HomeMy WebLinkAboutPima Farms North Specific Plan '
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, FiMA FARMS NORTH
~ SPECIFIC PLP,N
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MMI.A 88124-O1-37
' FINAL SUBMITTAL MAY 16, 1989
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~ PREPARED FOR:
THE TOWN OF MARANA, ARIZONA
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~ PRESENTED BY:
STEW.~RT TRUST 1943
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i ' PREPARED BY:
1 rM4LA, INC.
800 E. Wetmore Rd., Suite #110
' Tucson, AZ 85719
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~ PIMA FARMS NORTH
,SPECIFIC PLAN
~ TABLE OF CONTENTS
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~ SPECIFIC PLAN SUMMARY ....................................1
I. INTRODUCTION
A. Purpose and Intent ........................3
B. Context ...................................5
, 1. Location
' 2. History
3. Access
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II. APPLICATION
L A. Letter of Request .........................9
, B. Description of Land .....................10
C. Consent of Owners ........................ll
I D. Letter of Authorization ..................12
' III. DEVELOPMEAiT CAPABILITY
' A. Topography and Slope Analysis............13
B. Viewsheds ................................15
C. Vegetation ...............................18
D. Wildlife .................................21
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t TABLE OF CONTFNrS
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III. DEVELOPN~NT CAPABILITY (cont'd.)
~ E. Geology and Soils ........................23
F. Archaeological Resources .................27
, G. Existing Land Uses .......................31
~ H. Existing Structures, Roads and
Other Developments ..................36
~ 1. Existing Structures
2. Existing Roads
, 3. Other Development
I. Existing Infrastructure & Public
~ Services ............................39
' l. Sewer
2. Electricity
, 3. Natural Gas
4. Telephone
, 5. Water
~ 6. Fire Service
7. Drainage Structures
' 8. Schools
9. Police
' J. Existing Hydrological Conditions.........47
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, TABLE OF CONTENTS
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IV. SPECIFIC PLAN
, A. Purpose .................................51
~ B. Objectives ...............................53
C. Authority and Scope ......................56
' D. Land Use Plan ...........................57
l. Commercial
r 2. Medium Density Residential
3. Transiti~nal
' 4. Low Density Residential
' E. Utilities Plan ..........................62
. l. Water
' 2. Sewer
F. Circulation Plan .........................65
, 1. Local Collector Streets
, 2. Public Interior Subdivision Streets
G. Recreation/Open Space Plan ..............71
, H. Landscape Concept .......................73
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' TABLE OF CODi'~EN'PS ~
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' IV. SPECIFIC PLAN (cont'd.)
I. Environmental Resources Conservation
i Concept ............................76
1. Vegetation
~ 2. Viewsheds
' 3. Solar Access
4. Cultural/Archaeological/
' Historic Resource
J. Drainage Conc~~pt ..79
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V. DEVELOPMENT REGULATIONS
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A. Purpose and Intent .......................82
~ B. Definitions ..........84
C. General Provisions .......................89
~ D. Development Area Regulations .............98
' l. Medium Density Residential (NIDR)
2 . Commercial ( C )
' 3. Transitional (TR)
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TABLE OF CONTENTS
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VI. DESIGN GUIDELINES
, A. Introduction and Purpose .................113
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B. Goals ....................................114
~ C. Landscape Architecture and Streetscapes..117
, 1. Streetscapes
2. Screening
3. Open Space
4. Street ~~'urniture and Lighting
' 5. Plant Palette and Densities
, 6. Standard Landscape Package
D. Residential Development Guidelines......129
~ 1. Architectural Themes
2. Building Setback and Types
' 3. Mailboxes
' 4. Parking
5. Lighting
' 6. Grading ~
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' TABLE OF CONTII~'rS
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1 VI. DESIGN GUIDELINES (cont'd.)
E. Non-residential Development Guidelines..139
~ 1. Architecture
2. Building Setbacks, Heights
' and Coverage
' 3. Parking
4. Lighting
/ 5. Grading, Drainageways and
Utiliti~ss
~ 6. Landscape Architecture
~ 7. Service Yards
F. Signage .................................145
, 1. General Provisions
2. Materials and Color Scheme
, G. Design Review ...........................149
' 1. Purpose
2. Pre-design Meeting
' 3. Fees
4. Submittal of Plans
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~ TABLE OF CONTEN'PS
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' VI. DESIGN GUIDELINES (cont'd.}
5. Review of Plans
l 6. Preliminary Submittal
7. Final Submittal and Review
~ 8. Subsequent Changes
, 9. Resubmittal of Plans
10. Inspection of Work iii Progress
~ 11. Completed Work
12. Non-wai~~er
' 13. Right to Waiver
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VII. SPECIFIC PLAN IMPLEI~I~TrATION
' A. Purpose and Intent ......................161
B. Definitions .............................162
, C. General Implementation Responsibilities.
' 1. Drainage Facilities
2. Streets
, 3. Sewer System
4. Water Distribution System
1: 5. Pedestrian Trail System
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~ TABLE OF CONTENTS
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I VII. SPECIFIC PLAN I1~LENIl?NTATION (cont'd.)
~ 6. Utilities
7. Landscaping
~ 8. Drainageways
D. Development Plan/Plat Review Procedures.168
' 1. Procedure
1 2. Revisions
E. Subdivision Maps ........................171
, F. Transfer of Density ..............~.......172
' VIII. PLAN ADMINISTRATION
, A. Purpose and Intent ......................174
B. General Administration ..................175
' C. Specific Plan Amendment Procedures......176
D. Project Review ..........................177
~ E. Implementation Monitoring ...............178
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A_ PENDIX I
' Legal Description of Pima Farms
North Specific Plan Area ..........................180
~ APPENDIX II
Soil Report Summary ................................188
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~ PIMA FARMS NORTH
SPECIFIC PLAN
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, LIST OF TABLES
' N0. Page
1 Culvert Summar Table .....................................50
' 2 Channel Summary Table ....................................50
3 Land Use Allocation Summary ..............................61
' 4 Offsite Summary Table ....................................80
5 Onsite Summary Table .....................................80
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i PIMA FARMS NORTH
SPECIF~r PLAN
, LIST OF E~~IBITS
' No. ..................................Page
1 Regional Location Map 7
~ 2 Area Location Map 8
3 Topography ...............................................14
4 Viewsheds ................................................17
5 Vegetation ...............................................20
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6 Arizona Game & Fish Department Response ..................22
7 Soils ....................................................26
8 Arizona State Museum Response .........................28-29
' 9 Archaeologists Respons ...................................30
10 Existing Land Uses .......................................35
' 11 Existing Roads .................................:.........37
12 Existing Infrastructure and Public Services ..............45
, 13 Schools. .............4&
~ 14 Existing Hydrological Conditions .........................48
15 Onsite Hydrology .........................................49
, 16 Land Use Plan ............................................60
~ 17 Utilities Plan .........64
18 Circulation Plan .........................................66
19 Local Collector Streets ..................................69
20 Public Interior Subdivision Streets ......................70
21 Open Space Plan ..........................................72
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~ LIST OF EXHIBITS
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22 Drainageway Landscaping Concept ..........................75
1 23 Drainage Concept .........................................81
- 24 Major Street Building Setbacks ..........................119
25 Major Street - Landscaping Concept ......................120
' 26 Dissimilar Development Screening Concept ................124
27 Detached Unit Front Setbacks ............................135
' 28 Attached Unit Front Setbacks ............................136
29 Soils Test Location .....................................203
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PIMA FARMS NORTH
'
SPECIFIC PI~AN SUNIlKARY
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' PIMA FARMS NORTH
SPECIFIC PLAN
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Pima Farms North Specific Plan is the framework for a proposed
' master planned community comprising approximately 110 acres
' located in the southeast portion of the Town of Marana General
Plan. The community master plan will provide for residential
' land uses at varying densities and commercial services to satisfy
the majority of the needs of future residents of the community.
' The primary goal of the planning effort is to provide the Town of
' Marana with guidelines for land use, development regulations, a
program for plan implementation and plan administration, while at
the same time~maintaining reasonable standards for provision of
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the necessary urban services . to future residents of the
' community .
' This S ecific Plan conforms to the Annexation Land Use Concept
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' Plan as prese.nted during the Steinfeld Property Annexation public
hearings, and is being submitted under Town of Marana Ordinance
' 87.22. Upon approval by the Town of Marana Planning and Zoning
' Commission and adoption by the Town Council, the Specific Plan
will become the zoning ordinance for the site. The Pima Farms
North Specific Plan specifies land use and establishes
development regulations for the site.
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, PIMA FARMS NORTH
t SPECIFIC PI~AN
' I. INTRODUCTION
' A. Purpose and Intent
The purpose of this document is to provide the information
' required by The Town of Marana for adoption of a Specific
Plan for the Pima Farms North property; and to set forth
' land uses, development regulations, design guidelines and an
implementation program necessary to ensure that development
' within the plan area wi11 be carried out in an orderly and
responsible manner.
