having a radius of 10,075.00 feet, with a chord of S 65121116" E 1,494-61
feet
the parcel central
reconedltn f
08°30'27" for an are distance of 1,4959 e
8 feet to the non -tan Y line
Docket 10299 at Page 2336;
THUNCE S 14022'02" W along said Westerly line a distance of 250.08 feet to the Southerly line of said
parcel;
THENCE S 75040106" E along said Southerly line a distance of 249.72 fret to dre Westerly line of said
Continental Reserve Loop, being a point on the arc of a non -tangent curve concave to the East, a radial
line of said curve through said point having a bearing of S 86144148" W;
THENCE Southerly along s.aid Westerly lint:, 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 a central angle of 01128'55" for an are distance
of 15.52 feet to a n0n-tan6ent line;
THENCE S 04°46'15" E along said Westerly line a distance of 7333 feet to the POINT OF
BEGINNING.
LEGAL DESCRIPTION
ORDER NO. 96164228 (AMENDED)
ALL OF THAT PORTION OF THE NORTHWEST QUARTBit OF SECTION 28, TOWNSHIP
12 SOUTH, RANGE 12 EAST, GM AND SALT RZVBA LBRIDIAN, PIM& COUNTY,
ARZZORK, SAID PORTION BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMBNCIM AT THE NORTH QUARTER OF SAID SECTION 28,-
TRUCE
8;
THENCE SOUTH 00 DEGREES 43 ICMWM 07 SECONDS EAST, ALONG THE EAST
LINE OF SAD NORTHWEST QU ymm, A. DISTANCE OF 1062.06 FEET TO A
NON -TANGENT CURVE WHICH LIES 75.00 FEET SOMTH USTMMY OF ;tM PARALLEL
WITH THE r.ZNTZRLnM OF SILVSRBBLL ROAD, SAID CORVB BEING CONCAVE TO
THE NORTH, HAVA RADIOS OF 10075.00 FEET ]IND FROK WACH POINT A
RADIAL LINE BEARS NORTH 17 DEGREES 38 IMMTES 30 SBCOMIDS EAST;
TRUCE WESTERLY ALONG SAID CURVE, CONTINUING PARALLEL WITH THE
CMMMMM OF SILVSRBZM ROAD, THROUGH A CENTRAL ANGLE OF 01 DEGREES
ZZ mnmTES 13 SECONDS AN ARC DISTANCE OF 208.69 FEET TO Tz.E TRUE
POINT OF BEGnuilNG;
TRUCE CONTiSOING NORTHWESTERLY ALONG SAID CURVE AND PARILLEL LINE,
THROUGH A CENTRAL ANGLE OF 01 DEGREES 08 MINUTES 17 SECOMS AN ARC
DISTANCE OF 200.11 FEET;
TEENCE _SOUTH 13 DEGREES 57 MINUTES 10 SECONDS WEST A DISTANCE OF
250.00 FEET.-
TRUCE
EET;
THENCE SOUTH 76 DEGREES 02 MINUTES 50 SECONDS EAST A DISTANCE OF
249.86 FEET TO THE BEGINKM OF A NON -TANGENT CURVE CONCAVE TO THE
EAST HAVING A RADIUS OF 600.00 FEET AND FROM WHICH A RADIAL LINE
BEARS NORTH 86 DEGREES 17 MINUTES 59 SECONDS EAST;
THENCE NORTHERLY ALONG SAID CURVE. THROUGH A CENTRAL ANGLE OF 19
DEGREES 52 MINUTES 35 SECONDS AN ARC DISTANCE OF 208.05 FEET TO A
POINT OF REVERSE CURVE WITH A CURVE CONCAVE TO THE SOUTHWEST HAVING A
RADIUS OF 25.00 FEET;
THENCE NORTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 87
DEGREES 20 MINUTES 22 SECONDS AN ARC DISTANCE OF 38.11 FEET TO THE
TRUE FOINT OF BEGINNING.
d:oARANTY ra�urs��
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
1795 E. Skyline Dr., Suite 193
Tucson, AZ 85718
Phone (520) 297-8929
Fax (520) 297-8943
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
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
Exhibit III.A:
11.
