Planning and Zoning Commission Meeting

Planning & Zoning Commission Meeting Agenda Pursuant to A.R.S. § 38-431.02 notice is hereby given to the public that the Sahuarita Planning & Zoning Commission will hold a meeting at the date and time specified below at the Sahuarita Council Chambers, 375 West Sahuarita Center Way, Sahuarita, AZ. To better serve our community, the Sahuarita Council Chambers is wheelchair accessible. Persons with a disability may request a reasonable accommodation, such as a sign language interpreter, by contacting the Town Clerk’s Office at 520-822-8801. Requests should be made no later than three (3) working days prior to the meeting to arrange the accommodation. PLANNING & ZONING COMMISSION REGULAR MEETING AGENDA MONDAY, NOVEMBER 2, 2020 at or after 6:00 PM 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. APPROVAL OF MINUTES FOR PLANNING & ZONING COMMISSION MEETING OF OCTOBER 28, 2020 WILL TAKE PLACE AT NEXT COMMISSION MEETING. 5. CALL TO THE AUDIENCE At this time, any member of the public is allowed to address the Board on any issue not already on tonight’s agenda. Pursuant to the Arizona Meeting Law, the speaker’s comments may not be considered, discussed or even answered by the Board at this meeting, but may, at the discretion of the Board, be placed on a future agenda for discussion/action. Regular Meeting Agenda- November 2, 2020 Page 1 of 2  PLANNING & ZONING COMMISSION MEETING AGENDA 6. PUBLIC HEARING: A proposed Major General Plan Amendment requested by Robson Ranch Quail Creek, LLC, for two sites: Site A is approximately 615 acres in size and is located immediately adjacent to and north of existing Quail Creek; Site B is approximately 290 acres in size and is located west of S Old Nogales Hwy, south of the wastewater treatment plant (see map below). The purpose of the amendment is to give these areas a General Plan designation of Specific Plan, which would indicate that the properties are appropriate for a future rezoning as a Specific Plan. Case number SA7-20-00001. 7. PUBLIC HEARING: A proposed Zoning Code Text Amendment to Chapter 18.83 (Addressing) eliminating conflicts between Town street name sign standards and federal standards for street name signs. Case number SA8-20-00001. 8. PLANNING & BUILDING DIRECTOR'S REPORT 9. FUTURE AGENDA ITEMS 10. ADJOURNMENT Regular Meeting Agenda- November 2, 2020 Page 2 of 2  PLANNING & BUILDING 375 W. Sahuarita Center Way Sahuarita, AZ 85629 sahuaritaAZ.gov Planning & Zoning Commission Staff Report Case No. SA7-20-00001 Commission Meeting Dates: October 28, 2020 Agenda Item No. 6 November 2, 2020 PREPARED BY: Anna Casadei, AICP, Planning and Zoning Manager REVIEWED BY: Sarah S. More, FAICP, Planning and Building Director RECOMMENDATION: Staff recommends that the Commission forward a recommendation of approval to the Town Council. SUBJECT: Public Hearing: Major General Plan Amendment – Quail Creek SIZE: Approximately 905 acres LOCATION: Site A: North of existing Quail Creek community (615 acres) Site B: West of S. Old Nogales Highway across from existing Quail Creek community (290 acres) APPLICANT: Elizabeth Lonetti and Trevor Barger, Espiritu Loci, Inc. OWNER: Robson Ranch Quail Creek, LLC .  Site A Site B Proposal: This request would give Sites A and B a General Plan land use designation of Specific Plan. The current land use designations for these sites are Medium Density Residential (Site A) and Commercial and Resource Conservation/Open Space (Site B). Background: Robson Ranch Quail Creek is requesting a Major General Plan Amendment to give Sites A and B a General Plan land use designation of Specific Plan (Attachment 1). The applicant’s intent, as stated in the application, is to submit a future request to rezone these sites as a new Specific Plan for the expansion of the Quail Creek community. It is important to understand the difference between a Specific Plan land use designation in the General Plan versus the Specific Plan zone. Page 2  • General Plan land use designations establish a framework for the future zoning and development of a property. Rezoning requests must be in conformance with the General Plan; a General Plan land use designation sets the stage for a rezoning. Within the General Plan, a Specific Plan land use designation indicates that the Town generally supports a future specialized zoning document for an area. The other areas shown as Specific Plan land uses on the General Plan land use map have existing, approved Specific Plans and have been legally rezoned as a Specific Plan. Examples are Quail Creek, Rancho Sahuarita, and Madera Highlands. The General Plan is a policy document, not a regulatory document. • A Specific Plan zone, on the other hand, means that a specialized zoning document (called a Specific Plan) has been legally adopted for an area. A