(c) Request to rezone approximately 159.2 acres from SR to R-1. Applicant: Mr. Gordon Stone of Stantec Consulting, Inc., on behalf of the property owner, Houghton Road Investors, LLC. The rezoning site is located east of Houghton Road between Bilby Road and Poorman Road. The preliminary development plan is for 728 one and two-story single-family residences with a density of 4.6 units per acre utilizing the Residential Cluster Option (RCP) provisions of the Land Use Code (LUC). The Planning Department and Zoning Examiner recommend approval of R-1 zoning, subject to certain conditions. The City Manager recommends approval of R-1 zoning, subject to the following conditions.
1. A subdivision plat, in substantial compliance with the Preliminary Development Plan, Design Compatibility Report, Environmental Resource Report, and Community Design Principles, is to be submitted for review and approval in accordance with Section 4.1.1 of the LUC, including, but not limited to:
a. All new buildings shall utilize earthtone colors and materials. Brighter colors may be used for accent.
b. Any building greater than twenty (20) feet in height shall have a variety of rooflines. Elevations showing these rooflines shall be submitted with the tentative plat.
c. All required landscaping for the scenic route buffers shall be provided on private property.
d. The Mesquite Ranch Master Plan Program document provided by the applicant shall include adequate information as to how the development will adhere to the stated sustainability goals.
e. The private Community Gathering Place shall include, at a minimum, a swimming pool area, ramadas, play structures, volleyball and basketball courts, benches, picnic tables, grassed play areas and associated parking lots.
f. The private Neighborhood Commons or "tot lots" shall include, at a minimum, grassed play areas, benches and picnic tables. These areas shall be constructed and maintained privately.
2. The owner/developer shall dedicate, or verify the existence of, the additional right-of-way for Houghton Road, Poorman Road and Bilby Road per the Major Streets and Routes Plan. The applicable right-of-way for radius spandrels and intersection widening shall be included.
3. The owner/developer shall be responsible for the following improvements being made to adjacent major streets:
a. Thirty (30) feet of pavement on Bilby Road with the south curb and sidewalk along the entire length of the rezoning parcel to provide for a single travel lane and a bike lane in each direction. (This pavement may be terminated at the easternmost entrance roadway and an escrow account established for use by the City for completion of Bilby Road as additional extensions are made.) There shall also be a twelve (12) foot wide left turn bay provided and appropriate taper at the Houghton and Bilby Roads intersection. The exact length of the taper shall be determined by the required traffic study. A sleeve for a future reclaimed water line shall be provided under Bilby Road as part of the Bilby Road development.
b. Forty-one (41) feet of pavement on Poorman Road with the north curb and sidewalk along the entire length of the rezoning parcel to provide for a single travel lane and a bike lane in each direction along with a continuous left turn lane. The design shall include the north curb and sidewalk from Houghton Road to the easternmost entrance roadway to the project and taper to thirty-four (34) feet of pavement, north curb, and sidewalk at the eastern end of the site.
c. Improvements on Bilby Road and Poorman Road may be phased with the approval of the City Engineer provided assurances are provided for the completion of the roadways. Any approved phasing shall result in a roadway system that can stand-alone if no further improvements are made. Temporary turnarounds shall be provided if required by the phasing.
d. The drainage structures required as a result of improvements on Bilby Road and Poorman Road will be designed for 100-year flow requirements.
e. Interim paving improvements on Houghton Road for left turn lanes and deceleration/acceleration lanes with appropriate tapers at Bilby Road, Poorman Road and the center collector roadway. These improvements can be phased as each roadway is developed according to approved phasing of the project.
f. Compliance with the February 7, 2000 memorandum from the Director of Park and Recreation which outlines the trail requirements within the right-of-ways.
4. The owner/developer shall participate in future improvements required to Houghton Road, Poorman Road and Bilby Road by providing funding in the amount of $200,000 to the City of Tucson. This funding shall be made prior to the approval of building permits for greater than 33% of the authorized lots for the project. This funding participation is made in lieu of building two (2) additional through lanes on Houghton Road with appropriate drainage structures, and participation in future improvement districts for paving, sidewalks, lighting or other improvements on the three major streets.