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The authority for preparation of specific plans is found in
Arizona Revised Statutes, Section 9-461.08. State law
~ allows for preparation of specific plans based on the
' general plan, as may be required for the systematic
execution of the general plan. Town of Marana Ordinance
1 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of specific
plans in Marana.
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The project goals include:
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, - provide an opportunity for affordable housing;
- use vacant, undeveloped land where urban service
' infrastructure is, or will be, in place;
- - develop a cohesive residential master planned community;
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- recognize environmental and cultural resources and
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integrate them into the community s physical and social
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1 B. Context
' 1. Location
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Pima Farms North is located in the northwest portion of
' the Tucson Metropolitan area. The site is immediately
- adjacent to Silverbell Road between Scenic Drive and
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'I Artesiano Road/Coachline Road. Exhibits 1 and 2 show
the specific plan area in both a regional and local
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2. History
, The earliest known inhabitants of this site were the
Hohokam Indians. The Hohokam are thought to have
' practiced desert agriculture in the general area. The
site, which remains in a natural state, has not been
' subjected to agricultural practices, and is undeveloped
except for existing utility corridor crossings.
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' 3. Access
Silverbell Road provides primary access to Pima Farms
North. This roadway is currently four lanes wide from
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' Cortaro Farms Road north to Twin Peaks Road and two
lanes wide from Cortaro Farms Road south. On-going
' improvements to Silverbell Road will provide access to
Interstate 10 at the Cortaro Farms interchange located
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approximately 1-1/2 miles east of this project. Ina
' Road, located two miles south of the project, also .
provides direct access to Interstate 10 from Silverbell
Road.
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, II. APPLICATION
' A. Letter of Request
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With the submittal of this report, application is made for
' review and adoption by the Town of Marana of the Specific
Plan for Pima Farms North as presented herein.
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' The site is approximately 110 acres, located south of
Silverbell Road, east of Scenic Drive and primarily west of
, Artesiano Road.
' This submittal meets all the criteria for a Specific Plan as
' stated in Section 05.06 of the Town of Marana Development
Code.
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, B. Descri tion of Land in Pima County, Arizona:
1 Those portions of the Southeast quarter of Section 20;
the Southwest quarter of the Southwest quarter of
' Section 21; and the north half of the Northwest quarter
of Section 28; all in Township 12 South of Range 12
East, Gila & Salt River Base & Meridian, Pima County,
Arizona, lying southwesterly of the westerly line of
' Silverbell Road.
- Except the Southwest quarter of the Southwest quarter
of the Southeast quarter of said Section 20.
' The subject property is more specifically descrbed in
Rppendix I of the Specific Plan.
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, C. Consent of Owners
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We, the owners of Stewart Trust #1943, consent to the regulation
of the real property known as Pima Farms North by the Specific
' Plan. The following is a list by name and titl.e of all owner-
ship interest in the real property.
, Dan J. Lyons & Bettina 0'N. Lyons
; Andrew L. Romo & Elaina Romo ~ ~
Edgar A. Romo & Irene L. Romo
' Edgar A. Romo, Jr.
Sidney N. Mendelsohn, Jr. end Catherine Y.
' . Mendelsohn
Robert A. Morken and Barbara R. Morken
' Jeffrey C. Hampton
Gary E. Wilhelmy and Roberta Wilhelmy ~
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Andrew L. Romo Dan J. Lyo s
Co-Spokesman -~o-Spokes an
, Trust #1943 ~rust #1943
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~ D. Letter of Authorization
, We authorize McGovern, MacVittie, Lodge and Associates, Inc.
(MMLA) to act as our agent in the preparation and submittal
of the Specific Plan for the area known as Pima Farms North
' located within the jurisdiction of the Town of Marana.
Stewart Title ~ Trust of, 'hicson, an Arizona corporation, as Trustee
Under Trust #1943, and not otherwise
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By : ~l C, K1 t.~ .
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' III. DEVELOPN~NT CAPABILITY ~
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A Top g p y Sl pe Analysis
The site is relatively flat. It slopes very gently from the
r. southwest to the northeast at a slope that is generally less
than two percent. Exhibit 3 shows the site topography and
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the slopes within the site. There are no restricted peaks,
ridges, or rock outcrops located within the boundary of this
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site.
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The average cross slo~e for the site was calculated using
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I x L x. 0023 _ o slope
A
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. I - Contour interval in feet,
L = Combined length in feet of all contour lines
measured on the project site;
.0023 = Conversion of square feet into acres x 100;
A = Project site area in acres.
Site calculations are as follows:
~ 10 x 7720 x.0023 = 1.479 0
, ~ 120
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' B. Viewsheds
A visual study was conducted in. ~he field of on-site and
' off-site views from Silverbell Road, Scenic Drive and
' Artesiano Road. See Exhibit 4 for visual study locations.
' Views from Silverbell Road focus beyond the property toward
the Tucson Mountains. As northbound vehicles approach the
' Pima Farms North plan area from the south, foreground views
' are of low ground cover and medium shrubs while off-site
background views are of the Tucson Mountains and their
' dramatic rock outcroppings. Safford Peak can be seen from
all points along Silve=bell Road. Views to the north and
' east are long distance and focus on the Continental~Ranch
' property which has been prepared for development, Interstate
10, the Tortolita Mountains and the Santa Catalina
' Mountains.
, Continuing north on Silverbell Road toward Scenic Drive, the
, foreground on-site views become dominated by larger shrubs,
denser ground cover and trees. Rattlesnake Pass, north and
' west of the plan area, becomes the dominant physical feature
as Silverbell Road rises through the Tucson Mountains.
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~ Southbound vehicles on Silverbell Road can view the Tucson
Mountains rising in the west beyond. the plan area and long
' distance views through the Santa Cruz Valley are highlighted
by the Tortolita Mountains to the north, the Santa Catalina
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and Tanque Verde Mountains to the northeast, and the Rincon
~ Mountains to the south-southeast.
From Scenic Drive the views into the plan area are of
shrubs, trees and cacti; similar to the views into the site
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from Silverbell Road. Off-site views from Scenic Drive are
of the Tucson Mountains to the west of the project site.
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~ C. Vegetation
, The site is located in the Southwestern Desertscrub - Lower
' Sonoran zone (Charles H. Lowe, Arizona's Natural Environment
Landsca es and Habitats, University of Arizona Press, 1985}.
' Within the plan area are two distinct terrestrial biotic
- associations, the Paloverde - saguaro community and the
~ creosotebush community as shown on Exhibit 5.
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The plants of the paloverde - saguaro community are
' comprised of small-leaved desert trees, shrubs and numerous
cacti. The vegetation ~3evelopment occurs on rocky hills and
1 coarse-soiled slopes. Major vegetation types found on the
' Specific Plan site are listed below:
' Trees
Foothill Palo Verde - Cercidium microphyllum
, Blue Palo Verde - Cercidum floridum
' Ironwood - Olneya tesota
Saguaro - Cereus giganteus
, Mesquite - Prosopis juliflora
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i Shrubs
Creosotebush - Larrea divaricata
~ Desert Saltbrush - Atriplex polycarpa
~ Prickly Pears - Opuntia
Chollas - Opuntia
' Barrel Cactus - Echino cactus
The majority of the site consist of the "creosotebush
~ communities" with the "paloverde communities" being mainly
concentrated along the western portion of the parcel, closer
! to the Tucson Mountain foothill slopes.
~ Existing on-site vegetation is in a healthy condition.
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' D. Wildlife
~ Arizona Game and Fish reviewed the site and the departments
~ data management system was accessed for the site. According
to the department, while an ideal habitat exists for
' Globeberry Vine and Thornberg Fishook Cactus, neither has
been documented in the site. Additionally, the Desert
, Tortoise (Category II Federal and State protected) which
' occurs throughout the foothills area and the Gila Monster
(state protected) should be relocated if found. See letter
~ from Arizona Game and Fish Department, Exhibit 6.
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7110~AA4 CL vv0003. JR. PAa~f~
PMRLP W. ~19K'AOFf. Eaq~
60ROON K WM(iW4 IDaiCN~
°~~r~aos ARIZOI~A GAME & FISH DEP4RTMENT
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555 N. Greasewood Tucson Az 85745 628-5376
~ December O8, 1988
' Patricia A. Thomas
McGovern, MacVittie, Lodge 6 Assoc.
3505 North Campbell Ave, Suite 501
Tucson Az. 85745
~ Dear Mr Thomas:
The Arizona Game and Fish Department has reviewed the site in
section 20 ~ 28, Township 12S, Range 12E, and wish to provide the
~ following information:
The Department's data management system was accessed for the site
and there are two species of importance that are likely to occur
~ in the area.
Tumomoca mcdouqali (Globeberry) - Has not been documented in the
site, however, tht~ site contains ideal habitat for the
~ species and may or may not be present. This species is
currently Federally listed.
Mammilaria thornberi (Thornberg Fishook Cactus) -Has not been
1 documented in the site, however, the site also contains
ideal habitat for the species and may or may not be present.