Specific Plan contains details such as allowable uses, densities, road networks, utility services, park and open space requirements, and design criteria. A Specific Plan is adopted by ordinance, which makes it a regulatory document. The land is currently designated Medium Density Residential (Site A) and Commercial and Resource Conservation/Open Space (Site B) in the General Plan. The definitions of these land use categories are: • Medium Density Residential: “Medium Density Residential is characterized by single- family suburban residential development with a range of subdivided lot sizes. Clustering of uses is permitted to enhance an interconnected open space system or to maximum preservation of existing vegetation and other natural features of the site. Recommended zoning categories include: R-2 Single Residence Zone, R-3 Single Residence Zone, R-4 Mixed Dwelling Type Zone, and MH-1 Manufactured and Mobile Home-1 Zone. Density range is 3.1-6 residences per acre.” • Commercial: “A Commercial land use designation allows for office and retail development that support the needs of the Town’s market area and employment centers. Recommended zoning categories include: Transitional (TR)*, Rural Village Center (RVC)*, Local Business (B-1), General Business (B-2) and Major Resort (MR).” *The TR and RVC zones were removed from the Zoning Code with a Zoning Code Amendment in 2015. • Resource Conservation/Open Space: “Resource Conservation/Open Space includes parks and open space to serve the needs of the Town. Existing parks and open space are identified on the General Plan Land Use map. Policies for future parks are addressed in the recreation and open space element. Parks and open spaces are allowed in all zoning categories.” The tables below show the existing zoning and General Plan/Pima County Comprehensive Plan land use designations for the subject sites and adjacent properties: Page 3 Site A Zoning Current General/ Existing Land Use Comprehensive Plan Designation SITE RH (Rural Medium Density Residential Vacant Homestead) NORTH RH (Rural Planned Development Vacant (Pima Homestead) Community, Low Intensity County) Urban SOUTH SP (Specific Plan) Specific Plan Quail Creek single- family residential and vacant land EAST (Pima RH (Rural Resource Sensitive Vacant County) Homestead) WEST RH (Rural Medium Density Residential Vacant Homestead) Site B Zoning Current General/ Existing Land Use Comprehensive Plan Designation SITE B-1 (Local Business), Resource Conservation/Open Vacant, Santa Cruz B-2 (General Space, Commercial River Business), RH (Rural Homestead) NORTH RH (Rural Resource Conservation/Open Vacant, Quail Creek- Homestead) Space, Institutional, Mixed Veterans Municipal Use, Special Planning Area Park, Pima County (Sahuarita Square) Wastewater Treatment Facility SOUTH Specific Plan Specific Plan Pecan groves (Sahuarita Farms) EAST Specific Plan (Quail Specific Plan Vacant Creek) WEST (Pima RH (Rural Medium Intensity Urban Single-Family County) Homestead) Residential Page 4 Details of the Request: The Town of Sahuarita General Plan is designed to serve as the guide for planning for the future of the Town by setting forth guiding policy that helps shape the form and layout of the community. The General Plan defines the criteria for a Major General Plan Amendment, and this request meets the criteria for a Major General Plan Amendment because it is larger than 40 acres in size. The General Plan also establishes land use categories and the permitted zoning categories for each land use. The applicant is proposing a Specific Plan designation for this area. The Town’s General Plan includes the following description for the Specific Plan Land Use Designation: “The purpose of the Specific Plan is to allow flexibility in site planning and design, while assuring the General Plan goals and objectives are implemented. Existing specific plans in Sahuarita are characterized by a variety of intensities and uses, including low to high density residential, differing scales of commercial development, industrial and employment related uses, and significant open space and natural areas.” In Specific Plan designated areas, a Specific Plan has been determined to be an appropriate mechanism for zoning of the area. A Specific Plan allows for tailored zoning regulations that take into account a property’s special characteristics. The subject sites currently include RH, B-1, and B-2 zoning. Site B includes an approximately 10-acre parcel that is currently outside of the town limits but which is in the process of annexation. State law allows the Town to include extra-territorial property in the General Plan; however, the annexation must be complete before the applicant can apply to rezone the 10-acre parcel. Analysis: Staff finds that a Specific Plan land use designation is appropriate for