Silverbell Road Corridor Overlay District(SRCOD)...............................................................1
Exhibit III.B:
111.
Proposed Plan Amendment...............................................................................................3
Exhibit IV.F:
IV.
Development Standards.....................................................................................................6
Exhibit V.A:
V.
Proposed Land Use Plan.................................................................................................15
Exhibit V.B:
VI.
Circulation Concept Plan..................................................................................................22
Exhibit V.C:
VII.
Wash Treatment...............................................................................................................23
Exhibit V.D:
VIII.
Recreation Areas and Open Space.................................................................................23
Exhibit V.E:
IX.
Cultural Resources...........................................................................................................24
Exhibit V.F:
X.
Commercial Design Features...........................................................................................24
Table VI: Parking Calculations....................................................................................................22
LIST OF EXHIBITS/TABLES
ExhibitI: Aerial View.....................................................................................................................2
Exhibit III.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 25 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
Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit I: Aerial View
r..
Legend ^ORTTHE
PLANNING
- Existing Church Existing commerical CENTER
Existing School Pima Farms North Specific Plan Boundaries 0' 500, 1000`
Existing Parks Site Boundary
File: dsw-02%loc ation. rrixd
Source: POLIS, January 2605
The Villas at Sombrero Peak
Marana, Arizona
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V
:1
Specific Plan Amendment
Pima Farms North Specific Plan
III. Proposed Plan Amendment
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 III.A: 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 III.A: Existing
Specific Plan Designations and Exhibit III.B: 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.
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.
The purpose of this Specific Plan Amendment is to establish guidance and
regulations for the proposed actions:
• Conversion of approximately 3.4 acres from Transitional Residential and
4.7 acres Open Space to a Commercial land use designation.
• Establishment of Multi -Family Residential as a primary permitted use
within the Commercial designation.
• Replacement of Pima Farms North Commercial land use regulations with
Silverbell Road Corridor Overlay District land use regulations
• Creation of additional development standards within the Commercial
designation.
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.
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit III.A: Existing Specific Plan Designations
Legend NORTH THE
PLANNING
Commercial Transitional Residential IT, 00 CENTER
Medium Density Residential ® Site Boundary D 500 1000,
Open Space
F I &A sw- 021pfarm sl u.mxd
Source: Town of Mara na GS Department
PC.LLS, January, 2005.
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit 111.6: Proposed Plan Amendment Designation
NORTH THE
Legend ` PLANNING
Medium Density Residential p
- Pro osed PlanAmendment-Commercial J CENTER
(Includes Recreation/Open Space, 0' 500' 1000'
- Open Space Retail/Commerical & Multi Family Residential)
- See Exhibit V.A: Land Use Plan]
Transitional Residential
File d sw- 02\6 xB_pfa r msl u. m xd
Source: Town of Marana GIS Department
P C. L. I. S, January, 2005.
The Villas at Sombrero Peak
Marana, Arizona
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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 stroke+"r^ gh 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
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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:
8. Retail Uses
(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
(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)
(j) Camera and photographic supply stores
(k) Candy, Nut or confectionary stores
(1) Card Stores
(m) Carpet and floor covering stores
(n) Clothing, apparel or accessory stores
(o) Computer and computer software stores
(p) Convenience stores
(q) Drugstores
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Marana, Arizona
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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
(h h) Optical goods
(ii) Pet/pet supplies
(jj) 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
(oo) Shoe stores
(pp) Sporting goods stores
(qq) Stamp and coin shops
(rr) Stationery stores
(ss) Tobacco stores
(tt) Toy stores
(u u) 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 (ATMs) are permitted accessory
uses provided they are not free standing.
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
Pima Farms North Specific Plan
9. Multi -Family 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.
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:
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
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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
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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 Overlay District.