This species is currently USFWS Cat II.
Gooherus agassizzi (Desect tortoise) Category II Federal and
~ state protected. Occurs throughout the foothills area.
Heloderma suspectum (Gi1a monster) State protected. Relocation
of species found should be ef£ected.
~ In addition, the site does not support any unique habitat
components for other species of wildlife. We recommend the
~ retaining o£ much of the native desert vegetation on site.
~S~'ncerely, .
C,~-~~ _
1 William N. Rutan
Wi1dliEe Manager
- Tucson Regional Office
' ~ ~n EauN OpOatuniry Ap~nq
flECEtv~~ DEC 1 21988
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- ENG~NEER~NG
p~aNNiNG
' SURVEr~NG
Exhibit 6
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~ E. Geoloqy and Soils
~ There are six major soils groups on this site. These soils
~ groups are depicted on Exhibit 7.
, 1. Anthony fine sandy loam. This deep well drained soil
is on nearly level to gently sloping alluvial fans and
~ flood plains. It formed in moderately course textured
, alluvium derived dominantly from limestone, schist,
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phyllite and other sedimentary rock. Typically, the
' surface layer is light yellowish-brown, fine, sandy
loam about five inches thick. The subsurface layer is
~ stratified yellowish-brown, very fine, sandy loam and
~ loamy sand 11 inches thick. The soil is moderately
alkaline and calcareous throughout. In some areas the
~ surface layer is gravelly loam or very fine sandy loam.
Permeability of the Anthony soil is moderately rapid.
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2. Mimbres silt loam. This deep well drained soil is on
nearly level low stream terraces. It formed in silty
, recent alluvium derived dominantly from igneous and
metamorphic rock. Typically, the surface layer is
1 light yellowish-brown silt loam about four inches
thick. The subsoil is pale brown and yellowish-brown
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, clay loam 26 inches thick. The soil is moderately
alkaline and in places, has disseminated lime
~ throu hout. The subsoil has more fine and ver fine
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~ sand and less clay. The surface layer is loam or fine
sandy loam. Permeability of the Mimbres soil is
i moderately slow.
' 3. Sahuarita - Mohave complex. The soils are dee and
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1 well drained. The Sahuarita formed in medium textured
alluvium derived dominantly from limestone schist,
~ phyllite and other sedimentary rock. The Mohave formed
~ in mixed alluvium derived dominantly from granitic and
sedimentary rock. The permeability of the Sahuarita
~ soil is moderate to a depth of 28 inches and moderately
slow below that depth. The Mohave soil permeability
' is slight to moderagely slow.
~ 4. Riveroad - tierranegra soils complex. The soils are
I deep and well drained. They are formed in moderately
fine textured alluvium derived dominantly from igneous
, and sedimentary rock. Typically, the surface is
covered with a thin strata of silt loam and very fine
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~ sandy loam deposited,by slow runoff. The surface layer
I is brown clay loam about four inches thick. In some
areas the surface layer is lighter in color than is
' typical. Permeability of the soils is moderately slow.
' 5. Yaqui fine sandy loam. This deep, well drained soil is
- on gently sloping alluvial fans. It formed in medium
~ textured alluvium derived dominantly from limestone,
' schist, phyllite and other sedimentary rock.
Typically, the surface layer is strong brown fine sandy
~ loam about four inches thick. Permeability of this
Yaqui soil is mode:-ate to a depth of 31 inches and
, moderately slow below.that depth.
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6. Tanque sandy loam. This deep, somewhat excessively
, drained soil is on low stream terraces. It formed in
recent sandy alluvium derived dominantly from granite,
, gneiss and shale. Typically, the surface layer is
brown sandy loam about three inches thick. The
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subsurface layer is brown coarse sandy loam 11 inches
~ thick. The soil is neutral to mildly alkaline
throughout. Permeability of the Tanque soil is rapid.
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, Soils Report: Refer to Exhibit II of this Specific Plan.
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' F. Archaeological Resources
I In Ma of 1988, an archaeological survey of a portion of
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' Pima Farms North property was conducted. In addition to on-
foot coverage, field work consisted of exploratory sub-
' surface testing of the property in order to find, identify,
and record any cultural resources located within a portion
' of the property boundaries. According to the archeologist,
~ "except for two roasting pits and a few isolated artifacts
(less than ten), the subsurface test located no features,
' structures, concentrations of artifacts or other phenomena
of potential archaeological significance." Refer to
, Exhibits 8 and 9.
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, ~ ~ ARIZONA STATE MUSEUM
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THE UNIVERSITY OF ARIZONA
, TUCSON, ARIZONA 857=1
' November 7, 1988
Ms. Patricia A. Thomas
1 Senior Planner
McGovern MacVittie Lodge and Assoc., Inc.
3505 North Campbell Avenue, Suite SO1
Tucson, Arizona 85719
, Dear Ms. Thomas:
This letter is being sent with regards to yours of October 27th concern-
~ ing Stewart 1943 Specific Plan MMLA 88124-01-19.
On the map you so kindiy sent, please find plotted several archaeological
sites. These are primarily Hohokam sherd and lithic scatters, plus the one
large village site. One site, A2:12:327 appears to be within this project
' boundary. Mr. John Madsen with the Aiiiona State Museum (621-4011) is most
familiar with sites in the Marana area. My records do not indicate that
sec2ion 28 has been archaeologically surveyed. (Mr. Madsen can let you know
for certain about the survey coverage.)
' Based on Mr. Madsen's recommendations, the State Museum would tequest a
survey of section 28 prior to any ground modification activities. If however,
the survey has been completed, then testing or excavation of site number 327
' would be required prior to proj.ect beginning. '
Should-you have any questions concerning this letter, please feel free to
call me at 621-4011.
1 Sincerely,
' Sharon F. Urban (Miss)
Public Archaeologist
S£U:ajc
, Encl. (1)
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' p~sNNiNG
SuA: E Y~r~G
Exhibit 8
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ENG~~~EEQ~"+G
PL~ruN~NG
S~avE rir~G
Exhibit 8
' 2s .
'
May 20, 1988
'
Mr. Dan J. Lyons
' Lyons Romo Inc.
27~9 E. Broadway
Tucson, AZ 85716
RE: Letter Report Por Silverball Rd. Channel
' Exploratory Archaeoloqical Test (AZ AA:12:321 ASM)
(PAST Job No. 88167)
Dear Mr. Lyons:
' Archaeologists from P.A.S.T. conducted a 6 personday, exploratory
sub-surface test of approximately one-half acre of the Silverbell
Road Channel ~4 property on May 6, 7, and 8. This exploratory
sub-surPace test consisted oP an a series of systematic backhoe
trenches to establish the presence or absence and approximate
, extent oP the cultural resources within the project boundaries.
The test trenches were snaced approximately 30 feet apart and
crossed the subject property as a series of parallel trenches,
each excavated to a depth of about 4 feet. The trenches extended
from the western edge of the Silverbell roadway easement to the
, eastern boundary of the transmission line easement. The 5
trenches were approximately 120 feet in lenqth and trended in a
generally east-west direction. Except for the presence of a very
low density scatter of artifacts, there weze no surface
indications of siqnificant archaeological materials on this
portion of the property. Howaver, there are areas oE high
I artifact density and soil discoloration in the vicinity. Records
at the Arizona State indicate little Eormal work has been
conducted on site AA:12:~21.
Except for 2 roasting pits and a few isolated artifacts (less
than 10), the sub-surface test located no features, structures,
concentrations of artifacts or other phenomena of potential arch-
aeological siqnificance. The Eirst roasting pit was located in
trench #1 (the trench numbering beqan at the south boundary of
the channel) just below ,the present qround surface. It had a
diameter of .fi meters and a depth of .3 meters. The second
1 roastinq pit was found in trench #3 approximately .5 meters below
the surface. It vas 2.5 meters in diameter, with a depth of 1.1
meters. There were no other obvious features or artifacts in
association with either of the roasting pits. As both of the
1 roastinq pits were effectively destroyed by the trenching, and
the yield of scientific information Erom such features is
limited, no field samples were collected. Profiles of the roast-
ing pits were drawn and are on file. Given the limited amount of
~ cultural resources unearthed durinq the trenching, this partic-
ular area appears to be peripheral to the main area of the site.
Z recommend that the proposed construction zelated activities may
begin on the first 120 feet of the channel, as described above.
Based on the results of the exploratory sub-surface test and the
~ observable surface indications, there is not sufficient evidence
to warrant Purther archaeoloqical studies on the this 120 foot
portion oP the proposed channel. However, this does not preclude
the possibility that ground disturbing activities could reveal
the presence of cultural resources. In the unlikely event such
~ materials are discovered, construction activities should cease
and a professional archaeologist be consulted to assess the
potential significance of any artifacts or features that are
unearthed. It should be stressed that qround disturbinq or
related activities must not create any adverse ePfects on other
' cultural resources reported present on the property or in the
vicinity.