both Site A and Site B. The sites are owned by Robson, the developer of the Quail Creek community, and the intent stated by Robson is to expand the Quail Creek community to include these parcels. The rezoning would be a separate application process, and the applicant has stated that they will submit a new Specific Plan for these sites rather than amending the Quail Creek Specific Plan to include them. This will provide the community with the best method of creating a cohesive community feel while offering the Town an opportunity to review transportation, recreational, open space, and other needs for the expanded Quail Creek. This General Plan Amendment is the first step in that process. No adverse impacts on the town as a whole or on the existing Quail Creek community are anticipated as a result of this request. Page 5 Procedural Information: A Major General Plan Amendment requires two separate public hearings before the Planning and Zoning Commission, to be held in two different locations. At the second public hearing, the Commission will make a recommendation, which will be forwarded to the Town Council. The Town Council will hold a subsequent public hearing and will make a decision on the request. Public Input: Public notice was provided in the Green Valley News on October 11, 2020. As required by state law and Town code, 60-day notice of this amendment was provided to several agencies. Responding agencies have no remaining concerns (Attachment 2). Required Action: The Commission shall hold a public hearing, determine whether the proposed Major General Plan Amendment is in the best interest of the community, and make a motion to forward a recommendation to the Town Council. Recommendation: Staff recommends that the Commission forward a recommendation of approval of the Major General Plan Amendment to the Town Council. Recommended Motion (October 28): A motion should be made to close the public hearing. Recommended Motion (November 2): “I move to recommend approval of Case Number SA7-20-001, the Major General Plan Amendment for Quail Creek, to the Town Council.” Attachments 1. Application 2. Agency comments Page 6  Agenda item 6: Attachment 1 Town of Sahuarita General Plan Amendment Project Narrative 29 April 2020 Edited 06 May 2020 Edited 15 September 2020 Prepared by Espiritu Loci Incorporated 4645 N 32nd Street Suite A-250 Phoenix AZ 85018 www.EspirituLoci.com 2020 | P r o j e c t N a r r a t i v e G E N E R A L P L A N A M E N D M E N T Q U A I L C R E E K S P E C I F I C P L A N SITE A DESCRIPTION Site A corresponds to the majority of Section 32 and is approximately 615 acres in size located directly adjacent to and north of the community of Quail Creek (See Exhibit 1, 2035 General Plan Land Use - Site Context). It is adjacent to the Santa Rita Experimental Range and Wildlife Refuge to the east. Site A does not include the entirety of Section 32, as there are existing transmission line easements on State land along the northern edge of Site A, This utility corridor is approximately 230’ wide and runs parallel to and along the south side of E. Corto Road (See Exhibits 1-4, kV location callout). Site A is within the Town of Sahuarita and designated as Medium Density Residential in Aspire 2035 Sahuarita’s General Plan, adopted June 22, 2015, amended December 9, 2019 (See Exhibit 2 –2035 General Plan Land Use). The Medium Density Residential Land Use Designation is defined as: “Medium Density Residential “Medium Density Residential is characterized by single-family suburban residential development with a range of subdivided lot sizes. Clustering of uses is permitted to enhance an interconnected open space system or to maximize preservation of existing vegetation and other natural features of the site. Recommended zoning categories include: R-2 Single Residence Zone, R-3 Single Residence Zone, R-4 Mixed Dwelling Type Zone and MH-1 Manufactured and Mobile Home-1 Zone. Density range is 3.1–6 residences per acre.” 1 SITE B DESCRIPTION Site B is approximately 290 acres in size and located west of South Old Nogales Highway (Continental Road), south of the Pima County Treatment Plant and bounded on the south by a portion of the nearby Green Valley Pecan Company groves. The Santa Cruz River runs through this property in a north-south alignment approximately 1,000 feet from, and roughly parallel to, its western edge. Site B is west of the existing community of Quail Creek (See Exhibit 1, 2035 General Plan Land Use - Site Context). Site B is within the Town of Sahuarita (excepting an approximately 10 ac parcel along the western edge of Site B which is currently in the process of annexation from Pima County jurisdiction-Parcel #304150010 to the Town of Sahuarita) and designated as Open Space and Commercial in Aspire 2035 Sahuarita’s General Plan, adopted June 22, 2015, amended December 9, 2019 (See Exhibit 2 –2035 General Plan Land Use). The Land Use Designations for Site B are defined as: “Commercial “A Commercial land use designation allows for office and retail development that support the needs of the Town’s market area and employment centers. Recommended zoning categories 1 Aspire 2035 Town of Sahuarita General Plan, Land Use Category Definitions Page 10 2|Page 2020 | P r o j e c t N a r r a t i v e include: Transitional (TR), Rural Village Center (RVC), Local Business (B-1), General Business (B-2) and Major Resort (MR).” 