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HomeMy WebLinkAbout03/27/2007 Blue Sheet Villages of Tortolita Specific Plan Presentation TOWN COUNCIL MEETING INFORMATION TOWN OF MARAN A MEETING DATE: March 27, 2007 AGENDA ITEM: D. 2 TO: MAYOR AND COUNCIL FROM: Kevin Kish, AICP, Planning Director AGENDA TITLE: Presentation on The Villages of Tortolita Specific Plan DISCUSSION The Villages of Tortolita Specific Plan has been scheduled for a public hearing before the Town Council on April 3, 2007. The purpose of this presentation is to familiarize the Council with the specific plan prior to that meeting by providing a summary of the project, which has been included in this packet, as well as a presentation by the applicant's representative. Staff as well as the applicant's representatives will be happy to answer questions or concerns the Council may have. THE VILLAGES OF TORTOLITA SPECIFIC PLAN EXECUTIVE SUMMARY The Villages of Tortolita Specific Plan presents a framework for the development of a progressive 1, 780-acre master planned community including a mix of residential .. densities and housing options, commercial and office, industrial, open space and recreational land use applications. Location The Villages of Tortolita is generally located on the east side of Interstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile. Existing Zone Use I General Plan Land Use Designation The Future Development Plan of the General Plan designates the area for Corridor Commerce, Medium Density Residential (3.1 to 8 du/ac), Industrial General and Industrial Campus. The property is designated in the Town of Marana's Land Development Code as a Transportation Corridor Zone or Zone E and Zone "AG" Agricultural. The section of the property that currently lies under the jurisdiction of Pinal County is designated as General Rural, GR. Upon annexation of the unincorporated parcel into the jurisdiction of the Town of Marana, the GR zoning will correspond to the Town of Marana's Zone R-80 (single family residential, 80,000 square feet minimum lot size). The site also lies within the Northwest Area Plan for Marana that designates the area for the following land uses: 1-10, Residential Villages/Commercial with 4 RAC average, and Residential Villages/Commercial with 6 RAC Average. With the acceptance of the proposed recommended conditions, this proposal is consistent with the purpose and intent of the Town of Marana General Plan and complies with the requirements of the "F" Specific Plan zone use. Annexation Approximately 440 acres at the northern portion of the property is currently unincorporated and lies within the boundary limits of Pinal County. All signed petitions for annexation have been filed with the Pinal County Recorders Office for the unincorporated property and will be heard by the Marana Town Council on March 20, 2007. Upon adoption of the annexation ordinance by the Town Council, the property shall fall under the jurisdictional limits of the Town of Marana. The approval of the Specific Plan is contingent upon the approval of the annexation. Existing Traffic Circulation and Road System a. Existing Off-Site Streets There are no existing paved roadways within the project site. The site lies directly east of 1-10. Access to the project site across the UPRR is currently possible through a 30-foot wide railroad crossing that serves the residence at the southern edge of the property. The crossing will be abandoned with the development of the . property. The northern portion of the project that lies within Pinal County is accessible via Missile Base Road, approximately one mile north of the property's northern boundary, across State Trust Lands. The San Lucas residential development project to the south of The Villages of Tortolita provides a road connection between the property and the Cochie Canyon Trail further south. Cochie Canyon Trail and a new four-lane, 50-foot wide UPRR crossing has been improved with the San Lucas development. Existing east-west roadways west of 1-10 within one mile of the property include Hardin Road, Sagebrush Road, Frontage Road, Marana Road, Kirby Hughes Road, Moore Road, Grier Road and Barnett Road. Existing north-south roadways west of 1-10 within one mile of the property include Luckett Road, Wentz Road, Sanders Road, Sandario Road and Postvale Road. b. Existing Access and Right-of-Way The Pinal Park TI is the nearest existing access point of 1-10 in the vicinity of The Villages of Tortolita. The Pinal Park TI is a partial cloverleaf interchange and does not allow access to 1-10 from the northeast side of the freeway. Currently, there is no roadway network system northeast of 1-10 in the area of the Pinal Airpark. Adonis Road currently provides access to the project site at the southern portion. It was recorded with the San Lucas Development and is classified as a four-lane major arterial with an ultimate right-of-way width of 250 feet. c. Intersections The nearest existing intersection to The Villages of Tortolita is the Cochie Canyon Trail, a 50-foot wide railroad crossing lying directly east of the Marana/l-10 interchange and frontage road connection. land Use The conceptual framework of The Villages of Tortolita calls for four distinct residential village units (designated as Village I, II, II, IV) and an industrial village, designated as Village V. Each village, in turn, consists of a combination of distinct planning units and designates a specific land use intensity within the following categories: . Medium-Low Density Residential (MLDR), single-family detached with 6,000 square foot minimum lot size. . Medium Density Residential (MDR), single-family detached and attached with a minimum lot size of 3,500 square foot (with a maximum of 800 dwelling units less than 4,000 square feet). . Medium-High Density Residential (MHDR) allows uses under the MDR as well as duplexes, townhomes, condominiums or apartments. The single-family detached alley