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HomeMy WebLinkAboutCouncil Presentation 02/11/2020 - Pima Farms 30 Annexation_Applicant“Pima Farms 30” Property Proposed Annexation by the Town of Marana Submitted by: Eric Cheney ACM Ventures, LLC 7481 E. Tanque Verde Road Tucson, AZ 85715 On Behalf of the Property Owners: Jeff & Patricia Miller & The Twarog Family Trust Synopsis •This is a request to proceed with the annexation and subsequent rezoning of a 30-acre property that abuts the existing Town of Marana limits. •The property is perfectly situated for single-family residential development: 1) it has direct access to Cortaro Farms Road and Interstate 10, and 2) it is in close proximity to a full complement of retail and services located less than a mile away in and around Arizona Pavilions. •The proposed annexation is contiguous with the current Marana Town limits and satisfies all requirements attendant thereto as outlined in ARS Sec. 9-471.H & I. Site Location •Approximately ½ mile south of Cortaro Farms Road, on the east side of Interstate 10. •Specifically, the property is the 30-acre site on the south side of Pima Farms Road, just east of its intersection with N. Cerius Stravenue. Current Conditions/Regulatory Facts •Current Land Use:the majority of the site is undeveloped desert scrub, with a large corridor that has been graded/cleared of all vegetation for use by Tucson Electric Power (TEP) and its related activities. This TEP corridor will be retained as-is with the proposed use. The eastern portion of the property contains a single residence and several out-buildings. •Current Zoning:Pima County Suburban Homestead (SH), which prescribes a minimum lot size of 36,000 square feet (0.83 AC). Town of Marana translational zoning is R-36. •Pima County Comprehensive Plan (Pima Prospers) Designation:Multi- Functional Corridor (MFC), which allows for residential densities of up to six (6) units per acre. •Rezoning History:the property was conditionally rezoned to Trailer Homesite (TH) in 1970 by the Pima County Board of Supervisors, subject to the filing and recordation of a subdivision plat and with no time limits on same. This conditional approval is therefore still active. Proposed Use & Rezoning •Proposed Land Use:a residential subdivision of approximately 120 single-family, detached homes, resulting in a density of just under 4 dwelling units (du) per acre. •Proposed Town of Marana Zoning:R-3.5 Town of Marana General Plan •Town of Marana 2010 General Plan:the property is within the Southern Growth Area –Infill Opportunities district as defined by the Plan. It is currently designated as Industrial. •Proposed 2040 General Plan Update:the property is designated as Employment. While clearly emphasizing same, this designation also contemplates and allows for other uses, including residential, as follows: “This designation may also support limited residential development and supportive commercial uses where appropriate. Commercial development should be limited to twenty (20) acres in size. Multi-family residential uses may be permitted up to thirty (30) du/ac, and should include adequate buffers and separate access points from employment uses. Single-family residential uses may be considered on a case-by- case basis.” Site Constraints •No material physical or environmental constraint limit or hinder the development of the property as proposed. •A small portion of the site lies within FEMA Zone “AH”; the ultimate grading of the project will remove those minor areas from the floodplain. •A Conditional Letter of Map Amendment (CLOMR) will be dutifully filed at the time of future subdivision platting. Proposed Public Improvements •Pima Farms Road: to be upgraded to a minor collector street cross- section per TOM standards. •Pima Farms Road Right-of-way:a dedication to the Town will be completed at the time of subdivision platting to establish a sixty- foot (60’) public right-of-way for Pima Farms Road. This will be measured from the section-line/centerline of the street; the 60’ width satisfies the Town’s minor-collector street classification. •Cerius Stravenue/Pima Farms Intersection: the existing awkward angular connection will be realigned and reconstructed to TOM standards. •Cortaro-Marana Irrigation District (CMID) Ditch: existing open ditch along Pima Farms Road will be undergrounded. •Public Utilities: all serving the project shall be undergrounded. Market/Economic Facts •Typical Lot Size:40’ x 100’ •Typical Home Sizes:1,400 –2,300 SF, with both one- story and two-story options available •Home Sales Price:ranging from the low-to-mid $200K’s •Site Development & Construction: would begin in mid- 2020 and would require 8-9 months for completion •Home Sales Would Begin in mid-2021, with the first closings to occur in late 2021 •Absorption: this is a purely market function, but 5-6 sales per month are anticipated Public Utilities •Water:Marana Water will serve the proposed subdivision. Developer will provide a hydraulic model at the time of platting to determine whether any improvements to the existing, aged infrastructure are in order to serve the project. The model will also address source and storage capacity. •Sewer:Pima County public sewer is approximately 2,750 LF away; capacity is available and our off-site connection to it via gravity is feasible. A Type I Capacity Response letter (No. 2019-295) has been procured from the Regional Water Reclamation District (RWRD) and been provided to TOM. •Gas, Electric, Cable, etc.are all project-convenient. All will be undergrounded within the proposed subdivision. •Existing 200’ Tucson Electric Power (TEP) Easement:this traverses the property’s western boundary and will be left in place in its present condition; no subdivision or related improvements are proposed within the easement area.