If I may be of any further assistance please do not hesitate to
contact me.
Cheers,
~ '
, David V. M. Stephen
Archaeoloqist
- ENG~~+EEp~NG
P~aN~~~NG
' SURVE r~NG ~
~ Exhibit 9 '
' 30
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~ G. Existing Land Uses
The site is currently in an undeveloped natural state with
, the exception of drainage structures constructed in
conjunction with the newly widened Silverbell Road. On July
' 7, 1987 the Town of Marana passed, adopted and approved a
General Plan for the Town of Marana which sets forth..." a
, framework of general rules or policy guidelines for growth
of the Town as opposed to a definition hard-lined plan."
The introduction to the General Plan states that the
~ plan..." encourages a compatible mixture of land use and
urban activity centers; which provides focal points of urban
1 activity, to efficiently accommodate the desert southwest
' lifestyles."
, Within the Marana General Plan land use section, the zonal
land use map shows the Pima Farms North Specific Plan area
located in Zone D: Development Sensitive Area. Likewise,
~ in keeping with the goal of the Land Use section of the
General Plan which is to develop a zonal land use
' pattern which meets the basic needs of Marana residents for
essential services, working and living environment and areas
I,
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~ for pursuant of leisure time activities and the economic
, benefit of all", this specific plan has been developed to
promote this goal. In order to do this, the specific plan
, is based on the objectives of the General Plan Land Use
section, which read, in part, to encourage location of
' residential neighborhoods close to industrial, commercial
and recreational zones to minimize travel times; locate
~ hi her densit in close roximit to ma'or arterials•
9 Y P Y J .
, establish zones of regional, community neighborhood and
convenience shopping areas within the Town of Marana;
, established special standards to stimulate creative
, alternatives within the area; review land use types and
location in relationship to its intensity and support
~ systems; and require an underlying zone to establish use and
intensity of land use unless a specific plan is utilized."
'
Because this document is indeed, a Specific Plan, it is in
, keeping with the guidelines, goals and policies of the
~ Marana General P1an. This plan seeks to address and provide
for the types of development, in a location, which will
~ result in a positive step toward accomplishing the goals of
the Marana General Plan.
'
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_ The site is located on the northwestern edge of the Tucson
, Mountain Area Plan (Co13-61-20, originally adopted February
' 20, 1979) within an area designated as Special Planning Area
One. The density assigned to Special Planning Area One is
~ 5.0 RAC, based on a 36,000 square foot acre. This density
translates to 6.05 RAC for a 43,560 square foot acre. The
gross acreage of the Pima Farms North Specific Plan is
, 119.53 acres. Therefore, a maximum of 723 residential units
is permitted under the adopted area plan. Exhibit 10 shows
' existing land uses.
' The land uses surrounding the site are as follows:
r
North The area north and northeast of the project
' site has been annexed into the Town of Marana as
Continental Ranch area. Currently, work is proceeding
, on the roadways and ~bridges with residential building
' activity also occurring. The planned densities
immediately adjacent to the subject site are MHD
~ (medium high density, 6-10 RAC) and commercial.
33
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~ South - To the south of this site, land located within
the proposed Pima Farms Specific Plan area is vacant
' and undeveloped.
'
Southwest - There is a 10 acre parcel not included in
' Marana jurisdiction with a zoning designation of SR
(Suburban Ranch - one residence on 144,000 square
' feet). A portion of the property has been developed
' with a single family residence.
' East - The land east of the site is primarily
undeveloped but dces have commercial use (Li'1 Abner's
' Steak House) and Medium Density Residential projected
' by the Continental Ranch Specific Plan.
' West - The area west of Scenic Drive is primarily
undisturbed with several residences interspersed along
~ the western boundary of the subject property.
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' H. Existing Structures, Roads & Other Development
1. Existing Structures.
~
' The Specific Plan site is currently vacant, undisturbed
land.
'
2. Existing Roads.
' The construction of Silverbell Road is on-going.
Within the new Silverbell Road right-of-way four travel
' lanes and a twenty foot wide median have been
constructed. The section of new four lane divided
' roadway adjoining the project site has been completed
' north to Scenic Drive and south to Cortaro Road, and
contains box culverts adequately sized for flow through
' of run-off from south of Silverbell Road. See section
I.7 on page 43.
~
~ Scenic Drive and Artesiano Road are 60 foot right-of-
ways. The roads are not paved, but are well
' maintained, two lane travelways.
' Refer to Exhibit 11 for existing road location.
'
36
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~ 3. Other Development. ~
~ Except for Continental Ranch which has four active
builders currently working in that Specific Plan area,
' the ro osed Pima Farms S ecific Plan and the
P P P .
' residential units along Scenic Drive, there is no other
development in the area.
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! I. Existing Infrastructure and Public Services
~ 1. Sewer
1
The development to the northeast, Continental Ranch, is
~ using a private temporary lift station. The station is
- currently pumping at a rate of 200 gallons per minute.
' At such time as the pumping rate reaches 500 gallons
per minute, construction of a public wastewater lift
~
station will be required. It is estimated that
~ construction of such a facility will take approximately
18 months, and upon completion, a hook-up fee will be
' required. The sewerage system within Continental Ranch
' is comprised of gravity mains, lift stations and force
mains. Sewerage flows northerly through gravity mains
~ to the existing temporary lift station which pumps
through force mains to the Ina Road Treatment Facility.
~
~ Four sewer stubouts are located within the Silverbell
right-of-way, one south of Pima Farms Road, another at
1 Coachline Road, along with two additional stubouts
located between Coachline Road and Twin Peaks Road.
~
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` These are shown on Exhibit 12. Sewer service in this
area is under the jurisdiction of Pima County
Wastewater Management Division.
~
2. Electricitv
~
- The Specific Plan boundary is traversed by three
' utility easements with power lines, a 100-foot wide
~ easement for high-voltage transmission lines for
Western Area Power Administration, a 10-foot wide
~ easement to Tucson Electric Power, and a 10-foot wide
easement to Tucson Gas and Electric as shown on Exhibit
12.
~
3. Natural Gas
~ -
Southwest Gas will provide service to the area.
L {
El Paso Natural Gas Company has a 60-foot wide easement
~
traversing the Plan area as shown on Exhibit 11. Two
! 10-inch high pressure lines are located within this
easement.
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4. Telephone
'
~ U.S. West, Mountain Bell will provide telephone service
to the project site.
~
5. Water
' The Plan area is located within the City of Tucson
Water Service Area and therefore has an assured 100-
t, year water supply. A 12-inch public water main is
located along the north edge of Silverbell Road with
the capacity. to service the plan area. Several
~ stubouts cross the Silverbell Road right-of-way to the
southern right-of-way line. These are located between
' Pima Farms Road and Twin Peaks Road. Refer to Exhibit
12 for their location relative to other services.
~
~ 6. Fire Service
~ Annexation of this property into the Town of Marana
placed fire protection responsibility with the Marana
~ Volunteer Fire Department. However, through an
~
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~ agreement with Rural. Metro, Northwest Fire District
- Station No. 64, located at Silverbell Road, south of
~ Cortaro Road will continue to service the
, property
1 annexed by Marana Ordinance No. 88.01.
~ Station No. 64 currently is a one-man, one-engine
station, but upgrades to this station are in progress.
'
The entire Rural Metro system is available for back-up
' as needed, including ambulance/paramedic services. The
cost of fire/emergency services is provided through
t. property taxes.
~ Currently, all plans for construction within the Rural
~ Metro Service Area are reviewed by the appropriate
districts. Plans for proposed development within Pima
, Farms North will be reviewed by the Northwest Fire
District Fire Marshall Office for compliance with
current applicable Uniform Fire Code Rules and
Regulations in accordance with Pima Farms North
Specific Plan Section IV-G.6 and 7.
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7. Drainage Structures
.
~ Drainage structures are located along Silverbell Road
~ to collect and convey the flow under Silverbell Road.
! Improvements ir~clude temporary channels and earthen
berms. These channels are based on a drainage concept,
'I approved by the Town of Marana, which will intercept
' on-site flows and direct them to the Silverbell Road
drainage structures. Details of these drainage
t. structures are summarized on Page 49.
' 8. Schools
~
The project site is within the Marana School District
t boundaries. The existing schools are shown on Exhibit
13. The Continental Ranch Plan proposes seven school
sites within their plan area. They include one high
~ school, one junior high school and five elementary
schools.
~ ~
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~ Marana School District has agreed to accept a
contribution on a"per unit" basis for each residential
1 permit obtained by a developer. The exact amount of
~ such a contribution shall be mutually agreeable to
Marana School District and Developers and shall be
' established prior to issuance of an initial residential
unit building permit.
1 '
' 9. Police
' Pima County Sheriff's Department, Marana District,
13370 N. Lon Adams Road was contacted concerning the
' ~ impact of this proposed development on the ability of
1 the Sherriff's Department to provide service.