loaded, patio homes or court homes have a minimum of 2,500 square foot lot size. The attached product, condos or apartments do not have a minimum lot size. . Mixed Use (MU) allows uses under the MHDR and MDR designation. Uses under the MLDR designation would only be allowed with an approved Conditional Use Permit. MU also allows for a wide variety of commercial uses which include mixed- use dwelling units with upper story residential uses above non-residential uses and live-work units. . Industrial Use (I) allows for industrial, commercial and office uses. However, the Industrial designated area only allows for a maximum of 45% of the allowable floor area to be used for retail commercial purposes. The Villages of T ortolita Specific Plan has a dwelling units cap of 6,500 units. The master planned community is subdivided geographically and functionally, each with their corresponding land usage profiles, as follows: Village I - Located at the northernmost tip of the property; primarily earmarked for a combination of Medium-Low Density Residential and Medium Density Residential (439.45 acres total coverage). Village II - Serves as the Village center or portal, prime location and concentration of business and commercial establishments with the Village Center located in the site, thus featuring the most intense land usage; specific land allocations call for Mixed Use and Medium-High Density and Medium Density Residential (320.10 acres total coverage ). Village 111- Located immediately south of Village II; offers Mixed Use, Medium-Low to Medium-High Density Residential opportunities through corresponding lot allocation standards and guidelines (390.97 acres total coverage). Village IV - Southernmost part of the property; designated for Mixed Use, Medium- Low Density Residential and Medium Density Residential usage with supporting Mixed Use (536.75 acres total coverage). Village V - Located west of the other four Villages, adjacent to Interstate 10, the 1-10 Frontage Road and the Union Pacific Railroad (UPRR) tracks. It is strategically designed for Industrial, light industrial and manufacturing land use; perfectly positioned to serve the growing manufacturing, industrial markets and employment center of the Town of Marana and the surrounding areas (93.17 acres total coverage). Open Space, Recreation and Trails The open space system of The Villages of Tortolita features an integrated system of trails, walkways and pathways that interlink various neighborhoods to each other, and particularly to the Town Center. Centrally located in Village II is a minimum 20-acre community park equipped with a full range of amenities such as a recreation center, baseball, soccer, softball and multi-purpose fields, basketball, tennis, tot lots, volleyball, picnic and swimming pool facilities. Neighborhood parks within Villages I, III and IV will include both active and passive open space recreational opportunities. A 200-foot buffer area within the westerly boundaries of The Village of Tortolita, an enhanced buffer zone, covering 88 acres or 4.9% of the total development site, shall be dedicated as a Regional Linear Park and will be interconnected with the Parks and Trails Plan of the Town of Marana. Significantly, open space allocation within The Villages of Tortolita exceeds the minimum open space requirement laid out by the Town of Marana. Reference to Town requirements point to minimum on-site open space allotments as follows: Apartments or condominiums - 100 sq. ft. per unit; Town homes or patio homes -140 sq. ft. per unit; and Single-family residential - 185 sq. ft. per unit. Going beyond these parameters, development within The Villages of Tortolita compare positively as follows: Apartments or condominiums - 150 sq. ft. per unit; Townhomes or patio homes - 150 sq. ft. per unit; and Single-family residential - 200 sq. ft. per unit. Traffic Circulation Primary access to The Villages of Tortolita will be through a new Traffic Interchange to be constructed. on 1-10, connecting to a bridge crossing over the Union Pacific Railroad. This will be the only non-grade crossing of the railway north of the proposed Twin Peaks interchange, some 13 miles to the southeast. Presently the closest non- grade crossing is at Orange Grove some 18 miles south of The Villages of Tortolita. Due to the increasing volumes of rail traffic, the new "Tortolita Boulevard" interchange and railroad overpass will be critical to maintaining traffic flows for developments east of 1-10. The frontage road on the east side of 1-10 will not be part of the infrastructure improvement plan of The Villages of Tortolita. It will continue its current function with access from Marana Road to the south and Red Rock to the north. The Arizona Department of Transportation is currently conducting a corridor study for 1-10 from 1-8 to Tangerine Road. Preliminary findings and recommendations include the following: one-way frontage roads have to be implemented, widening of 1-10 to four lanes, and the addition of a fifth high occupancy vehicle - HOV lane on the mainline. Ultimately, The Villages of Tortolita spine road will allow the existing frontage road to function as a one-way roadway system from the Marana TI to Missile Base Road. Moreover, the proposed interchange will accommodate future frontage road connections at the ramp intersections. Utility Concept Plan Water or sewer utility services are not currently available in this portion of Pinal. County. The Public Works Department of Pinal County supports the extension of Adonis Road north into Pinal County to connect with Missile Base Road, providing better access to Interstate 10. The completed roadway connecting The Villages of Tortolita with Missile Base Road will be dedicated to, and accepted by, Pinal County for maintenance. An amendment to the Pima County Wastewater's Section 208 plan and to the intergovernmental agreement between Pinal County and Pima County will be required in