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HomeMy WebLinkAbout01-20-2004 Blue Sheets OnlyTOWN COUNCIL MEETING INFORMATION DATE: January 20, 2004 tTOWN AGENDA ITEM: IX. B. 1 TO: FROM: SUBJECT: Mayor and Council James R. DeC, rood, P.E., Development Services Administrator Continued Public Hearing: Ordinance No. 2004.04 and Resolution No. 2004-14 - Proposed amendment to the Land Development Code of the Town of Marana, amending Title 8 - General Design Regulations, by adding residential design requirements for single-family detached housing and declaring Title 8 and Section 08.06 a public record. DISCUSSION: On December 2, 2003 the Marana Mayor and Town Council heard testimony and staff reports on a proposal to limit the number, location and types of two story homes which will be allowed in residential subdivisions. This item was then continued to the January 20, 2004 meeting. This item was previously heard by the Marana Planning Commission on October 29, 2003. The Commission voted unanimously to recommend approval to the Town Council. During the meeting of December 2, 2003, there was discussion of further adding conditions to limit the percentage of two story houses as well as the massing of two story houses. Additionally, it was recommended that further work be done on design standards to prevent the construction of residential housing projects which are inconsistent with the overall quality expectations of the Town. Staffhas engaged Encore Planning (see attached Encore Planning Group Scope of Work) to assist the Town in the preparations of new Residential Design Standards, and Ordinance language that will be necessary to implement the new Design Standards. The development of the Design Standards will be reviewed and gaided by a Design Standards Review Committee, to be formed by the Town Manager. The proposed amendments, attached, represent continued work on updating the Land Development Code, and should be considered interim requirements, subject to change based upon the outcome of the Design Standards Review Committee recommendations. Staff recommends the adoption of seven requirements for subdivisions with lots less than 12,000 square feet that will help to promote a higher quality community. Staffbelieves that any additional two-story massing requirements should be addressed by the forthcoming recommendations of the Design Standards Review Committee, given that the Development Code already restricts the second story floor area to 80% of the gross floor area of the first floor. The proposed conditions will require all development within the R-6 through R-12 districts The proposed conditions will require all development within the R-6 through R-12 districts to have product requirements that are consistent with the requirements of the recently approved Gladden Farms projects. This proposed language is an addition to Title 8 - General Development Regulations and therefore has not been presented in a delete and change format, but as a new Section 08.06. The proposed amendment (addition) to Title 8 - General Design Requirements will provide minimum expectations for single family detached residential developments. The seven requirements identify some basic design requirements that will provide the community with diversity in the individual residential subdivisions. They include the following: 1. No more than two (2) consecutive two-story homes will be allowed adjacent to one another throughout the subdivision. 2. No comer lots shall contain two-story homes. 3. No two models with the same elevations shall be permitted adjacent to one another throughout the subdivision. 4. No two homes of the same color scheme shall be permitted adjacent to one another throughout the subdivision. 5. A note shall be placed on all applicable plats that states "All building permit site plans shall give the setback information for the lot to be permitted, and include the model number and elevation, color scheme and single or two-story for the home being permitted and the adjacent lots. 6. The front yard setback shall be staggered by a minimum of twenty (20) percent on every third lot so that the front setback will not be the same for three (3) consecutive homes. 