According to the officer in charge of the Marana
' District Office, no adverse impacts are anticipated and
police service can be provided.
~
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' J. Existing Hydrological Conditions
ThEre are ten off-site watersheds that must be considered
~ when studying this site (refer to Existing Conditions Map-
Exhibit 14). Hydrologic analysis for the off-site watershed
~ was based on densities represented by the Tucson Mountain
~ Area Plan.
~
Run-off from the off-site watersheds flows in a north-
northeast direction impacting the sitz along the southern
' and western boundaries. Drainage is characterized by
~ sheetflow conditions for less frequent storms with poorly
defined channels that are capable oi containing run off from
' smaller storms.
` The run-off from the off-site watersheds combines with the
run-off produced on-site, flowing north to four
' concentration points along Silverbell Road. The Silverbell
Road improvements incorporated the development of berms to
~
aid in collecting the sheetflow. This allows the run-off to
, concentrate at four box culvert crossings where the flows
can pass below. Silverbell into improved channels located
~ north of the road. The culverts have been sized with
adequate capacity to convey both pre-developed and post-
developed peak 100-year flows.
47 ~
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CULVERT SUMMARY TABLE
NUMBER
~ OF CONCENTRATION D.H.W. Q100 A.H.W QCAP
TYPE SIZE CELLS POINT (ft.) (cfs) (ft.) (cfs)
RCBC 6' x 4' 2 lA 4.89 322 7.04 474
RCBC 10' x 6' 6 4A ~ 6.44 2,479 8.70 3,600
t. RCBC 8' x 5' S 6A ~ 5.43 1,286 8.25 2,080
RCBC 8' x 4'. 5 8A 6.10 1,377 7.66 1,700
1
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' CHANNEL SUMMARY TABLE
' -
TOTAL
Q100 SLOPE DEPTH VELOCITY FREEBOARD DEPTH QCAP
~ CHANNEL (cfs) (ft.) (f.p.s.) (ft.) (ft.) (cfs)
A 322 0.5 2.2 4.3 0.4 2.6 985
, - , ,
B 2,479 0.5 2.9 5.2 0.6 3.5 __4,596
~
C 1,286 0.5 3.0 S.1 0.6 3.6 2,301
i, D 1,377 0.5 2.9 4.9 0.6 3.5 2,675
~
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IV. SPECIFIC PLAN
{
~ A. Purpose
( Pima Farms North is a proposed master planned community
located on approximately 110 acres in the northwest portion
of the Tucson Metropolitan area. The purpose of the
( Specific Plan document is to provide for comprehensive
guidance and regulation for development of the various
I elements within the Specific Plan area.
~
` This plan defines type, location, and densities of permitted
~ uses, while at the same time establishes the character for
the development of a coordinated project including a mixture
of housing types. The Specific Plan addresses environmental
concerns and sets forth development controls necessary to
ensure that any development within the plan area will be
I responsive to the objectives of the Town of Marana General
Plan, and closely follows the Land Use Concept as presented
' with the Steinfeld Annexation, as adopted by the Town of
Marana.
~
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, This plan has been designed to provide for an integrated
development that transitions from a distinct village
I commercial core into a preferred development envelope of
~ moderate density to low density residential land uses.
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B. Objectives
The Pima Farms North Specific Plan is the result of thorough
site analysis and research. Development related issues are
resolved by way of proposed physical improvements, and the
establishment of regulations and guidelines for future
development within the plan area. Recognizing that various
major development issues exist not only within the Pima
Farms North Specific Plan Area, but within the Pima Farms
Specific Plan Area as well, a set of Specific Plan
objectives, consistent with the Pima Farms Specific Plan are
listed below:
i 1. To implement the goals, objectives and policies of
~
~ the Town of Marana's General Plan and Annexation
` Land Use Concept Plan.
( 2. To process and adopt the Specific Plan to provide
( a precise understanding of development and future
growth for the subject property.
(
3. To create a residential community with a distinct
I village commercial core that is compatible with
existing and planned adjacent land uses.
~
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4. To provide a balanced range of .land uses,
- anticipating current and future demands with a
range of opportunities.
5. To provide basic infrastructure systems and public
facilities to support development in an efficient
- and timely manner.
6. To provide a circulation system that serves as the
roadway network through the community.
7. To create an identity in the community through the
creative interaction of land use, architecture,
and landscape architecture.
. 8. To develop project designs which provide a balance
between open space and the built environment.
(
9. To allow a variety of compatible uses within the
(
plan to provide flexibility for housing products
( and market changes in the future.
I
I.
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'
1
1 The Specific Plan combines policies, procedures and
development regulations into one concise document. It
' provides for flexibility to accomodate future development
~ and expansion within the plan area, while providing
development controls to assure that the Specific Plan will
' be implemented as planned. '
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~ C. Authority and Scope
I
~ The authority for preparation of specific plans is found in
~ Arizona Revised Statutes, Section 9-461.08. State law
allows for preparation of specific plans based on the
r general plan, as may be required for the systematic
execution of the general plan. Town of Marana Ordinance
~ 87.22 provides the uniform procedures and criteria for the
~ preparation, review, adoption and implementation of specific
plans in Marana.
~
The Pima Farms NortP: Specific Plan has been prepared
~ pursuant to the provisions of Arizona Revised Statutes
~ 9-461.08. Pursuant to these state statutes and Town of
Marana Ordinance 87.22 public hearings are required by both
, the Town Planning Commission and the Town Council after
which a Specific Plan can be adopted by the Town Council and
1 becomes effective (ordinance no. 87.22 dated 11/17/87).
'
The Pima Farms North Specific Plan is a regulatory plan
, which serves as the zoning for the plan area. Al1 plats,
plans, and any other proposed development must be consistent
' with the Specific Plan guidelines as presented herein.
1
56
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D. Land Use Plan
- The Pima Farms North Specific Plan Land Use Plan provides
for a cohesive, integrated residential community by
providing a broad range of residential housing types with
associated neighborhood commercial services. Housing types
range from detached single family to attached multi-family.
The Land Use Plan, Exhibit 16, depicts approximately 110
acres divided into three main development areas. Each
development area contains an approximate acreage figure,
intended land use and density range of that area.
. Development area inform3tion is summarized in Table I on
~ Page 61. The three main development areas are as.follows:
( l. Commercial (C)
(
In order to satisfy the need for commercial facilities
I.. and provide a focal point for the community, twenty
~ (20) acres have been allocated within the commercial
development area. The village core commercial
( development area is located at the east end of the
Specific Plan area in order to facilitate ease of
access from Silverbell Road. The primary intent of the
' commercial area is to provide local neighborhood
57
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' commercial services rather than general commercial
services which are normally associated with larger
' metropolitan areas. For this reason, noxious
~ commercial services are not permitted.
' ~ 2. Medium Density Residential (MDR)
' Eighty (80) acres of residential uses comprise the MDR
' portion of the Specific Plan. The density range for
residential uses varies from 3 RAC up to 15 RAC with a
' target density of 6.87 RAC. ~
' Zero lot lines, patio homes, duplexes and townhomes are
' the intended residential product types. In order to
create useable open space, clustering of residential
' units is recommended, but not required. Buildings may
be one or two stories in height.
'
~ 3. Transitional (TR)
, Ten (10) acres of transitional use is located between
the commercial area and the Medium Density Residential
' area. The density range of the TR area is between 10
RAC and 20 RAC with a target of 15 RAC.
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Zero lot lines,. patio homes, duplexes, townhomes,
condominiums and apartments are the intended
residential product types. In order to create useable
open space, clustering of residential units is
recommended, but not required. Buildings may be one or
_ two stories in height.
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( PIMA FARMS NORTH SPECIFIC PLAN
~ LAND USE ALLOCATION SUNIl~'IARY
Land Use Density Gross Target Density Target Dwelling
Designation Range Acres* (RAC) Units
I MDR 3-15 80 6.87 550
I ~ 20
TR 10-20 10 15 150
(
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TOTAL 110 j" 7 2 3
( .
I *All acreage are approximate, including open space
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E. Utilities P1an
Major infrastructure water and sewer systems are shown in
Exhibit 17. Other required public services are electric and
gas.
1. Water
The Specific Plan area is located within the City of
Tucson Water Service Area and has a 100-year assured
water supply. The plan area will be serviced by an
I existing 12-inch water main located within the
Silverbell Road right-of-way. Water service mains
within the Specific Plan area will be located as showr.
( on Exhibit 17.
I All water plans proposed for construction within the
I Pima Farms North Specific Plan area shall be prepared
in accordance wtih current and applicable City of
( Tucson Water Department standards and specifications.
Plans shall be submitted for review and approval in
( accordance with Pima Farms Specific Plan Design
Guidelines, Section VI-G.6 and 7.
(
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' 2. Sewer
The entire plan area can be serviced by a public
~ gravity fed sewer system which, when constructed, can
connect to existing stub-outs within the Silverbell
' Road ri ht-of-wa as shown on the utilities plan.
