|The Planning Center is requesting a recommendation to the Marana Town Council for approval to rezone approximately 103.2 acres of land from RR (Resort and Recreation) to F (Specific Plan) for the purpose of establishing the Lazy K Bar Ranch Specific Plan. The requested rezoning includes an application requesting a minor amendment to the Marana General Plan. The application proposes to amend the existing General Plan land use plan category of Rural Density Residental (RDR) to Master Plan Area (MPA) to accommodate the proposed Specific Plan zoning. The plan proposes a single-family residential development consisting of 178 lots and a significant amount of active and passive open space.
Marana General Plan
The Marana General Plan designates the proposed rezoning area with a land use category of Rural Density Residential (RDR), which is characterized by single-family detached homes on large properties at a density range of 0.1 to 0.5 residences per acre. The rezoning application is accompanied by an application for a minor amendment to the General Plan from Rural Density Residential (RDR) to Master Plan Area (MPA) to accommodate the proposed specific plan zoning.
The Lazy K Bar Ranch Specific Plan proposes 178 residential lots, significant open space, 1.5 acres of community recreation area, a public trail, and preservation of a portion of the iconic Lazy K Bar ranch house. The overall land area of the property totals approximately 138.2 acres; however, only 103.2 acres are subject to the rezoning application. The remaining 35 acres will remain as RR (Recreation and Resort) zoning and will serve as open space for the future residential development. The resulting density is 1.29 residences per acre. The plan proposes two land use designations: Residential Area (RA) and Open Space (OS). The RA consists of approximately 55.2 acres acres (40%) including lot area, roadways, and areas of ancillary disturbance associated with the development of the site. The OS covers roughly 83 acres or 60% of the overall 138.2 acres.
The topography of the site is characterized largely by flat and semi-undulating terrain with rather significant slopes in the west and south portions of the site. There are Level 1 restricted peaks and ridges located in the northwest and southwest corners of the property. Grading will be restricted to lots, roadways, and necessary ancillary grading for improvements. The low-density, clustered design of the project will allow for most drainage to flow naturally. Significant drainageways within the project will be preserved in their natural state with minimal encroachments, primarily for roadway crossings. An existing wildlife corridor in the northern part of the rezoning area is proposed to be preserved and protected by maintaining a vast amount of open space in this area. The applicants have worked cooperatively with the Coalition for Sonoran Desert Protection to design a lot layout which respects the sensitivity of the existing wildlife corridor.
The rezoning area will be encompassed by an area of largely natural undisturbed open space extending inward a minimum of 150 feet from the perimeter of the property boundary. This area will serve as a project setback and buffer from adjacent land uses. The plan depicts a community recreation area of approximately 1.5 acres in the northeast part of the rezoning area. Although this is a suitable location, it is likely that the recreation area will be relocated to the site of the existing ranch house, which is proposed to be preserved as part of the development of the project. Many discussions have taken place between staff and the applicant team regarding the preservation of onsite buildings and facilities from the former ranch. After preliminary evaluations by Town staff as well as a local architect with experience in historic structures, it was determined that the most reasonable and prudent course of action would be to preserve what is arguably the oldest and most iconic structure on the site - the old stone ranch house. The structure will be restored and renovated to a degree deemed to be reasonable and safe with respect to the building code(s). The entire ranch house will not be salvaged; however, what is thought to be the original stone structure and perhaps the first addition are in the plans for preservation. The outdoor patio/ hardscaped area near the ranch house is planned to be preserved as well. It is anticipated that the preserved facilities will be incorporated into the recreational component of the future development and will serve not only as amenities but also as a means of retaining the history and nostalgia of the former Lazy K Bar Ranch.
As part of the future development's recreation component, a public trail easement extending from the east to the west property boundaries will be dedicated to the Town enabling the general public to continue to enjoy access to the natural environment. A trail currently exists within what is proposed as open space in the southern portion of the site and was used presumably for many years while the Lazy K Bar Ranch was in operation. The easement will be dedicated along the existing trail alignment during the subdivision platting process, and Town staff will ensure that the trail is sustainable and suitable for public use.
The proposed land use and development standards are rather typical of quality single-family residential developments. The permitted and accessory uses are acceptable and reasonable. The development plan proposes one lot size category within the Residential Area (RA) land use designation. The area of each lot within the RA will fall within a range of 6,000 square feet to approximately 11,200 square feet. As is depicted in the Land Use Concept Plan on Page III-64 of the specific plan, the smaller lots are proposed to be located within the eastern part of the rezoning area, and the larger lots are proposed central and west into the upper elevations. The plan proposes one-story structures at a maximum height of 25 feet with an option to increase by 20% up to 30 feet with approval by the Planning Director. This allowance for building height increase is supported by the Marana Land Development Code and is utilized occasionally to accommodate the contemporary residential designs of today’s homebuilders.