7. No more than fifoy (50) percent of the homes within a subdivision shall be two- story. In addition staffhas included a modification procedure that will allow the Town Council the ability to approve modification to these requirements for innovative and superior design. Town Staffhas amended TITLE 8 and recommends that the amendments presented be recommended for approval. Attached is the recommended TITLE 8, as amended by staff. RECOMMENDATION: Town staff recommends approval of the proposed amendments to Title 8 - General Development Regulations, by adding Section 08.06 Residential Design Requirements to the Town of Marana Land Development Code. SUGGESTED MOTION: I move to approve Ordinance No. 2004.04 and Resolution No. 2004-14. I further move that we direct staff to form a Design Standards Review Committee to review the Town's residential design standards and identify and recommend ways to further encourage or regulate the quality of projects constructed in the Town. TOWN COUNCIL TOWN MEETING OF INFORMATION MARANA DATE: January 20, 2004 AGENDA ITEM: IX B. 2 TO: Mayor and Council FROM: Michael A. Reuwsaat, Town Manager SUBJECT: Resolution No. 2004-13: Appointing Members of the Board of Adjustment DISCUSSION: The Mayor and Council have served as the Town's Board of Adjustment since the Board was created. Due to increasing development, particularly in Northem Marana, and the Town's recent addition of more stringent zoning requirements, it is anticipated that more frequent action by the Board of Adjustment will be requested As the Board of Adjustment is a quasi- judicial body, and the Mayor and Council is a political body, it was expressed at the recent Council Retreat that appointment of citizen members to the Board of Adjustment would be preferable to the Council continuing to serve in this capacity. Staff has prepared a recommended slate of Board of Adjustment members for Council's consideration. The individuals on the proposed slate have been contacted and indicated a willingness to serve in this capacity. Staff recommends the appointment of Bill Ohl, Bob Anderson, and Bill Raffone to 4-year terms, and Louise Perillo, Jack Noble, Lyn Alvarez and Victor Parmentier to 2-year terms on the Board of Adjustment. If this action is approved, all terms will begin February 1, 2004. Staff will conduct an introductory meeting in January and will provide training to the new Board of Adjustment members. The Board will elect its own officers and adopt operating procedures. The Board will be coordinated by the Director of Current Planning. RECOMMENDATION: Staff recommends the approval of Resolution 2004-13 appointing Bill Raffone, Bob Anderson, and Bill Ohl to 4-year Board of Adjustment terms beginning February 1, 2004, and Louise Perillo, Jack Noble, Lyn Alvarez and Victor Parmentier to 2-year terms beginning February 1, 2004. SUGGESTED MOTION: I move to approve Resolution 2004-13. Resolution 2004-13 Bluesheet TOWN COUNC1L TOWN MEETING OF INFORMATION MARANA DATE: January 20, 2004 AGENDA ITEM: IX. B. 3 TO: Mayor and Council ;ROM: Frank Cassidy, Town Attorney iUBJECT: Resolution No. 2004-11: Approving and authorizing the execution of a development agreement with Garden Estates at Dove Mountain, LL.C., concerning the Estate Lots at Tortolita Preserve. DISCUSSION: This resolution approves and authorizes the Mayor to execute a development agreement relating to the Estate Lots at Tortolita Preserve, a 72.6 acre project currently proposed for the development of 25 residential lots, based on the preliminary plat presented for Council approval at this meeting. Among other things, the development agreement (a) protects the property owner's development rights by freezing existing Town ordinance requirements and regulations applicable to the property for the seven-year duration of the agreement, (b) establishes alternate dispute resolution procedures and requires enhanced cooperation, and (c) provides for contributions of $1,200 for schools, $1,400 for regional parks and trails, and $2,500 for regional transportation improvements for each residential unit, due at building permit issuance. RECOMMENDATION: Staffrecommends that Mayor and Council adopt Resolution No. 2004-11 SUGGESTED MOTION: I move to approve Resolution No. 2004-11. Marana Resolution No. 2004-11 1/14/2004 6:42 PM TOWN COUNCIL MEETiNG INFORMATION TOWN OF MARANA DATE: January 20, 2004 AGENDA ITEM: IX B. 4 TO: ?ROM: SUBJECT: Mayor and Council James R. DeGrood, P.E., Development Services Administrator Resolution No. 2004-06: The Estate Lots at Tortolita Preserve Preliminary Plat: A request by the owner for preliminary plat approval of a 25-1ot residential subdivision on approximately 72.6 acres comprising the Estate Lots at Tortolita Preserve Specific Plan. The property is located at the northeast corner of Moore Road and Wild Burro Road within Section 26, Township 11 South, Range 12 East. DISCUSSION: On January 6, 2004 the Town Council continued this item until the January 20, 2004. During that time the applicant modified the plat to relocate the emergency access for the subdivision. The emergency access has been moved from the north side of the project to the west side and the design has been approved by the Northwest Fire District. The Planning Commission considered this request at its regular monthly meeting November 19, 2003. The Commission voted unanimously to recommend approval to the Mayor and Town Council. The applicant, represented by Mark Hanshaw of Arcadis Inc., is requesting preliminary plat approval of a 25-1ot single family detached home subdivision on approximately 72.63 acres within the Estate Lots at Tortolita