9 Y
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- All sewer plans prepared for construction within the
' Pima Farms North Specific Plan shall be prepared in
' accorciance with current and applicable Pima County
Wastewater Management standards and specifications.
' Plans shall be submitted for review and approval in
accordance with Pima Farms Specific Plan Design
' Guidelines, Section VI-G.6 and 7.
~
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, F. Circulation Plan
, The circulation plan establishes a conceptual layout for
access to the Specific Plan area, as well as providing
, access to Silverbell Road, an existing arterial. Proposed
~ local collector streets as shown on Exhibit 18 will become
part of an existing circulation network.
~
Precise alignment and engineering of streets will be
~ determined at time of platting and improvement plan
~ preparation. Adjustments to circulation patterns and
alignment may be required based upon final development
' plans, grading plans, subsequent sight lines and safety
considerations.
'
' There are two standard street cross sections provided. They
are identified as:
,
1. Local Collector
~ 2. Public Interior Subdivision Streets
'
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~ 1. Local Collector Streets
' Local collectors are two lanes wide, composed of two
14-foot wide travel lane in each direction within a
, 60 foot right-of-way. No on-street parking provisions
~ are made because these streets serve primarily to
convey traffic from one destination point to another.
' The cross-section for local collector streets is shown
in Exhibit 19.
~
2. Public Interio~ Subdivision Streets
, ,E;
~ Two lane public interior subdivision streets are not
shown on the Circulation Plan. Interior streets
~ provide for two 12 foot wide traffic lanes with seven
foot wide parking spaces on either side of the street.
~ Parking is included as part of the interior streets in
1 recognition of their use in residential areas and the
relatively low traffic volumes normally associated with
, subdivision streets. The cross-section for a typical
public interior subdivision streets is shown in Exhibit
~ 20. Private streets may be used within subdivisions as
~ well. Parking shown on the exhibit, within the street,
~ 67
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~ is for guest parking only. Off-street parking
requirements will conform to current Pima County Zoning
~ Code, Chapter 18.75, Off-street Parking and Loading
Standards.
~
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~ „~`~~1t -
~ • LANDSCAPE
. ~ . • .
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~ - ~ ' ~ ~ ~ ° ~ SIDEWALK
, 7' , . ~ , p ~ . ,
:'d~. ~.d.•.,.. ':'p'.'.'..•...: 'o,'
- _ . : . . : : • • • • r-VERT.
~ ~ ~ - CURB
4' BIKE LANE
14'
, - - - - _ 14'
I 4' BIKE LANE
VERT.
. . + CURB
, .y :o; . o; . ~ n•.,
~ . ~'`~c ..P , :.:o. SIDEW ALK
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Q 4.5 4 6 6
~ L/S S/ S/W L/S ~ .
~ 12' 3 6' 12' O
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~ ~
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1 ENGiNEERiNG
- ` ?LaNNING
SURVEriNG
1
Exhibit 1'9
69 ~
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- PARKING
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PARKING r~
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~ ~ 56~ ~
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, rior Subdivision Street
Public Inte
i EtvGiNEERiNG .
PLANNING
SURVEYING
EXE?I~It 2~
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' G. Recreation/Open Space Concept
' During the platting of subdivisions within the Pima Farms
North Specific Plan area, opportunities will be provided for
, incor oratin recreation/o en s ace into the lan area
P 9 P P P ?
' where appropriate.
' An undisturbed natural vegetation building setback/buffer
area, 100 feet wide, will be provided adjacent to Scenic
' Drive, and a 50 feet wide building setback/buffer shall be
1 provided from Scenic Drive easterly along the boundary of
Pima Farms North Specifzc Plan area and a 10 acre privately
, owned parcel, as shown on Exhibit 21.
1
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OPEN SPACE t 25 Ac.
-
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~ - - - -
100' ~
.
BUILDING SETBACK /
1-
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ENGiNEEp~NG
P~ANNING •
,J SUpvEr~NG
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Exhibit 21
' T2
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, H. Landscaping Concept
. A landsca in conce t will create a strong sense of
P g P
community identity, provide a framework for establishing the
character of developed areas within the Specific Plan area.
1
~ A hierarchy of landscaped entry points is planned based on
commercial or residential entry statements. A major entry
'
statement will occur at the entry to the commercial area
, from Silverbell Road and will include landscaping, signage,
and lighting. It will provide the character and sense of
' identity of the community.
'
A primary streetscape theme will provide a safe and
, aesthetic progression along the local collector streets.
This theme includes formal plantings of native desert trees,
' shrubs and ground cover.
L
Where drainageways within the Specific Plan are proposed as
~ landscaped berms, they provide the opportunity for
incorporating recreation and transitions between varying
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land uses. Landscaping, where needed to revegetate after
~ construction activities have ceased, will augment existing
' natural vegetation. The augmentation will consist of
informal plantings of trees, shrubs and groundcover.
'
Exhibit 22 depicts typical landscape treatment within the
' drainageways B, C and D as designated on the Drainage
, Concept Exhibit 23.
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Drainageway
' Width Varies
' ~ ~ ~
' ~ ~fARIES ~
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~ ~ .
' Trail ~
,
.
' ? '
, Revegetate If ~ ~ - . . - - ~ ~ ~
Disturbed (Typical) Altemate Traii
Location
'
DRAINAGEWAY LANDSCAPING CONCEPT
'
~
,
~
'
~ ENGiNEEQ~NG -
p~ANNiNG '
1 SURVE~irvG
Exhibit 22
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, I. Environmental Resources Conservation Concept
' The environmental resources conservation element of the Pima
' Farms North Specific Plan serves to outline methods of
conserving those resources identified within the development
' capability section. These resources include vegetation,
viewsheds, solar access, and cultural/archaeological/
~ historic resources.
,
1. Vegetation
~
There are several E~xamples of vegetation located within
' the Pima Farms North Specific Plan area. Traditionally
valued species such as saguaros and ironwood trees are
'
sparsely found within the Specific Plan area, along
' with specimens of other desert trees and caati as
listed in Section III.C of thi.s Specific Plan. All
, healthy saguaros and large trees, (those with a trunk
1 diameter of 4", measured three feet above the ground),
and any native vegetation referenced by the Arizona
' Native Plant Law, ARS Chap. 7, Article l, shall be
salvaged and replanted. Additionally, future
developers shall comply with the provisions of the
Arizona Native Plan Law, Section 3-904, and shall
,
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' notify the Commission of Agriculture and Horticulture
30 days prior to clearing.or removal of protected
, plants from the site.
' 2. Viewsheds
,
_ Areas of high visibility have been indicated on the
, Viewshed Map, Exhibit 4 on Page 17. These areas are
' visible by those standing on the edge of the property
and looking toward the interior of the parcel.
~ Building heights in these areas are restricted to two
, stories. The only•area where development will directly
, abut occupied neighboring property is along Scenic
Drive, where a buffer of undisturbed vegetation is
~ provided to reduce the visual impact of new
~ construction.
, 3. Solar Access
~ Because the ro osed develo ment is rimarily
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1 residential in nature, and building heights are
restricted to two stories, solar access is not
anticipated to be an issue by area residents.
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' 4. Cultural/Archaeological/Historic Resources
~ Preliminary investigations done by a qualified
' archaeologist indicate a low potential for the
discovery of artifacts within the plan area. However,
, as stated in the letter from the archaeologist, Exhibit
9, "this does not preclude the~possibility that ground
' disturbing activities could reveal the presence of
, cultural resources. In the unlikely event such
materials are discovered, construction activities
1 should cease and a professional archaeologist be
consulted to assess the potential significance of any
r artifacts or features that are unearthed." ~
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~ J. Drainage Concept
t The proposed infrastructure consists of four main
~ drainageways. A typical section of each drainageway is
' included on the following pages. The drainageways for
' onsite areas 2, 3, and 4 have been designed with a dual use
concept. The low flow portion will contain the ten year
storm at a depth of 2.0 feet. The low flow banks will be
stabilized to prevent lateral migration of the channel. The
' overbank will fully contain the 100 year storm with adequate
freeboard. The channels discharge directly into the box
1
culverts recently constructed beneath Silverbell Road.
,
The method of collecting the offsite runoff is dependent on
~ the proposed Pima Farms South project. If Pima Farms South
is constructed prior to this project drainageways 2, 3 and 4!;
,
will connect directly to the upstream channels. If Pima ~
Farms North is constructed first, then a series of collector
channels will be used to intercept the offsite flow and
' direct it into the primary drainageways.