2 “Resource Conservation/Open Space “Resource Conservation/Open Space includes - parks and open space to serve the needs of the Town. Existing parks and open space are identified on the General Plan Land Use map. Policies for future parks are addressed in the recreation and open space element. Parks and open spaces are allowed in all zoning categories.” 3 QUAIL CREEK SPECIFIC PLAN The purpose of this amendment is to change the designation of both Site A and Site B from the existing Town of Sahuarita’s General Plan Land Uses, as outlined above, to the General Plan designation of Specific Plan. (See Exhibit 3 –Proposed Land Use – Site Context and Exhibit 4 – Proposed Land Use). The Town of Sahuarita’s General Plan permits the use of “Specific Plans” in the Land Use Element section, Special Land Use Categories: “Adopted Specific Plans “The purpose of the Specific Plan is to allow flexibility in site planning and design, while assuring the General Plan goals and objectives are implemented. Existing specific plans in Sahuarita are characterized by a variety of intensities and uses, including low to high density residential, differing scales of commercial development, industrial and employment related uses, and significant open space and natural areas.” 4 Concurrent with this General Plan Amendment request will be the creation of a ‘sister’ Specific Plan to the existing Quail Creek Specific Plan (QCSP), which will remain, in order to include Site A and Site B within the expanded community of Quail Creek. The current Quail Creek Specific Plan includes a residential acreage total of 1,136 acres 5 with approval for 5,000 residences 6 resulting in an average density of up to 4.4 residences per acre in the existing plan. This is within the Medium Density Residential range of 3.1–6 residences per acre. The expansion of the Quail Creek community into the 615 acres within Site A would be developed within this Medium Density range of 3.1-6 residences per acre, which is consistent with the intent of the Town’s General Plan. Site B would be developed respecting the regional significance of the Santa Cruz River and include uses appropriate to the area. 2 Aspire 2035 Town of Sahuarita General Plan, Land Use Category Definitions Page 11 3 Aspire 2035 Town of Sahuarita General Plan, Land Use Category Definitions Page 12 4 Aspire 2035 Town of Sahuarita General Plan, Special Land Use Categories, Adopted Specific Plans Page 12 5 Quail Creek Specific Plan Update, April 2016, page 18 6 Quail Creek Specific Plan Update, April 2016, page 23 3|Page 2020 | P r o j e c t N a r r a t i v e Exhibit 1 2035 General Plan Land Use – Site Context 4|Page 2020 | P r o j e c t N a r r a t i v e Exhibit 2 2035 General Plan Land Use 6|Page 2020 | P r o j e c t N a r r a t i v e Exhibit 3 Proposed Land Use – Site Context 8|Page 2020 | P r o j e c t N a r r a t i v e Exhibit 4 Proposed Land Use 10 | P a g e  Agenda item 6: Attachment 2 From: Heriberto Coronado To: Anna Casadei Subject: RE: Review: Quail Creek Major GPA *Due July 15th Date: Wednesday, June 10, 2020 7:53:20 AM Attachments: image001.png image002.png image003.png Good Morning Anna, PW does not have any comments for Quail Creek Major GPA - 1st Submittal (SA7-20-00001). Thank you! Best Regards, Heriberto “Eri” Coronado III Project Manager Email: HCoronado@SahuaritaAZ.gov Office: 520-344-7103 – Fax: 520-344-7111 From: Vanessa Valles Sent: Monday, June 8, 2020 12:14 PM To: Nanette Smejkal <nsmejkal@sahuaritaaz.gov>; Victor Gonzalez <vgonzalez@sahuaritaaz.gov>; Heriberto Coronado <hcoronado@sahuaritaaz.gov>; Beth Abramovitz <babramovitz@sahuaritaaz.gov>; Heidi Lasham <hlasham@sahuaritaaz.gov>; 'mburke@tep.com' <mburke@tep.com>; kbarnes@azgt.coop; 'William Wells' <wwells@azgt.coop>; tucswgdevreview@swgas.com; jeff.krause@cox.com; jihad.farhat@centurylink.com Cc: Anna Casadei <acasadei@sahuaritaaz.gov> Subject: Review: Quail Creek Major GPA *Due July 15th Good day all: Correction to the due date. Please submit your comment responses by Wednesday, July 15, 2020. Respectfully, From: Nanette Smejkal To: Anna Casadei Cc: Nanette Smejkal Subject: RE: Review: Quail Creek Major GPA Date: Tuesday, June 2, 2020 9:59:31 AM Attachments: image003.png Parks and Recreation has the following comments: It