Access and Circulation
Access is proposed to be provided via Scenic Drive. The primary access aligns with Pima Farms Road and will provide both ingress and egress to the future development. The secondary access is located just south of the north boundary of the project and will provide egress only. A gated development is proposed and the private streets will be maintained by a homeowner's association. The conceptual development plan proposes the Town's 42-foot street section for the internal roadways. This street section typically utilizes two 10-foot travel lanes, two 6-foot parking lanes including mountable roll curbs, and a 5-foot sidewalk on both sides of the street. Through extensive review and analysis, Town staff has determined that re-opening the previously closed Scenic Drive is critical to ensure effective and efficient neighborhood traffic circulation. The owner/developer will dedicate to the Town the previously abandoned right-of-way for Scenic Drive along the project's frontage, and will fully design and construct Scenic Drive in accordance with a forthcoming Lazy K Bar Ranch Development Agreement. Improvements to Pima Farms Road will also be necessary, the extent of which will be determined by the Town Engineer. The Town of Marana Traffic Engineering Division has accepted the Traffic Impact Analysis for the project.
The rezoning area will be served by Marana Water via an existing 12-inch main located within Pima Farms Road near its intersection with Scenic Drive. It is anticipated that a booster station will be constructed to supply water to the higher elevations within the forthcoming development. A water service agreement, as well as plans for the water distribution system will be required prior to development. The owner/ developer will be responsible for constructing all on-site and off-site water infrastructure needed to serve potable water and fire protection to the project.
Sewer will be provided to the development by Pima County. The Pima County Regional Wastewater Reclamation Department has indicated that flows from this project can be accommodated in an existing 10-inch sewer line located within Pima Farms Road near its intersection with Sand Dune Place, approximately 2,700 feet east of the project. Other options may be available in nearby existing lines; however, the owner/developer must obtain confirmation from Pima County that conveyance and treatment capacity is available for these options prior to platting.
The project is located within the Tucson Electric Power (TEP) service area. TEP has indicated that an upgrade to the existing overhead line in Pima Farms Road near Scenic Drive may be required to serve the project. Southwest Gas currently serves the property.
Town staff has been working with the applicants and their legal counsel on drafting a development agreement (DA). Although the Planning Commission is not required to review the DA and make a recommendation to the Town Council regarding the DA, the draft (current at the time of this report) has been attached for reference.
As this project has evolved over the past few years, the applicants have held a number of meetings and met with many of the neighboring property owners. Four public hearings have been held before the Planning Commission and Town Council since August 2014 during which the Commission and Council have heard from many nearby property owners both in support of and opposed to the proposed rezoning. The applicants recently met with Dan Withers, the owner of the property adjacent to the south boundary of the Lazy K Bar to discuss the revised plan. They also met with Eleanor Bingham (east of rezoning area) and other neighbors in January of this year. Meetings with a number of the property owners north of the rezoning area were held in December of last year and March of this year to discuss the revised land use plan as well as the proposal for Scenic Drive and the extension of the Town of Marana water line.
The required notice for this public hearing was properly noticed in The Daily Territorial newspaper, and all property owners within 300 feet of the proposed specific plan area were noticed by United States Mail of the date, time, and topic of the public hearing. Notice was also posted at various locations within the community.
Recommended Findings of Fact
- The property is currently zoned RR (Resort and Recreation). The proposed change in zoning from RR to F (Specific Plan) will require a minor amendment to the Marana General Plan from the existing designation of Rural Density Residential (RDR) to Master Planning Area (MPA).
- With the acceptance of the recommended conditions, the proposed rezoning is in compliance with all other development standards of the Land Development Code related to this zoning classification.
- This proposal, with acceptance of the recommended conditions, does not appear to be detrimental to the immediate area or to the health, safety, and welfare of the inhabitants of the area and the Town of Marana.
1. Ability to comply with development regulations, i.e. water, sanitation, access, developable parcel, etc.:
With the acceptance of the recommended conditions the development complies with the requirements of all agencies.
2. Ability to comply with requirements of the zoning regulations, i.e. lot size, frontage, setbacks, etc.:
With the acceptance of the recommended conditions this proposal complies with the requirements of the F (Specific Plan) zoning and the purpose and intent of the Land Development Code.
3. Consistent with the purpose of the zoning regulations and with the intent of the General Plan:
This proposal is consistent with the purpose and intent of the Land Development Code and the Town of Marana General Plan Master Planning Area (MPA) land use designation.