Front: 25 feet, which may be used to meet off-street parking
requirements, or as part of an off-street parking lot;
Side: 15deet 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 a#�e
rakyiGls rvetfcr h i��Fima G-9-1 in+., �ning Gede hapten 1-8-75in
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 -Family Residential land use shall have the option of tandem
parking within garages to meet the parking requirement. The minimum
width for tandem garage is 11 feet and the minimum length 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 be reqs Fed OR
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
Pima Farms North Specific Plan
and/or a 6 -foot masonry wall shall be required to
emulate residential landscaping and diffuse light and glare, which may
occur from night operations.
9. Maximum Building Height: 34 feet
10. Chimneys: Building chimneys shall not exceed roof lines.
11. Landscape Buffervards shall be in conformance with the Town of
Marana Land Development Code. A buffervard shall be provided
along the main wash from each edge of bank with a required plant
count of three plants per 100 square feet. A 15 -foot buffervard shall
be provided along the northern boundary adjacent to Silverbell Road.
An enhanced landscape buffervard shall be provided along the south
and west project boundaries adjacent to existing residential
subdivisions. The landscaping shall consist of 5 tree and 15
shrubs/accents per 1000 square feet. Consultations will be held with
adjacent neighbors to address specific screening concerns.
12. Lighting shall be in conformance with the Town of Marana Outdoor
Lighting Code. All lighting shall be downward directed and shielded to
prevent spillover to adjacent properties. Lighting adjacent to the main
wash running north south across the property shall be restricted and
installed in such a manner to reduce intrusive light within the wash
corridor.
13. All mechanical equipment shall be screened and located to minimize
noise to the adjacent properties.
14. Any increase in site elevation shall be the minimum necessary for
drainage purposes.
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
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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit IV.F: Major Street (Silverbell Road) Building Setbacks
15' Landscape Buffer
r i 25' Building Setback
r �
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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 erne- to satisfy the fnr nnmmerni�l f�nili Rd PFGWirlo A fnnAl
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ease of fre.m. cilverhWI Rp;;;] 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
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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. Building
chimneys shall not exceed building roof lines. All mechanical equipment will
be screened and located to minimize noise. 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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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit V.B: First Level Floor Plan
FIRST LEVEL FLOOR PLAN $ TANDEM PARKING
210 unit/ 2 story/ Condominiums Legend
Unit Name
Unit Type
Square Footage
Al -U
1BF11BA
775
B 1-L
2BF 12BA
980
B 1-U
2BR12BA
1008
B2 -U
2BR12BA
939
B3 -U
2BR12BA
987
C 1-L
3BR12BA
1,363
C 1-U
3BR12BA
1,364
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit V.C: Second Level Floor Plan
117-1(r
SECOND LEVEL FLOOR PLAN
210 unit/ 2 story/ Condominiums Legend
Unit Name
Unit Type
Square Footage
A 1-U
1 BR/1 BA
775
B 1-L
2BR12BA
980
B 1-U
2BR12BA
1008
B2 -U
2BR12BA
939
B3 -U
2BR12BA
987
C 1-L
3BR12BA
1,363
C 1-U
3BR12BA
1,364
The Villas at Sombrero Peak
Marana, Arizona
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Specific Plan Amendment
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
9;141219:4WVT IM0j
RIGHT ELEVATION
The Villas at Sombrero Peak
Marana, Arizona
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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. Approximately 40 required parking spaces
will be accommodated for within the surface parking. These parking stalls will be
reserved for their unit. 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
Bedrooms
Parking
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
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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 -foot -8-foot trail connecting to a trail
along the WAPA easement towards Continental Reserve Loop Road, Continental
Reserve Park and the future Continental Ranch Elementary School. Trail location
and design shall be with input from neighbors, and coordinated with Town of
Marana Parks and Recreation staff. 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 '/2 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
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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
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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.
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.
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
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Specific Plan Amendment
Pima Farms North Specific Plan
4. Walls and Fencing
a. Site walls should reflect the design of the main structures in either style or
material selections.
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
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
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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.
The Villas at Sombrero Peak
Marana, Arizona
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