would be helpful if the Exhibits included all of the colors in the legend, for example, Exhibit 1 map shows Site B with a red portion, however, the legend does not include or explain the color red. The GPA Project Narrative provides very little detail for the sites. Upon adoption of the GPA, we recommend that a Specific Plan provide an enticing and exceptional description of recreation areas and open space for both sites, including the size, location and amenities that will meet or exceed the recreation area and trail standards of the Parks and Recreation Area Design & Development Standards Manual. From: Vanessa Valles Sent: Friday, May 15, 2020 9:51 AM To: 'mburke@tep.com' <mburke@tep.com>; kbarnes@azgt.coop; William Wells <wwells@azgt.coop>; tucswgdevreview@swgas.com; jeff.krause@cox.com; jihad.farhat@centurylink.com; Nanette Smejkal <nsmejkal@sahuaritaaz.gov>; Victor Gonzalez <vgonzalez@sahuaritaaz.gov>; Heriberto Coronado <hcoronado@sahuaritaaz.gov>; Beth Abramovitz <babramovitz@sahuaritaaz.gov>; Heidi Lasham <hlasham@sahuaritaaz.gov> Cc: Anna Casadei <acasadei@sahuaritaaz.gov> Subject: Review: Quail Creek Major GPA Please review the enclosed documents and provide your comment responses to Planning and Zoning Manager Anna Casadei by Wednesday, July 25, 2020. Questions and concerns prior to this review deadline can be answered by calling Anna in the Planning & Zoning Department at (520) 822-8854 or by e-mail @ acasadei@sahuaritaaz.gov . Quail Creek Major GPA 1st Submittal SA7-20-00001  T17S R13E Sect 27 T17S R13E Sect 26 T17S R13E Sect 25 T17S R14E Sect 30 T17S R14E Sect 29 T17S R14E Sect 28 s Hy g ale No S AEPCO 230 kV Transmission Line Hy S Old Nogales T17S R13E Sect 34 T17S R13E Sect 35 T17S R13E Sect 36 T17S R14E Sect 32 T17S R14E Sect 33 S La Canada Dr T17S R14E Sect 31 Rd ne l Mi va Du W ] ‰ ^19 E Quail C ro ssin g Bl T18S R13E Sect 01 T18S R13E Sect 03 T18S R14E Sect 06 T18S R14E Sect 05 T18S R14E Sect 04 Quail Creek Hy S Old Nogales T18S R13E Sect 10 T18S R14E Sect 07 T18S R14E Sect 08 T18S R14E Sect 09 Quail Creek and AEPCO 230 kV N Transmission Line Pima Roads AEPCO Transmission Lines Section 1 inch = 2,000 feet Arizona G&T Cooperatives Feet 1000 S Highway 80 0 1,000 2,000 4,000 Benson, Arizona 85602 E:\Projects\quailCreek.mxd From: BPugh@tep.com To: Anna Casadei Cc: MBurke@tep.com Subject: FW: Review: Quail Creek Major GPA *Due July 15th Date: Thursday, July 16, 2020 11:52:44 AM Attachments: image001.png image002.png QC General Plan Amendment.pdf Anna, We have reviewed the Quail Creek GP Amendment and have no comments. Thank you for reaching out. Brian Pugh, AICP Environmental & Land Use Planner Tucson Electric Power 520-460-6417 From: Burke, Mary <MBurke@tep.com> Sent: Thursday, July 16, 2020 11:05 AM To: Pugh, Brian <BPugh@tep.com> Subject: FW: Review: Quail Creek Major GPA *Due July 15th Hi Brian, Please see email below from the Town of Sahuarita. Thanks, Mary Burke Senior Right of Way Agent Tucson Electric Power Co. Land Resources – RC 131 3950 E. Irvington Road Tucson, AZ 85714-2114 Office - 520-917-8744 Cell - 520-401-9895 mburke@tep.com From: Anna Casadei <acasadei@sahuaritaaz.gov> Sent: Thursday, July 16, 2020 10:32 AM To: Burke, Mary <MBurke@tep.com>; Robert.Porter@CenturyLink.com; Nunez, Johnny (Johnny.Nunez@centurylink.com) <Johnny.Nunez@centurylink.com>; chris.poirier@pima.gov; jdegrood@pagregion.com; meshelton@azwater.gov; 'Mark Edelman' <medelman@azland.gov> Subject: [EXTERNAL E-Mail]RE: Review: Quail Creek Major GPA *Due July 15th 5/29/2020 Anna Casadei Planning and Development 375 W. Sahuarita Center Way Sahuarita, AZ 85629 Re: SWG Plan Review for Quail Creek Major GPA, 1st Submittal, SA7-20-00001 Dear. Anna Casadei: Southwest Gas Corporation (SWG) has no objection to the development of the above- mentioned project. Existing natural gas facilities are located in adjacent rights-of-way to the area of development and may be affected by construction of this project and may be impacted by pavement sawcutting. Blue Stake and potholing are suggested for best accuracy when locating SWG facilities. Please be aware that SWG requires a minimum one-foot separation from distribution facilities and any proposed structures and two-foot separation from high pressure gas facilities. SWG requests the contractor use caution when working in the vicinity of gas facilities and protect and support gas facilities per Blue Stake requirements. SWG also requests that no trees be planted within close proximity to gas facilities due to root intrusion; therefore, SWG requires all tree placements have a minimum eight-foot clearance from the tree center line to existing or proposed gas facilities. Shrubs and bushes may be planted within the eight-foot clearance zone. 1600 E. Northern Avenue / Phoenix, Arizona 85020-3982 P.O. Box 52075 / Phoenix, Arizona 85072-2075 / (877) 860-6020 www.swgas.com All information is provided for reference use only. Please note that it is the responsibility of excavators or those developers planning excavation to verify actual field conditions in advance of construction so that requests for gas service or any potential issues can be addressed in a timely manner, including payment for conflict mitigation if applicable. If you or the applicant have any questions; or if the applicant wishes to discuss this matter further, please contact Conflict Review at 520-794-6613. Respectfully, Jesus Montes Engineering Technician Southern Arizona Division From: Porter, Robert A To: Anna Casadei; "mburke@tep.com"; Nunez, Johnny; chris.poirier@pima.gov; jdegrood@pagregion.com; meshelton@azwater.gov; "Mark Edelman" Subject: RE: Review: Quail Creek Major GPA *Due July 15th Date: Friday, July 17, 2020 12:53:44 PM Attachments: image002.png image003.png No comment on behalf of CenturyLink. Bob Porter From: Anna Casadei <acasadei@sahuaritaaz.gov> Sent: Thursday, July 16, 2020 10:32 AM To: 'mburke@tep.com' <mburke@tep.com>; Porter, Robert A <Robert.Porter@CenturyLink.com>; Nunez, Johnny <Johnny.Nunez@centurylink.com>; chris.poirier@pima.gov; jdegrood@pagregion.com; meshelton@azwater.gov; 'Mark Edelman' <medelman@azland.gov> Subject: RE: Review: Quail Creek Major GPA *Due July 15th Please provide any comments you may have on this project at your earliest convenience. If you will not have comments, a “no comment” email would be very helpful. Thank you, and please let me know if you have any questions. Best regards, From: Vanessa Valles Sent: Monday, June 8, 2020 12:14 PM To: Nanette Smejkal; Victor Gonzalez; Heriberto Coronado; Beth Abramovitz; Heidi Lasham; 'mburke@tep.com'; kbarnes@azgt.coop; 'William Wells'; tucswgdevreview@swgas.com; jeff.krause@cox.com; jihad.farhat@centurylink.com Cc: Anna Casadei Subject: Review: Quail Creek Major GPA *Due July 15th Good day all: Correction to the due date. Please submit your comment responses by Wednesday, July 15, 2020. From: Vanessa Valles To: Anna Casadei Subject: FW: Review: Quail Creek Major GPA Date: Tuesday, May 19, 2020 3:13:09 PM Attachments: image001.png From: Krause, Jeff (CCI-Southwest) [mailto:Jeff.Krause@cox.com] Sent: Friday, May 15, 2020 11:17 AM To: Vanessa Valles <vvalles@sahuaritaaz.gov> Subject: RE: Review: Quail Creek Major GPA Vanessa, Cox has no comments. Jeff Krause Cox Communications Construction Planner II 1440 E 15th St Tucson, AZ 85719 Office 520-867-7526 Cell 520-955-0084 Access OSP Resources and Support Requests Here From: Vanessa Valles <vvalles@sahuaritaaz.gov> Sent: Friday, May 15, 2020 9:51 AM To: 'mburke@tep.com' <mburke@tep.com>; kbarnes@azgt.coop; William Wells <wwells@azgt.coop>; tucswgdevreview@swgas.com; Krause, Jeff (CCI-Southwest) <Jeff.Krause@cox.com>; jihad.farhat@centurylink.com; Nanette Smejkal <nsmejkal@sahuaritaaz.gov>; Victor Gonzalez <vgonzalez@sahuaritaaz.gov>; Heriberto Coronado <hcoronado@sahuaritaaz.gov>; Beth Abramovitz <babramovitz@sahuaritaaz.gov>; Heidi Lasham <hlasham@sahuaritaaz.gov> Cc: Anna Casadei <acasadei@sahuaritaaz.gov> Subject: [EXTERNAL] Review: Quail Creek Major GPA Please review the enclosed documents and provide your comment responses to Planning and Zoning Manager Anna Casadei by Wednesday, July 25, 2020. Questions and concerns prior to this review deadline can be answered by calling Anna in the Planning & Zoning Department at (520) 822-8854 or by e-mail @ acasadei@sahuaritaaz.gov .  September 29, 2020 Anna Casadei Town of Sahuarita 375 W. Sahuarita Center Way, Sahuarita, AZ 85629 Dear Ms Casadei, Thank you for the opportunity to review the amendments to the general plan. Our role as the region’s MPO is to provide opportunities for regional collaboration. Therefore, we appreciate the notification on projects that impact land use in the region. As the MPO, we do not take a position on these requests, but can provide information that may be helpful to the community. Furthermore, land use changes are documented for modeling purposes and used to analyze land use and travel patterns in the PAG region. Through our planning and modeling efforts at PAG, coordination with your staff has been instrumental in developing a regional land use model. Through this effort, careful analysis was conducted to understand the housing and residential development occurring in Sahuarita. Knowing these development patterns, the requests to change the land use on these two sites is consistent with development patterns throughout the town. Site A is near the Santa Rita experimental range and the wildlife refuge. Site B includes portions of the Santa Cruz river. Given the significance of these environmental resources, please pay special attention to these areas during the process. PAG does not take a position on the specific