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HomeMy WebLinkAboutPima Farms North Specific Plan Amendment 4 PCZ2205-001The Villas At Sombrero Peak Silverbell & Continental Reserve Loop PCZ2007-002 �--" ! ,.. ·�' ,, � .-.• :-:--. 't \ .,\ • I ,· \ ,, r .' _"\ / .,, • .... , Adopted:· Pima Farms North Adopted Mai JO; 1989 Ordinance 89.20 .. � . ·,. . --. .•. , ... ' �, ·� .• , ·- . ·-,,,,_.;•.· . . /Amended: Pima Farms North -Villas at Sombrero P,eak July 5, 2006 Ordinance 2006.19 · Amended: Pima Farms North �.-Yillas at'Sombiero Pe'ak Sept. 15, 2020 Ordinance 2020.010 , · · 2 EAST CONGRESS, SUITE 600 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950 www.azplanningcenter.com THE I LANNING CENTE� Amended: Pima Farms North - Villas at Sombero Peak Sept. 20, 2022 PCZ2207-002 Amended: Pima Farms North - Villas at Sombero Peak Oct. 5, 2022 PCZ2205-001 REVIEWED FOR CODECOMPLIANCE 10/05/2022 - M Johns Approved PCZ2205-001 Amendment 4 REVIEWED FOR CODECOMPLIANCE 10/05/2022 - M Johns Approved PCZ2205-001 Amendment 4 PCZ2205-001 SPA Exhibit A REVIEWED FOR CODE COMPLIANCE 09/20/2022 - mjohns No. Approved PCZ2207-002 Sub 1 The Villas at Sombrero Peak SPA (Pima Farms OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE LOT 1 OF CONTINENTAL CROSSING LOTS 1 THRU 4. AS RECORDED IN SEQ. # 20160500157, SITUATED IN THE NW QTR. OF SEC. 28, T12S, R12E, G&SRM, PIMA COUNTY, ARIZONA THE LEARNING EXPERIENCE EARLY CHILDHOOD CARE FACILITY REVIEWED FOR CODE COMPLIANCE 09/20/2022 - mjohns No. Approved PCZ2207-002 Sub 1 The Villas at Sombrero Peak SPA (Pima Farms SSppeecciiffiicc PPllaann AAmmeennddmmeenntt TThhee VViillllaass aatt SSoommbbrreerroo PPeeaakk 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 2 East Congress Street, Suite 600 Tucson, AZ 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 July 2006 Amended September 2020 Pima Farms North Specific Plan Amendment - The Villas at Sombrero Peak This document represents the Pima Farms North Specific Plan Amendment - The Villas at Sombrero Peak as adopted by the Town of Marana pursuant to Ordinance No. 2006.19 dated July 5, 2006 and amended by: Ordinance No. 2020.010 – passed and adopted by the Town Council on the 15th day of September 2020 which added a 0.68-acre portion of the property located at 8611 North Continental Reserve Loop to the specific plan amendment area for a total of 26.18 acres. For Clarification of Material Contained in this Specific Plan Amendment Contact: THE PLANNING CENTER 2 E Congress, Suite 600 Tucson, AZ 85701 Telephone (520) 623-6146 Fax (520) 622-1950 The Villas at Sombrero Peak Marana, Arizona i TABLE OF CONTENTS I. Pima Farms North Specific Plan Summary .............................................................................. 1 II. Silverbell Road Corridor Overlay District (SRCOD) .................................................................. 1 III. Pima Farms North Specific Plan Amendment #1– The Villas at Sombrero Peak ..................... 3 IV. Proposed Pima Farms North Specific Plan Amendment #2 - The Villas at Sombrero Peak ..... 5 V. Development Standards ........................................................................................................... 8 VI. Proposed Land Use Plan ........................................................................................................ 17 VII. Circulation .............................................................................................................................. 24 VIII. Wash Treatment ..................................................................................................................... 25 IX. Recreation Areas and Open Space ........................................................................................ 25 X. Cultural Resources ................................................................................................................. 26 XI. Commercial Design Features ................................................................................................. 26 LIST OF EXHIBITS/TABLES Exhibit I: Aerial View ........................................................................................................................... 2 Exhibit III.A: Amendment #1 Land Use Designations .......................................................................... 4 Exhibit IV.A : Amendment #2 Existing Specific Plan Designations ..................................................... 6 Exhibit IV.B: Amendment #2 Proposed Specific Plan Designations .................................................... 7 Exhibit V.F: Major Street (Silverbell Road) Building Setbacks .......................................................... 15 Exhibit VI.A: Land Use Plan .............................................................................................................. 18 Exhibit VI.B: First Level Floor Plan .................................................................................................... 19 Exhibit VI.C: Second Level Floor Plan .............................................................................................. 20 Exhibit VI.D: Street Elevation ............................................................................................................ 21 Exhibit VI.E: Rear and Side Yard Elevations ..................................................................................... 22 Exhibit VI.F: Front and Side Yard Elevations .................................................................................... 23 Table VII: Parking Calculations ......................................................................................................... 