order for Pima County Wastewater to serve the area in Pinal County. The amendment is currently in process. Wastewater System The Villages of Tortolita shall be served by extending the existing Pima County Wastewater Management sewer system into the property. Sewer service shall be provided by a sewer trunk line to be constructed beneath UPRR and 1-10 flowing southwesterly to existing Pima County Treatment facility off Luckett Road south of Hardin Road. The Hardin Road Sewer Trunk has been designed to service land east of 1-10 in accordance with Pima County's existing master sewerage plan. This project will connect to the Hardin Road Sewer Trunk at its intersection with Luckett Road and easterly along future roadway alignments to 1-10. The sewer will cross under 1-10 and the Union Pacific Railroad in conduits to be "bored and jacked" beneath those roadways, to the lowest elevation of The Villages of Tortolita. The sewer will be sized in consideration of the future development of State Lands to the east and Missile Base Road to the north. Sewer lines will be extended to the State Lands for access. The Villages of Tortolita will access sewer by gravity flow. A parallel pressure main will be constructed alongside the sewer trunk to allow reclaimed water from the Luckett Road plant to be pumped back to Villages of T ortolita for landscape irrigation and water features. With the approval of the Town of Marana, an alternative wastewater treatment facility may be developed. Water Service The water system for The Villages of Tortolita will consist of wells, storage tanks and distribution mains that will be constructed and designed to serve the community and may allow for future expansion to serve developments of the adjacent State Trust Lands. The Town of Marana will provide the domestic water for the site, and irrigation wells on the properties of The Villages of Tortolita may be converted from irrigation to domestic water sources. Water mains from The Villages of Tortolita will extend to the south to connect to existing water mains in San Lucas. The connection of water mains to the San Lucas development will provide redundant water service and help to maintain water quality within the water system. Utilities Southwest Gas may provide natural gas to the site. Communications will be provided by a qualified provider. Power Electric ser:vice will be provided by Trico Electric Cooperative. Schools The following schools within the Marana Unified School District are available to the school-aged residents of The Villages of Tortolita: Estes Elementary School, Roadrunner Elementary School, Marana Middle School, Marana Plus Alternative Education High School and Marana Junior High School. Village I lies within the boundaries of the Red Rock School District while Villages II, III and IV lie within the boundaries of the Marana Unified School District. Marana School District requests a donation of $1,200 per Residential Unit while the Red Rock School District requests a donation of $1,500 per residential unit or $1,200 per unit with a land donation. Two sites have been earmarked as potential sites for elementary schools in Villages I and III. A credit for the voluntary school fee will be given to the Master Developer for the dedicated school sites. The exact location and size of the school sites will be determined through an agreement with the Marana Unified School District and Red Rock School District. It is estimated that a total of 3,250 elementary school children and 3,250 high school students will be generated by The Villages of Tortolita at build-out conditions. The Marana Unified School District and Red Rock School District apply a student generation factor of .5 per dwelling unit. K-6: .5 x 6,500 units = 3,250 school-aged residents 7-12: .5 x 6,500 units = 3,250 school-aged residents Emergency and Fire Response Services The community area is currently being serviced by the Northwest Fire District. A Northwest District Fire Station is located along Grier Road and Marana Main Street. The facility is approximately four miles from the property while Fire Station No. 36, located at 13555 Marana Main Street, is approximately four miles from the site. Fire Station No. 37, located at 13001 N. Tortolita Road, lies approximately 12 miles away. The Villages of Tortolita shall annex into the Northwest Fire District. Appropriate dues and annexation fees will be determined at the time formation documents are finalized. An additional site or sites within The Village of Tortolita may be made available if determined necessary by the Northwest Fire District and Master Developer. Police Protection Upon annexation of the entire property into the boundaries of Town of Marana, the Town of Marana Police Department, located within the Marana Municipal Complex at 11555 W. Civic Center Drive, will respond to public safety calls of the residents of The Villages of Tortolita. The facility is approximately four miles from property. ,- ~--~ MARAN A ~/ 1" TOWN OF MARANA The Villages of Tortolita Specific Plan Case NO.YCZ-0604L - . . ...... ...... ...... ...... ...... . . 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";:;{:i:::/ I U I ~:: m 0 rl -~ I w \ ~ y I~ I ::r: [ ,/" II L I L--....- cas pment 'J::: 3000 0 3000 6000 Feet- I I N Data Disclaimer: The Town of Marana provides this map information "As Is" + at the request of the user \Nith the understanding that it is not guaranleed to be accurate. correct or complete and conclusions drawn from such information are the responsibility of the user In no event shall The Town of Marana become liable to users of these data, or any other party. for any loss or direct, indirect. special. incidental. or consequential damages. including but not limited to time, money. or goodwill. arising from the use or modification of the data <tI Town of Marana --' N ~OU::O DnO REQUEST J A request to rezone approximately 1 ,780 acres to "F" The Villages of Tortolita Specific Plan.