Preserve Specific Plan. The Specific Plan was adopted June 3, 2003 0Vlarana Ordinance 2003.11). This project is generally located at northeast comer of Moore Road and Wild Burro Road within the southwest quarter of Section 26, Township 11 South, and Range 12 East. The proposed subdivision is consistent with the Specific Plan tentative land use plan. Design guidelines and Covenants, Conditions and Restrictions are currently under review by staff and will be approved prior to Town Council consideration of the Final Plat. The minimum lot size proposed is 2.5 acres and the maximum grading envelope proposed is 15,000 square feet. The total site disturbance for the project is 14.5 acres or 20% of the project's gross area. The homes will be custom, site built products that will be restricted to environmentally integrative design standards and environmentally sensitive construction and maintenance requirements. All areas within the subdivision not utilized for homes, drainage, or utilities will be dedicated as a conservation easement through the final plat. The access for the proposed subdivision is from Moore Road to the south. The applicant proposes emergency access via an access easement extending west from Red Quail Place to Wild Burro Road. Several washes traverse the site which the applicant has had to account for in designing the internal private streets. The internal streets have been designed to minimize w ash crossings and minimize t he 1 engths o f those wash crossings. All parking will be achieved through on-site spaces, no on-street parking is proposed. The minimum Bluesheet for Maxam Resolution No. 2004-06 private street paving half-width is 12 feet plus 2 feet of roll curb. The Northwest Fire District has approved the street system design with the proposed 24 foot wide pavement and prohibited on-street parking. The Homeowner's Association will be responsible for enforcing the parking restrictions. The lots will have individual septic systems. The water will be provided by an on-site private water company well and delivery system. The Development Agreement for this project establishes a per household one-time fee for Town facility improvements related to parks and streets as well as Marana Unified School District improvements. Staff has reviewed the request against the requirements of the adopted Specific Plan, the Marana L and Development C ode, special external agency requirements and those of the Town's Environmental Projects Coordinator, as well as the Town of Marana General Plan. This preliminary plat is in conformance with all required development regulations and conditions of zoning. RECOMMENDATION: The Planning Commission and Staffrecommend that the Town Council approve Resolution No. 2004-06 as presented. SUGGESTED MOTION: I move to approve Resolution No. 2004-06. Bluesheet for Marana Resolution No. 2004-06 TOWN COUNCIL TOWN MEETING OF INFORMATION MARANA DATE: January 20, 2004 AGENDA ITEM: IX B. 5 TO: Mayor and Council FROM: James R. DeGrood, P.E., Development Services Administrator SUBJECT: Resolution No. 2004- 12: Sombra de Tecolote Preliminary Plat. Request for approval of an 8-lot single-family subdivision on 14.86 acres, zoned R-36, located east of Camino de Oeste, south of Camino del Norte, north of Turkey Lane in Section 7, Township 12 South, Range 13 East. DISCUSSION: This project was presented to the Planning Commission December 17, 2003. The Commission unanimously recommended conditional approval, with three conditions. Since that time two of the conditions have been met, and the third is included with this report. The subject property is located in the northwest quarter of Section 7, Township 12 South, Range 13 East, on parcel number 224-15-0020. This property was originally included in the Hartman Hills Specific Plan, which contemplated Commercial/Office land uses for this property. This Specific Plan was abandoned and rezoned in 2002 to R-36 with a maximum of 30% site disturbance. North of this project is the Sky Ranch Specific Plan, a clustered development of 365 homes on 515 acres. The density of Sky Ranch is approximately 1.4 dwelling units per acre. To the west is the bulk of the former Hathnan Hills property, now zoned R-36. South and east of the project is unincorporated property zoned SR (3.3 acres per minimum lot). The project is east of and adjacent to Camino de Oeste, and south of Camino del Norte and consists of eight single-family residential lots ranging in size from 53,447 square feet to 117,992 square feet, or 1.23 acres to 2.7 acres. The maximum developable area of each lot is limited to 19,000 square feet, and a plat note has been created to make this restriction enforceable. The remainder of the property will be protected as natural undisturbed open space. The total property has a gross square footage of 646,946. The road covers approximately one acre or 43,560 square feet. The total disturbance area is 