24 Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 1 I. Pima Farms North Specific Plan Summary The Pima Farms North Specific Plan was established on May 30, 1989, by Ordinance 89.20 to provide 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 26 acres located west of Continental Reserve Loop on the south side of Silverbell Road. The authority for the preparation of specific plans is found in the Arizona Revised Statutes, Section 9-461.08. The law allows the preparation of specific plans based on the General Plan, as may be required for the systematic execution of the General Plan, and further allows for specific plan review and adoption. The Pima Farms North – Villas at Sombrero Peak Specific Plan Amendment is consistent with the Marana General Plan, approved and adopted on May 17, 2011, as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000 with Arizona Revised Statutes (A.R.S) §9-461.06. 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 is subject to review and approval by the Marana Planning Commission. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 2 Exhibit I: Aerial View Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 3 III. Pima Farms North Specific Plan Amendment #1– The Villas at Sombrero Peak Per Ordinance No. 2006.19 adopted on July 5, 2006, The Villas at Sombrero Peak Plan Amendment #1 established a 25.5-acre commercial area within the Pima Farms Specific Plan near the intersection of Silverbell Road and Continental Reserve Loop. Specifically, this plan amendment modified the land use designations for approximately 8.4 acres within the Pima Farms North Specific Plan from Transitional Residential (T.R.) and Open Space (O.S.) to Village Core-Commercial (C). Refer to Exhibit III.A: Amendment #1 Land Use Designation for the 2006 existing and proposed land use designations. Furthermore, this plan amendment modified the development regulations for the Village Core-Commercial land use designation to be consistent with the SRCOD and allow multi-family as a permitted use; modified the parking requirements for the specific plan to allow for tandem parking within multi-family residential units; and modified the maximum building height for commercial buildings to 34 feet for chimneys, architectural elements or elevator shafts. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 4 Exhibit III.A: Amendment #1 Land Use Designations Existing 2006 Land Use Designations Proposed 2006 Land Use Designations Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 5 IV. Proposed Pima Farms North Specific Plan Amendment #2 - The Villas at Sombrero Peak The purpose of this amendment is to rectify a split zoning designation on a 1.42-acre property located at 8861 North Continental Reserve Loop, approximately 250 feet south of Silverbell Road. Before 2008, the subject property consisted of two parcels that were in two separate specific plans: Pima Farms North Specific Plan Amendment - The Villas at Sombrero Peak (0.74 acres) and Pima Farms Specific Plan (0.68 acres); refer to the area denoted as “subject area” on Exhibit IV.A: Amendment #2 Existing Specific Plan Designations and Exhibit IV.B: Amendment #2 Proposed Specific Plan Designations. As a result of development interest in 2008, a lot combination was processed to form a single, 1.42-acre, site. In 2016, a final plat was approved on the subject property effectively establishing four development areas with The Villas at Sombrero Peak called (refer to Lot (Block) 4 in Resolution No. 2016-015: Continental Crossing Lots 1 through 4). Though the two parcels were combined and subsequently platted, the zoning designations for each remained unchanged, leaving the newly combined parcel, assessor parcel number (APN): 266-22-6160, partially zoned for commercial uses in the north and partially zoned for medium-high density residential uses in the south under two different sets of development standards in separate Specific Plans. The proposed Amendment #2 removes the 0.68-acre portion of the property currently within the Pima Farms Specific Plan and includes it within the Pima Farms North Specific Plan Amendment – The Villas at Sombrero Peak with a land use designation of Village Core-Commercial. (see Exhibit IV.B: Proposed Specific Plan Designations). This amendment brings the subject property identified by APN 266-22-6160 under the development regulations and guidance of a single specific plan and increases the overall commercial area known as The Villas at Sombrero Peak from 25.5 acres to 26.18 acres. No other modifications are proposed. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 6 Exhibit IV.A : Amendment #2 Existing Specific Plan Designations Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 7 Exhibit IV.B: Amendment #2 Proposed Specific Plan Designations Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 8 V. Development Standards These regulations shall govern the use of land within the Pima Farms North Specific Plan – The Villas at Sombrero Peak which has one single land use – Village Core-Commercial. These regulations shall be in conformance with the regulations of the Silverbell Road Corridor Overlay District (Ordinance 2009.05) and in instances where these regulations are silent, the Marana Commercial Design Standards, Title 08.07 of the Marana Land Development Code apply.