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Home My WebLink About02/18/2014 Council Presentation - Twin Peaks Corridor Study2/20/2014 1 Twin Peaks Corridor Study Developing Sense of Place Why do a corridor study? To ensure that changing policy directives are implemented (General Plan, LDC, Strategic Plan) To respond to market forces To establish a brand for the Corridor and to encourage quality neighborhood attributes (connectivity, recreation, viewshed) In response to public infrastructure investment ($114 million total, $32 million between Linda Vista and Tangerine) Twin Peaks Construction Costs Phase 1 Twin Peaks Interchange –I-10 to Linda Vista Planning/Design/Environmental $7.5 Million Land Acquisition and Rights of Way $14 Million Project Management $8 Million Construction Contract (Pulice) $53 Million Phase 1- Project Cost:$82.5 Million Phase 2 Twin Peaks Blvd. –Linda Vista Blvd. to Tangerine Rd. Planning/Design/Environmental $1.85 Million Land Acquisition and Rights of Way $3.6 Million Construction & Project Management $24.9 Million Water Line Construction $1.1 Million Phase 2 - Project Cost:$32 Million TOTAL COST is in excess of $114 million General Plan Policy Directives Adopt sustainable development as a unifying goal to secure Marana’s future compact development appropriate site disturbance standards and native plant preservation riparian habitat restoration continuity of habitat and the connectivity of wildlife corridors 2/20/2014 2 General Plan Policy Directives Provide opportunities for diverse developments that maximize the benefits to the community preserves views and respond to the rural lifestyle Require open space and connectivity with paseos/trails Multipurpose trails in the design of buffers between urbanizing and rural areas General Plan Policy Directives New development is compatible with existing land uses Development densities and intensities complement existing natural conditions and residential areas Develop guidelines for enhancing new development and mitigating potential impacts on existing neighborhoods Implement buffers, and connections such as parks, open space, paseos, and trails Encourage growth in locations where infrastructure capacity exists or can be easily extended General Plan Policy Directives Promote and maintain high quality design, development, and neighborhoods evaluate development based on commercial and residential design standards Adhere to or establish design themes in residential projects such as landscape, signage, or architectural features Planning Commission Input Field Visit Visual Preference Survey Goals Create a brand for the Twin Peaks Corridor that is characterized by certain common elements found in each new development. These include recreation amenities, monument signage/entry treatments, landscaping, color palette, and the use of similar materials. Create development that achieves minimal visual impact on the surrounding desert environment as viewed from rights of way, adjacent development and designated recreation and open space areas. Enhance native desert landscaping within developments and in adjacent buffer zones that serve to improve the overall aesthetic of the corridor. Guidelines 2/20/2014 3 Development Identification Projects identified as being part of this Twin Peaks Corridor Study shall incorporate the ‘Twin Peaks’ moniker into the name of the project. Recreation Trails and paths shall be integrated into the design of each neighborhood and shall connect through adjoining neighborhoods to create a linked system of neighborhood trails within the Twin Peaks Corridor. Trails access to/from adjacent parcels shall be provided at approximately ¼ mile intervals Recreation Trail alignments may be located in landscaped buffer yards so long as the required screening can be achieved and access easements are obtained Paved access from each development shall connect with the existing pedestrian improvements (sidewalk, multi-use path) along Twin Peaks Road Recreation Recreation features should be designed to front onto Twin Peaks Road –Features include neighborhood parks and shaded seating areas A separated, paved path shall be built by each new development along Camino de Manana to connect from Twin Peaks Road to Tangerine Road and the Town’s Tangerine Corridor Community Park Examples Monument Signage Monument entry signage shall be comprised of a combination of natural, desert themed materials and should be designed to complement the natural desert surroundings. Monument design shall be approved by the Planning Director prior to construction. 2/20/2014 4 Monument Signage Materials include: Mud adobe block Desert earth tone rock such as ‘Santa Fe Gold’ or ‘Apache Gold’ –may include boulders, stacked/ledge stone, gabion walls –If faux stone veneer is included in the design, natural stone shall also be incorporated Rusted steel lettering not to exceed 12 inches in height Examples Wildlife Linkages/Open Space Several wildlife crossing structures were incorporated in Twin Peaks Road and will be incorporated into the Tangerine Road improvement plan. Connectivity between these structures and the preservation of open space will help to maintain wildlife habitat and movement in the area Development shall incorporate open space that avoids interference with and maintains functionality of wildlife crossings Wildlife Linkages/Open Space Development shall incorporate continuous open space within developments and with adjacent properties and/or developments Landscaping Landscaped buffer yards and treatments shall be required along the edges of developments to achieve enhanced visual screening. Areas that have deep setbacks and intact native desert landscaping that already meet the screening requirement of this Guideline may be exempt. The following shall be incorporated into a professional landscape design: Landscaping Landscaped buffer yards shall be a minimum depth of twenty (20) feet with a target screening effect of approximately seventy-five percent of the objects behind the buffer yard –To the extent possible buffer yards shall be contained on private property. In instances where space is limited or larger buffer yards are required to achieve an acceptable level of screening, buffer yards may need to encroach on public right of way 2/20/2014 5 Landscaping –Any installation of landscape, irrigation, hardscape or any other private improvements within the public right of way shall require an approved License Agreement that includes a planting, irrigation and maintenance plan –Required landscape buffer yards in the public right of way shall not disturb existing landscaping, slope and drainage improvements or any structural walls or monuments Landscaping Plants, shrubs and trees shall be of substantial enough size such that the desired screening effect can be achieved in a reasonable amount of time –Landscaping shall consist of multiple vertical layers of vegetation, i.e. groundcover, shrubs, and trees, for obscuring walls, utility boxes, and buildings –Plants shall be at least one-gallon size at planting time Landscaping –Shrubs shall be at least five-gallon size at planting time –Trees shall be at least fifteen-gallon size and have a caliper of at least 1 ½ - 2 inches depending on branching and species type –Trees may be transplanted from the building site to the required buffer yard but shall be replaced by a similar species and size if it does not survive –Required buffer yards shall have a decomposed granite ground cover where organic groundcover is not installed and where the ground will be highly visible from the adjacent roadway. Landscaping The preferred native plant list (see Appendix 5) shall be used in determining the landscape palette in the required buffer yards. Care should be taken to prevent the spread of invasive species and if prohibited plants are detected on a property, they should be removed immediately. –Contractors may be required to clean their vehicles to prevent transport of soil and plant material before entering or leaving a construction site Landscaping Cover invasive plant material, including soil and fill, during transport All above ground utility cabinets, bollards, poles and power pedestals that are located on the perimeter of a development or are easily seen from the adjacent external right of way shall be installed plumb and square with the roadway. These shall be screened from view as seen from the adjacent right of way using landscaping, decorative screen or low wall and shall be painted using a paint that does not exceed 35% light reflectivity value. Examples 2/20/2014 6 Color Treatments The light reflectivity value (LRV) is a general scale to describe the measure of visible light reflected from a surface. In general a lower value means less reflectivity. Controlling the LRV in certain areas can help to control visibility of objects that may not be considered desirable.Used in combination with other treatments such as landscaping, an object can almost disappear from sight. This strategy is incorporated into these Guidelines with specific emphasis on exterior walls, utility cabinets and perimeter houses. Color Treatments The maximum LRV for perimeter walls, utility cabinets and perimeter houses shall not exceed 35% The color palette used to achieve the LRV limit shall be earth tone colors. Trim colors shall not exceed a LRV of 40% Tile roofs are required on all perimeter houses and shall also comply with the 35% LRV limit Examples