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OFFSITE SU1~IARY TABLE
ACREAGE Q2 QS Q10 Q25 QSO Q100 CONCENTRATION
WATERSHED (Acres) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) POINT
A 37.5 66 117 159 205 259 301 1
B 49.8 70 130 174 235 298 364 2
C 23.7 44 77 100 129 156 183 3
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~ D 351.1 264 546 766 1,078 1,380 1,661 4
E 198.3 116 248 355 505 658 810 5
F 248.1 124 266 378 545 698 871 6
I G 87.3 75 145 198 280 350 427 7
H 168.4 102 208 295 426 539 664 8
I 56.5 71 124 163 2Z1 275 320 9
J 31.8 67 108 133 174 205 248 10
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I ONSITE SUt~tARY TABLE
(
~ ACREAGE Q2 Q5 Q10 Q25 Q50 Q100 CONCENTR.ATION
WATERSHED (Acres) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) POINT
1 41.8 71 128 172 231 277 322 lA
I~ 2 656.8 382 789 1,118 1,580 2,035 2,479 4A
3 354.6 196 403 575 815 1,053 1,286 6A
I.
4 300.3 : 273 493 658 896 1,124 1,377 8A
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V. Development Regulations
A. Purpose and Intent
` This section of the Specific Plan establishes land use
; regulations for implementation of the Land Use Concept
I~ within the Pima Farms North Specific Plan area. These
( regulations are designed to be compatible with the existing
Marana Development Code wherever possible.
I
The regulations within this section serve to control the
~ specific uses within each of the land use designations as
shown on the Pima Farms North Land Use Plan, Exhibit 16.
I~ ~
Additionally, this section provides for a reasonable and
( appropriate regulatory framework to minimize, wherever
possible, the processing time required to implement
I subdivision developments consistent with the Land Use Plan.
I The regulations contained herein provide an appropriate
amount of flexibility to anticipate future needs and achieve
I compatibility between land uses.
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' The specific land use designations for Pima Farms North
Specific Plan are as follows:
,
, TR Transitional
NIDR Medium Density Residential
' C Village Core - Commercial
OS Open Space
The location of these land use designations is shown on the
Land Plan Plan, Exhibit 16.
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1 B. Definitions
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The definitions contained in the Marana Development Code
' Title 3.03.02 shall apply to this Specific Plan. Additional
definitions follow:
'
' 1. Average Area per Dwelling Unit: A measurement of
density based on the calculation of total gross acres
' within a development area or development plan/plat
divided by the total number of dwelling units within
' the plan/plat.
' 2. Avera e Finished Grade: The mean average elevation of
' ground after site preparation, measured three feet from
building at five-foot intervals.
'
' 3. Block Platting: The master platting of individual
~ development subareas within the specific plan area
' which may be developed or resubdivided by subsequent
submittals of individual development plans or
' subdivision plats.
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, 4. Building Height: The vertical distance between the
level of the average finished grade (1) the highest
' oof or 2 the
point of the parapet of a flat r ,
' deckline of a mansard roof, or (3) the mean average
point between tne eaves and ridge of the highest gable
, or other roof element.
5. Commercial: A land use category permitting
' professional and semi-professional uses, office,
restaurant, personal and business services, retail
' sales, financial institutions, specialty retail and
entertainment, recreational and cultural uses, but
' excludin manufacturing or warehousing units.
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Additionally, any private land designated for the
~ establishment of structures in which to provide a
combination of commercial and recreational activities
~ such as health club/spa, country club, resort/hotel,
' ' etc .
, 6. Developers: The person or entities who acquire
property within the Pima Farms North Specific Plan area
from the Owner for the purpose of developing said
' property.
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~ 7. Dwelling Unit Cap: The maximum number of dwelling
' units permitted within the Specific Plan. For the
purpose of this document, the dwelling unit cap shall
' be 723 units.
~ 8. Manufactured Housing: A multi-sectional dwelling
' manufactured after June 15, 1976, to standards
established by the U.S. Department of Housing and Urban
' Development. Such dwelling shall have external
dimensions of at least twenty-four (24) feet by forty
' (40) feet and shall be installed on a permanent
foundation. A inanufactured housing unit shall be
~ considered e uivalent to a sin le-famil dwelling.
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9. Mobile Home or House Trailer: Any unit used for living
~ or sleeping purposes and designed to be equipped with
wheels or similar devices for the purposes of
1 transporting the unit from place to place, whether by
~ motive power or other means.
' 10. Multiple Family Residential Units: Attached, stacked,
flats, condominiums, apartments or similar residential
units.
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~ 11. Pima Farms North Development Review Authoritv: The
' official body, composed of the owners of the Specific
Plan area and/or his designated representatives, that
' reviews and approves all proposals for development
within the Pima Farms North Specific Plan area prior to
~ its approval by the Town of Marana.
1
12. Professional: Includes accountants, architects,
, chiropodists, chiropractors, dentists, engineers,
lawyers, naturopaths, osteopaths, physicians, surgeons,
' surveyors, veterinarians.
' 13. RAC: The ermitted number of residerices er ross acre
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' (43,560 square feet of land area).
~ 14. Semi-Professional: Includes insurance brokers,
~ photographic studios, public stenographers, real estate
brokers, stockbrokers, and other persons who operate or
, conduct offices which do not require the stocking of
goods for sale at wholesale or retail.
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, 15. Site Setback: The perpendicular distance from an
existing or planned street right-of-way line or
' erimeter ro ert line of a develo ment area to the
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face of a building wall or the edge of any covered
area.
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16. Target Density:. The density range within the Specific
'I Plan area used for calculation of the dwellin -unit
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' cap based on gross acreage.
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, C. General Provisions
~ 1. Construction and Develo ment
, All construction and development within the
Specific Plan area shall comply with applicable
' provisions of the Uniform Building Code and the
various related mechanical, electrical, plumbing
' codes, grading and excavation code and the
' subdivisions codes, as currently adopted by the
Town of Marana. In case of a conflict between the
' adopted Town Code and this Specific Plan, the Town
Council shal~ resolve the conflict by written
1 determination in a manner consistent with the
, goals, objectives and policies of this Specific
Plan.
~
2. Setbacks
1 The setback requirements are specified within the
~ development standards for each land use
designation. If not otherwise specified all
' setbacks shall be determined as the perpendicular
distance from the existing or planned street
right-of-way line or property line, to the face of
~ primary building wall.
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' 3. Resolution of Issues, Conditions or Situations
If any issue, condition or situation arises or is
' caused to occur that is not sufficiently covered
or provided for within this Specific Plan
' document, or if such an issue, condition or
situation is not clearly understandable, those
'I regulations contained in the Marana Development
' Code which are applicable to a most similar issue,
~ condition or situation shall be used by the Town
' of Marana as guidelines for resolution of the
unclear issuE, condition or situation. This
' provision shall not be used to permit uses or
' procedures not specifically authorized by this
Specific Plan or the Marana Development Code.
'
4. Specific Plan Amendments
This Specific Plan may be amended in accordance
' with procedures set forth within the same
ordinance under which this Plan was adopted. Each
, amendment shall include all sections or portions
of the Specific Plan that are affected by the
, change.
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, 5. Specific Plan Violation
Any persons, firm or corporation, whether a
I ' ci al a ent em lo ee or otherwise violatin
prin p , g , p y , g
' any provisions of these regulations shall be
subject to the Marana Code pertaining to zoning
, violations.
'
6. Ruling on Uses
, Whenever a use has not specifically been listed as
being permitted within a particular zone
, classification of the Specific Plan it shall be
the duty of the Town of Marana to determine if
1 said use is (1) consistent with the intent of the
' zone and (2) is~ compatible with other listed
permitted uses. Any person aggrieved by the
' determination may appeal that decision to the Town
Council.
'
~ . 7. Abandoned Vehicles or Trailers
Any abandoned vehicles or trailers of any kind or
' type without current license plates shall not be
parked or stored on any property within the
' Specific Plan area unless parked or stored within
~ a completely enclosed building.
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, 8. Exceptions to Height Limitations
Exceptions to height limitations contained in the
1 Regulations apply only to antennas, chimneys, or
' other architectural appurtenances required for the
screening of rooftop equipment.
,
9. Development Area Boundary Modification
' Minor modifications in the boundaries and acreage
~ of development areas are permitted due to
adjustments caused by finalization of road and
, drainageway alignments.
, 10. Manufactured Housing
' Multi-sectional manufactured homes, factory built
housing (modular housing) and other off-site
' constructed homes or components of homes, may be
used and situated as a matter of right within Pima
' Farms North Specific Plan area. The intent of
' this section is to promote the utilization of new
technology and building practices that results in:
' a more efficient method of constructing homes.
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' 11. Alley Access to Garages
' Access to garages and/or carports from alleyways
shall be permitted. Garage or carport setback
~ requirements from the edge of alleyways shall be
aminimum of six feet. Parking within the
' alleyways shall be prohibited.
' 12. Waivers
' Waivers to the Pima Farms North Development
Regulations may be granted by the Town of Marana
' Planning and Zoning Administrator upon
recommendatior. by the Pima Farms North Development
, Review Authority.
,
13. Sight Triangle BuildinQ Setbacks for Corner Lots
, In order to provide for a safe and efficient
traffic f1ow, special building setbacks are
' provided for corner lots. The Pima Farms North
' Specific Plan shall use the City of Tucson
Subdivision Street Standards sight triangle
, formulas for establishing these building setbacks
on the lots.