proposal; however, based on location, existing land use, and infrastructure patterns in the area, land use changes on these sites is to be expected. Traffic in the area should be minimal should the appropriate infrastructure be required in the development of these sites. PAG encourages healthy livable streets including bicycle and pedestrian facilities, shade, and green infrastructure. We encourage the use of best practices for bicycle, pedestrian and vehicular safety in any development project. Once again, thank you for the opportunity to comment, and feel free to reach out with any questions. Sincerely, Jeanette N. DeRenne, AICP Planning Manager Copy: Farhad Moghimi, Executive Director David Alter, Deputy Director Paul Casertano, Director of Transportation Pima Association of Governments 1 East Broadway, Tucson, AZ 85701 (520) 792-1093 [tel] (520) 620-6981 [fax] www.pagregion.com [web]  PLANNING & BUILDING 375 W. Sahuarita Center Way Sahuarita, AZ 85629 sahuaritaAZ.gov Planning & Zoning Commission Staff Report Case No. SA8-20-00001 Commission Meeting Dates: November 2, 2020 Agenda Item No. 7 PREPARED BY: Orlanthia Henderson, Senior Planner REVIEWED BY: Anna Casadei, AICP, Planning and Zoning Manager RECOMMENDATION: Staff recommends that the Commission forward a recommendation of approval to the Town Council. SUBJECT: Public Hearing: Zoning Code Text Amendment to STC 18.83 Address Standards APPLICANT: Town of Sahuarita Public Works Proposal: This text amendment request removes specific street sign design criteria including font letter size and reflective sheeting specifications from Sahuarita Town Code STC 18.83.070. The amendment also incorporates current federally compliant street sign design criteria with reference to a separate comprehensive sign specification and an update to the sign illustration found in STC 18.83.120. Background: The Town Public Works Department is tasked with maintaining and setting the standards for the Town street signs located on public roadways within the Town. Since adoption of the Town Code, the Addressing Standards section has not been updated and contains requirements that are currently in conflict with the Federal Highway Administration standards. Details of the Request: The purpose of this amendment is to eliminate conflicts between the Federal Highway Administration (FHWA) highway sign requirements and Sahuarita Town Code (STC) street name sign design standards and adopt by reference, the Manual on Uniform Traffic Control Devices (MUTCD). Town traffic control devices, including street name signs, are regulated by the FHWA. The MUTCD is incorporated by reference in 23 Code of Federal Regulations (CFR), Part 655, Subpart F, and is the national standard for all traffic control devices installed on any street, highway, bikeway, or private road open to public travel in accordance with 23 U.S.C. 109(d) and 402(a). The MUTCD is a living document with changes taking place frequently, it is updated to coincide with new FHWA regulations. The frequent changes made to the MUTCD have created conflict between Sahuarita Town Code and FHWA regulations – in particular, items related to the design and reflectivity of street name signs. The requested text amendment will remove conflicting standards and ensure that future changes to the Manual on Uniform Traffic Control Devices (MUTCD) do not require future text amendments to STC 18.83, but allows the MUTCD reference to updated as required by FHWA. The sections being updated in the Zoning Code include STC 18.83.070 Street name signs and Illustration 18.83.110F. Procedural Information: The text amendment requires two separate public hearings, one before the Planning and Zoning Commission and another to be held by the Town Council. At the first public hearing, the Commission will make a recommendation, which will be forwarded to the Town Council. The Town Council will hold a subsequent public hearing and will make a decision on the request. Public Input: Public notice was provided in the Green Valley News on October 11, 2020. To date, no comments have been received. Required Action: The Commission shall hold a public hearing, determine whether the proposed text amendment is in the best interest of the community, and make a motion to forward a recommendation to the Town Council. Recommendation: Staff recommends that the Commission forward a recommendation of approval of the Text Amendment to the Town Council. Recommended Motion (November 2): “I move to recommend approval of Case Number SA8-20-00001, the Text Amendment to 18.83.070 and 18.83.120, to the Town Council.” Attachments 1. Redlined Zoning Code Title 18.83.070 and STC 18.83.120 with Illustration 18.83.110F Page 2  Agenda item 7: Attachment 1 TOWN CODE AMENDMENT TITLE 18 ZONING Sahuarita Town Code is hereby amended as follows, with deleted language shown by strikeout and added language shown by underlined text: AMENDMENT TO CHAPTER 18.83.070 (STREET NAME SIGNS) 18.83.070 Street name signs. A. General Requirements. 