4. Compatible with the surrounding area, harmonious with the character of the neighborhood, not detrimental to the immediate area or the development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the Town:
Based upon the requirements and conditions, this proposal does not appear to be detrimental to the immediate area or to the general health, safety, and welfare of the inhabitants of the area and the Town of Marana.
|Staff recommends that the Planning Commission recommend to the Marana Town Council approval of PCZ1612-001, Lazy K Bar Ranch Specific Plan, and GPA1612-001, General Plan Minor Amendment, based upon the recommended findings and subject to the following conditions:
- Compliance with all of the applicable provisions of the Town’s codes and ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements and payment of application fees and applicable development impact fees.
- Any plat or development plan for any portion of the Rezoning Area shall be in general conformance with the Land Use Concept Plan presented to and approved by the Town Council as part of this Rezoning.
- A master drainage study must be submitted by the Property Owners and accepted by the Town Engineer prior to Town approval of a preliminary plat or development plan for any portion of the Rezoning Area.
- A water infrastructure and phasing plan (WIP) must be submitted by the Property Owners and accepted by the Marana Utilities Department (the “water provider”) prior to approval of a preliminary plat for any portion of the Rezoning Area. The WIP shall identify all on-site and off-site water facilities needed to serve the proposed development. The WIP shall include all information required by the water provider, such as (but not limited to) analysis of water use and fire flow requirements, and well source, reservoir, and booster station infrastructure needed to serve the proposed development. If the water provider requires a water service agreement as a condition of service to the proposed development, the Property Owners must enter into a water service agreement with the water provider consistent with the accepted WIP.
- A master sewer plan must be submitted by the Property Owners and accepted by Pima County Regional Wastewater Reclamation Department (the “wastewater utility”) prior to the approval of any final plat or development plan for the Rezoning Area. The master sewer plan shall identify all on-site and off-site wastewater facilities needed to serve the proposed development, and shall include all information required by the wastewater utility. If the wastewater utility requires a sewer service agreement as a condition of service to the proposed development, the Property Owners must enter into a sewer service agreement with the wastewater utility consistent with the accepted master sewer plan.
- The Property Owners must design and construct any roadway, drainage, water, and wastewater improvements, and dedicate or acquire any property rights associated with those improvements, that the Town requires based on the data and findings of the accepted traffic impact analysis, the accepted master drainage study, the accepted WIP, the accepted master sewer plan, and other studies approved in connection with the approval of a preliminary plat or development plan for any portion of the Rezoning Area.
- The final design of all streets and circulation facilities, including gated access (if applicable), must be accepted by the Northwest Fire District prior to Town Council consideration of a final plat for any portion of the Rezoning Area.
- The maximum number of residential lots within the Rezoning Area shall not exceed 178.
- All lots within the Rezoning Area shall be limited to one-story construction in accordance with the Lazy K Bar Ranch Specific Plan.
- No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the Property Owners from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The Property Owners should retain appropriate experts and consult appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations.
- The Property Owners shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II for the Town providing designation of assured water supply and water service to the Rezoning Area. If Type I or Type II is needed on the Rezoning Area, the Town and the Property Owners shall arrive at an agreeable solution to the use of those water rights appurtenant to the affected portion of the Rezoning Area.
- Prior to the issuance of any grading permits, the Property Owners shall submit evidence to the Town that all federal permit requirements have been met through the Corps of Engineers and the State Historic Preservation Office, if federal permits are required for the development of the Rezoning Area.
- A 100% clearance survey for the desert tortoise shall be completed by a qualified biologist at the Property Owners' expense and a survey report shall be submitted to the Town and to the Arizona Game and Fish Department (AZGFD) prior to issuance of any grading permits. If a desert tortoise is found during the survey or at any time during construction, the Property Owners shall immediately notify the Town and the AZGFD, and the tortoise shall be moved in accordance with the most current AZGFD Tortoise Handling Guidelines at the Property Owners' expense.
- The Property Owners shall dedicate the right-of-way for and design and construct the necessary improvements for Scenic Drive in accordance with agreements with the Town as specified in the forthcoming Lazy K Bar Ranch Development Agreement.
- The Property Owners shall not cause any lot split of any kind without the written consent of the Town of Marana.
- A Native Plant Program (NPP) in accordance with the Marana Land Development Code must be submitted and approved by the Town of Marana during the review of subdivision plats for the Rezoning Area.
- The Planning Department is authorized to approve minor revisions to the specific plan document for this rezoning including the clarification of regulatory language and grammatical revisions prior to the request proceeding to the Town Council.