195,560. As a percentage of the gross area, the disturbance is approximately 30%. As a condition of approval, dedication of a 45 foot right-of-way on the east side of Camino de Oeste will occur. The owner will also be required to pave Camino de Oeste between Turkey Lane and the entrance to this project. This paving will need to occur in both Pima County and the Town, and will be subject to the standards of both jurisdictions. A single cul-de-sac is proposed to serve the eight lots, and will be dedicated to the Town. The street section shows a 42-foot right-of-way, with 14-foot travel lanes and 2-foot rolled curb. The lots are large enough to accommodate all parking, so there will be no need for on-street parking. The R-36 zoning provides for set-backs of 30 feet for the front yard, 15 feet on side yards, and 40 feet for rear yards. In order to adhere to the disturbance limitations, the he owner has opted to set aside natural undisturbed open space within each lot, utilizing grading envelopes. These envelopes will be in addition to the setback restrictions. A Homeowners' Association will be formed to assume management responsibility for the Natural Undisturbed Open Space within the project. This project will be served by public sewer. 1/15/2004 9:10 AM FJC The owners of the project, Mr. end Mrs. Jacobs, held a neighborhood meeting on November 17, 2003, at the Senior Center at Ora Hum Park. It was attended by representatives of the engineering fn'm and the Town. A brief history of the property, end how the current zoning came to be was presented. Mr. Jacobs then presented the project, including elevations of the homes he developed on Sombra Chula, off of Silverbell Road. The neighbors had a number of concerns about the project. With the exception of the dissatisfaction over the zoning density, most other concerns were answered, and there were no complainants at the Planning Commission meeting. Prior to consideration of the Final Plat for the project by Mayor and Council, Traffic Engineering will review the applicability of speed humps along Camino de Oeste. RECOMMENDATION: Planning Staff and the Planning and Zoning Commission recommend approval with the following condition: 1) Prior to consideration of the Final Plat for the project by Mayor end Council, Traffic Engineering will review the applicability of speed humps along Camino de Oeste. SUGGESTED MOTION: I move to approve Resolution No. 2004-12. Planning/.IDS/KM/ 01/15/04 12:24 PM 1/15/2004 9:10AMFJC TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA DATE: January 20, 2004 AGENDA ITEM: IX. B. 6 TO: Mayor and Council FROM: SUBJECT: Frank Cassidy, Town Attorney Ordinance No. 2004.03: Authorizing an exchange of real property east of the intersection of Interstate 10 and Tangerine Road to accommodate and compensate the landowners for the Town's storage of a large pile of asphalt roadway millings on the property and authorizing the execution of a Real Estate Exchange Agreement with the landowners, Lester Hayt, Sr. & Eloise Hayt, the Harper Revocable Trust, Lester Hayt, Jr. & Suzanne Hayt, Nancy Lewis, and the Michelle E. Butts Trust. DISCUSSION: This ordinance authorizes and sets the terms for an exchange of real property for purposes of accommodating the large pile of asphalt roadway millings just east of Interstate 10 at Tangerine Road. T his ordinance provides for t he exchange o f fee title t o just over half an acre (0.658 acres) of Town-owned land for a 27-month leasehold interest to two parcels consisting of approximately 13.5 acres. The particular parcels being exchanged, and the terms and conditions of t he exchange, a re s et forth i n t he Real E state Exchange Agreement with t he 1 andowners Lester Hayt, Sr. & Eloise Hayt, the Harper Revocable Trust, Lester Hayt, Jr. & Suzanne Hayt, Nancy Lewis, and the Michelle E. Butts Trust, which is also presented and authorized for execution as part of this action item. The land the Town is exchanging (described and mapped as Exhibit A to the Real Estate Exchange Agreement) was acquired in 2001 as part of a condemnation action for the new Tangerine Road alignment east of Interstate 10. The roadway take severed this parcel from the larger original parcel to the north, so the Town acquired it as an uneconomical remainder instead of paying severance damages. The 27-month leasehold the Town is receiving allows the Town to use the land immediately east of the Town's exchange parcel. An illustrative map with an aerial photo overlay is provided with this bluesheet, showing the parcels involved in this exchange. The Real Estate Exchange Agreement also addresses various other issues, including the Town's obligations related to the cleanup of the asphalt roadway millings. RECOMMENDATION: Staffrecommends that Mayor and Council adopt Ordinance No. 2004.03. SUGGESTED MOTION: I move to approve Ordinance No. 2004.03. Marana Ordinance No. 2004.03 1/15/2004 9:51 AM FJC