5. The owner/developer shall provide a contribution toward the cost of future traffic signals. This contribution shall be not more than 25% of the cost of a traffic signal at Bilby and Houghton Roads and not more than 25% of the cost of a traffic signal at Poorman and Houghton Roads. If the required traffic study indicates that one traffic signal is warranted, that signal shall be installed by the developer at 100% of the cost with 50% refunded to the developer as future development occurs (platting, rezoning, or improvements) on the other 3 quadrants of that intersection. Participation in this one traffic signal would satisfy the developer requirements.
6. The owner/developer shall provide a minimum fifteen (15) foot wide pedestrian trail/public access easement running north and south along Mesquite Ranch Wash to assure connectivity to the north and south with future surrounding development. The specific design of the trail, including trail placement, directional signage, maintenance, fencing and lighting restrictions, are subject to an agreement that will be finalized during the subdivision platting process between the owner/developer and the Director of Tucson Parks and Recreation.
7. Recordation of the Vail School District agreement dated February 4, 2000. A copy of the recorded agreement shall be provided to the Rita Ranch Neighborhood Association.
8. A complete traffic impact analysis study shall be submitted to determine the impact to the surrounding transportation system.
9. Additional street connections, over and above the two locations identified on both Bilby and Poorman Roads, shall be provided if determined necessary by the traffic study. Access from Houghton Road shall be limited to one location, which shall be designed and developed as a neighborhood collector street. A minimum of one (1) vehicular access point shall be provided from this development to the property to the east. (The final location shall be determined to minimize drainage crossings.) A minimum of one (1) interior east-west street connection consisting of strip paving, cut-off headers, pedestrian access and post barricades shall be provided at a location established by the owner/developer and approved by the City Engineer.
10. All local streets shall include enhanced landscaping at intersections, landscape buffer areas adjacent to rear or side patio walls which face the street, and traffic calming features such as narrowed pavement widths, landscaped medians and bumpouts, cul-de-sacs, and traffic islands.
11. All cul-de-sac designs shall include landscaped median areas and landscaped walkways to connect with the open space network, as proposed by the applicant.
12. The owner/developer shall complete a plant inventory, preservation/salvage plan, and mitigation of vegetation within the Mesquite Ranch Wash and Civano Wash Tributary (to include the wash, banks and fifty (50) feet on each side of the wash as measured from the top of bank).
13. A drainage report shall be submitted for review and approval, including retention/detention calculations/requirements. This project shall have no adverse impact to any downstream properties or increase the runoff from the subject development site above existing conditions.
14. The owner/developer shall dedicate well sites to the City of Tucson as determined necessary.
15. Water harvesting techniques shall be utilized by conveying rooftop, parking area access lane (PAAL), and parking area drainage to designated water harvesting areas.
16. A minimum ten (10) foot wide landscape buffer with canopy trees shall be provided adjacent to the Bilby Road street right-of-way.
17. Any required or proposed masonry screen walls visible from the public right-of-way shall be constructed of, or painted with, graffiti-resistant materials. Screen walls shall incorporate one or more of the following decorative materials: (a) tile, (b) stone, (c) brick, (d) textured brick/block or, (e) a coarse-textured material such as stucco or plaster.
18. Any outdoor lighting provided within the common areas or other public areas shall be directed down and away from residential parcels and public roadways and be as low in elevation as possible.
19. An on-the-ground survey by a qualified archeologist shall be performed before any ground modification, and if any remains are found, a data recovery program approved by the Arizona State Museum shall be performed.
20. Archeological/cultural remains encountered during ground modification activities shall be mitigated in accordance with guidelines provided by the Arizona State Museum.
21. All areas identified as open space shall be fenced off and protected prior to any on-site development activity.
22. The U. S. Fish and Wildlife Service guidelines regarding the Cactus Ferruginous Pygmy Owl shall be followed.
23. The Arizona Game and Fish Department guidelines regarding raptors, bats, gila monsters, and special status plants and animals shall be followed.
24. "Safe by Design" concepts shall be incorporated in the subdivision plat for review by the Tucson Police Department.
25. Any relocation, modification, etc., of existing utilities and/or public improvements necessitated by the proposed development shall be at no expense to the public.
26. Compliance with all Code requirements and conditions of rezoning by March 20, 2005.
Zero (0) written approvals and zero (0) written protests have been received.
A simple majority vote of the Mayor and Council will be necessary to adopt an ordinance once the conditions of rezoning are met.