1. Approved street names shall be clearly and visibly displayed at every intersection and street name change break point on all public streets and on all private streets within subdivisions and development plans. 2. Approved street names shall be displayed in a temporary manner at all times during construction of such public or private streets. 3. Approved street names shall be displayed in a permanent manner upon completion of street construction. 4. All street name signs shall be retro-reflective and comply with town of sahuarita public works department standard operating procedure 100-18: traffic, street name, and community wayfinding signs and supports. 54. A private street which that intersects a public street shall have street name signs of that use the department of transportation and flood control districttown of sahuarita installation standards installed by the owner or authorized representative at the intersection or street name change point. 65. Private streets name signs found within subdivisions that do and development plans which are not at intersections intersect with public streets may be of owner design and not of department of transportation and flood control districttown of sahuarita installation standards, but shall be clearly visible from all directions of vehicular travel, and shall be in conformance with subsections (A)(6) through (108) of this section. 6. All street name signs shall be reflective. The sheeting for the lettering shall be white “high-intensity prismatic” grade or better. The background color shall be blue, unless otherwise approved by the planning and building director. 7. The direction of each street shall precede the name. 8. Primary street names shall be displayed in a uniform size and be at least four inches in height on streets with a speed limit of 25 miles per hour or less, and six inches in height on streets with a speed limit of greater than 25 miles per hour. The primary name shall not be abbreviated. 9. Street name suffixes may be abbreviated and in a smaller size than the primary name, but shall be at least two inches in height. 10. All street signs shall display the appropriate north, south, east or west hundred block indicator for each street name. Sign placement shall not change the value of the hundred block indicator for each name. Page 1 of 5  117. A homeowners’ association or the property owners adjacent to the street shall be responsible in equal shares for maintenance and replacement of signage after installation on a private street in a subdivision or development plan. If the responsible parties fail to adequately maintain or replace street signs in a timely manner, the county town may, after 30 days’ written notice to the responsible homeowners’ association or property owners, make the necessary repairs or replacements and collect the costs of labor and materials equally from each responsible party. 128. A privately installed street name sign not on a public private street, or in a subdivision or development plan: a. Shall be of department of transportation and flood control districttown of sahuarita installation standards if on athe private street which intersects a public street; b. May be of owner design and not of department of transportation and flood control districttown of sahuarita installation standards if not at an intersection with a public street. The sign, but shall be clearly visible from all directions of vehicular travel, and shall be in conformance with subsections (A)(6) through (810) of this section and subsection B of this section; and c. Shall have additional signage displaying: “Not a Town of Sahuarita County Street PvtPrivate.” B. Street Sign Format. 1. All street name signs installed or replaced after the effective date of the ordinance codified in this chapter shall conform to the following format: a. Directional prefix (N., S., E., or W.): Upper left corner. b. Primary name: Main body of sign. c. Suffix: Centered following primary name, or upper right, or, if foreign language requires, centered preceding primary name. d. Hundred block indicator: Lower right corner. df. See Illustration 18.83.110F. [Ord. 2015-098 § 1; Ord. 2011-048 § 1; Ord. 2008-03 § 1; Ord. 1995-06 § 2. Formerly 18.83.060.] Page 2 of 5  TOWN CODE AMENDMENT TITLE 18 ZONING Sahuarita Town Code is hereby amended as follows, with deleted language shown by strikeout and added language shown by underlined text: AMENDMENT TO CHAPTER 18.83.120 (MAPS AND ILLUSTRATIONS) 18.83.120 Maps and illustrations. See Illustration 18.83.110F set out at the end of this chapter. Illustration 18.83.110F per FHWA _____. Page 3 of 5 Page 4 of 5 Page 5 of 5