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 Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 9 c) Churches and religious institutions d) Library 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: 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 8. Retail Uses 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 l) Card Stores m) Carpet and floor covering stores n) Clothing, apparel or accessory stores o) Computer and computer software stores Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 10 p) Convenience stores q) Drugstores 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 hh) Optical goods ii) Pet/pet supplies jj) Photocopying services kk) Record, tape or CD stores ll) Religious goods mm) Restaurants, cafes, delicatessens or coffee shops, including outdoor seating areas nn) Secondhand 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 uu) 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 11 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 Chapter 17.3.3of the Marana Land Development Code. 1. 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 15 and December 31 for a maximum of six weeks from inception. C. Conditional Uses: The following uses are permitted conditionally, subject to the provisions of Chapter 17.3.2 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: 1. 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; Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 12 6. Restaurants, cafes, delicatessens or coffee shops providing drive- thru or drive-up service; 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 17-18 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; Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 13 10. Major automobile repair facilities, including major engine, mechanical or transmission repair and radiator service; 11. Manufactured Home Sales; 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: 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 in accordance with Title 22 of the Town of Marana Off-street Parking and Loading Standards. Screening and landscaping shall adhere to Section VII-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 Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 14 exception of covered parking. Where commercial uses are adjacent to residential areas, a landscape planting 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 Bufferyards shall be in conformance with the Town of Marana Land Development Code. A bufferyard 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 bufferyard shall be provided along the northern boundary adjacent to Silverbell Road. An enhanced landscape bufferyard 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 25 feet is required for development adjacent to Silverbell Road. (See Exhibit V.F: Streetscape) Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 15 Exhibit V.F: Major Street (Silverbell Road) Building Setbacks 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 16 G. Commercial Description 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 17 VI. 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 26.18 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 7 acres of future retail/commercial and 1.5 acres of existing Quik-Mart commercial (see Exhibit VI.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 VI.B: First Level Floor Plan and Exhibit VI.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 VI.D: Street Elevation. See Exhibit VI.E: Rear and Side Yard Elevations and Exhibit VI.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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 19 Exhibit VI.B: First Level Floor Plan 210 unit/ 2 story/ Condominiums Legend Unit Name Unit Type Square Footage A1-U 1BR/1BA 775 B1-L 2BR/2BA 980 B1-U 2BR/2BA 1008 B2-U 2BR/2BA 939 B3-U 2BR/2BA 987 C1-L 3BR/2BA 1,363 C1-U 3BR/2BA 1,364 Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 20 Exhibit VI.C: Second Level Floor Plan 210 unit/ 2 story/ Condominiums Legend Unit Name Unit Type Square Footage A1-U 1BR/1BA 775 B1-L 2BR/2BA 980 B1-U 2BR/2BA 1008 B2-U 2BR/2BA 939 B3-U 2BR/2BA 987 C1-L 3BR/2BA 1,363 C1-U 3BR/2BA 1,364 Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 21 Exhibit VI.D: Street Elevation Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 22 Exhibit VI.E: Rear and Side Yard Elevations Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 23 Exhibit VI.F: Front and Side Yard Elevations Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 24 VII. Circulation 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 VI.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 VI.B: First Level Floor Plans for dimensions and locations of tandem garages. Table VII: Parking Calculations Number of Bedrooms Town of Marana Parking Requirements Number of Parking Spaces Required One Bedrooms 20 units) 1.5 spaces per one bedroom unit 30 parking spaces Two Bedrooms 100 units) 2 spaces per two bedroom unit 200 parking spaces Three Bedrooms 80 units) 2 spaces per three bedroom unit 160 parking spaces Guest Parking 1 space for every 3 units 66 guest spaces Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 25 VIII. 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 V of the development standards. IX. 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 VI.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 ½ 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 26 X. 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. XI. 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 27 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 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. 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 28 4. Walls and Fencing a. Site walls should reflect the design of the main structures in either style or material selections. 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 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. Specific Plan Amendment Pima Farms North Specific Plan The Villas at Sombrero Peak Marana, Arizona 29 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 17.10 of the Land Development Code and the Silverbell Overlay District.