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' 14. Concurrent Platting Permitted
1 A Tentative Plat and Final Plat for a proposed
subdivision within the plan area may be submitted
' to the Town of Marana for concurrent review. The
subdivision applicant shall acknowledge in writing
' that said applicant shall be solely responsible
for any financial expenditures or obligations
~ resulting from a concurrent submittal of a
' Tentative Plat and Final Plat and shall further
waive any financial responsibility on the part of
, the Town of Marana and shall hold the Town of
Marana harmless due to expenditures incurred by
~ the applicant caused by revisions to the Final
, Plat made necessary as a result of changes
required on the Tentative Plat.
'
15. Site Plan Review
In order to insure a compatible quality of
development throughout the Pima Farms North
community, each proposed development must be
, submitted for review and approval by the Pima
Farms North Development Review Committee or its
' authorized agent prior to review and approval by
' the Town of Marana.
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~ 16. Block Platting
Block platting of logical development areas shall
' be permitted within the Pima Farms North Specific
' Plan area.
~ 17. Street Naming
Street naming and property addressing shall be
'I coordinated through the Pima County Addressing
' Coordinator's office, or as designated by the Town
of Marana.
~
18. Dedication of'Streets
, Streets shall be dedicated for public use or be
, private streets dedicated for the use and
convenience of the affected property owners, their
, guests and invites, providing that access is
granted for the installation and maintenance of
~ utilities.
,
19. Subdivision Street and Drainage Facility Design
, Design of subdivision streets and drainage
facilities shall conform to Pima County standards
and specifications as set forth by Pima County
, Department of Transportation and Flood Control
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' District, unless otherwise specified by this
, Specific Plan. Private streets shall be
constructed to public street standards if future
, dedication to the public is anticipated.
' 20. Subdivision Improvement Assurances
' In accordance with Marana Development Code, Title
- 7, Section 07.07, assurances shall be posted for
' subdivisions to assure the installation of
requires streets, sewer, electric and water
' utilities, drainage flood control and improvements
meetings established minimum standards of design
'
and construction.
,
21. Drainage
~ Proper and adequate provisions shall be made for
~ disposal of storm waters in accordance with
acceptable Pima County policies. The requirements
' of this section shall apply equally to grading of
private property and public streets. Existing
, major water courses shall be dedicated as
drainageways or easements where these can be
' incor orated into an acceptable drainage scheme.
P
' The type, extent, locations, and capacity of the
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' drainage channels shall meet the approval of the
Town Engineer, and shall be constructed in
' accordance with plans approved by the Town
' Engineer.
' 22. Sewage Disposal
Sewage disposal facilities shall be installed to
' serve each lot and subject to Pima County Health
' Department and/or Pima County Wastewater
Management standards.
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D. Develo ment Area Regulations
1
' The following pages list regulations that shall govern the
use of land within their respective planning area
' designations. All terms not otherwise defined within the
- Pima Farms North Specific Plan shall be interpreted in
, accordance with common usage or as defined or used within
' the Marana Development Code.
' 1. NIDR (Medium Density Residential): 3-15 RAC
a. Primary Yermitted Uses:
' 1) Single-family detached residential
' dwellings
2) Single-family residential units with
' party walls or walled courtyards
3) Two or more attached single-family
' dwellings
' 4) Multiple family residential units
5) Accessory buildings, private swimming
' , pools, home occupations and other
accessory uses
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~ 6) Model homes, erected on the same
premises and used in conjunction with a
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~ new subdivision tract offered for sale
for the first time, for the duration of
~ the subdivision
7) Temporary real estate sales office
I within a model home
~ 8) Temporary utility uses
9) Community/religious facilities
~ 10) Library
11) Child day care center, subject to a
I minimum lot size of 36,000 square feet.
I
b. Alternate Permitted Uses:
I
' 1) Open space
2) Recreational activities: public or
' private park, playground
'
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' c. General Development Standards:
~1' 1) Minimum site area: 10 000 s uare feet
, q
2) Minimum yard setback:
Front: 20 feet
~ Side: 7 feet for detached single-
~ family dwelling
. 0 feet for duplex, common
wall or zero lot line
development except
~ remaining side yard must be
a minimum of 14 feet;
corner lots must have a
' minimum of 20 feet on the
street side
Rear: 5 feet
~
' 3) Minimum lot area per dwelling unit:
1,000 s.f.
'
' 4) Maximum Building Height: 24 feet
Maximum Number of Stories: 2
1
5) Parking Requirements: Required spaces
! shall be determined at the ratios set
forth in Pima County Zoning Code,
Chapter 18.75, Off-street parking and
loading standards.
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6) Open space requirement: any part of the
total subdivision not required for
buildings, structures, loading and
~ vehicular access, pedestrian walks and
_1 hard surface activity areas shall be
landscaped according to Chapter VI,
Design Guidelines, Pima Farms North
~
Specific Plan. All plants shall conform
~ to the Pima County Recommended Plant
Lis'=.
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2. C (Village Core - Commercial)
~
a. Primary Permitted Uses:
~ (All uses within this section shall be conducted
wholly within a completely enclosed building
unless otherwise specified and any use operating
' as a store, shop or business shall be a retail
establishment.)
~ l. Antique store
2. Apparel store
3. Art needlework or hand-weaving establishment
4. Art gallery or store
.
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, 5. Art or drawing supply store
6. Automobile accessories, parts and supplies;
~ rovided that there is no installation,
P
~ repair, rebuilding, modification, or outside
storage of parts on the premises
~ 7. Automobile lubrication and oil change
, operation
1` 8. Automobile tires, batteries and accessories
~ installation in conjunction with a department
store
~ 9. Bakery
~ 10. Bank
- Barbershop
, 12. Beauty shop
13. Bicycle shop; No sales or servicing of motor
~ scooters or motorcycles
~ 14. Billiard or pool hall .
15. Book, newspapers, or magazine store
~ 16. Cafe or lunchroom (provided no dancing is
allowed and no alcoholic beverages sold
~ except beer and wine)
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~ 17. Catering service
18. Cigar store
, 19. Cleaning, dyeing, laundry collection agency
~ 20. Confectionery store
21. Congregate care facility
' 22. Custom dressmaking, millinery, hemstitching
or pleating
23. Custom weaving or mending
~ 24. Dealer in coins, stamps or similar
collector's items
i 25. Delicatessen
- 26. Dental laboratory
~ 27. Department store
28. Drug store
29. Dry goods or notions store
r 30. Electrical appliance store
31. Fix-it shop, small appliances
32. Florist shop
33. Frozen food locker
34. Fruit or vegetable store
t 35. Furniture store
36. Garage: for public storage only
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~ 103
~
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~ 37. Filling stations, repair shops (incidental
repair only) and public garages: (subject to)
~ a. no gasoline filling station or
~ automobile repair shop shall have an
entrance or exit for vehicles on the
' same side of the street within thirty
feet of a residential zone, nor shall
~ any part of a gasoline filling station
~ or automobile repair shop be within
fifty feet of the grounds of any school,
~ public playground, church, hospital,
sanatorium, public library or
~ institution for dependents or for
~ children;
b. no gasoline filling station or public
garage shall have any oil draining pit
or visible appliance for such purpose,
other than filling caps, located within
~ twelve feet of any street lot line or
\ within fifty feet of any residential
zone, unless such appliance or pit is
within a building and at least twelve
~ feet distant from any vehicular entrance
~ or exit of such building.
104
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~ ,
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~
~ c. no gasoline. or other flammables be
stored above ground level, except in
~ legally accepted containers of fifty-
~ five gallons or less and no more than
three such containers, and
, d. the dispensing of gasoline or any
flammables into a fuel tank or into a
~ legally accepted container, using
~ manually controlled nozzles only, shall
be under the supervision of a competent
, attendant at all times.
38. Gift, cu~io, or novelty shop
39. Grocery store
~ 40. Hardware store
41. Hotel
~ 42. House furnishing store
43. Ice cream store
~ 44. Ice station: for packaged sales only
45. Interior decorator
~
46. Jewelry and watch repair
~ 47. Jewelry store
~
~
105
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t 48. Laundry and dry cleaning units, provided the
same occupy no more than three thousand
square feet of gross floor area
49. Leather goods store
50. Library: rental or public
, 51. Liquor store: for packaged sales only,
including wine tasting
~1 52. Locksmith
~ 53. Meat, fish or dressed poultry market,
provided no live poultry are kept on premises
~ 54. Mechanical and electronic games arcade
55. Medical Iaboratory
~ 56. Messenger office
~ 57. Music, phonograph or radio store
58. Nursery: flower, plant or tree (within a
~ building or enclosure)
59. Office: business, professional or semi-
professional
~ 60. Orthopedic appliances (trusses, wheelchairs,
etc)
~ 61. Pet grooming
62. Pet shop
63. Photograph studio
64. Photographic supply store
106
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i 65. Postal station
66. Pressing estab'lishment
~ 67. Reducing salon: not to include massage
~ establishments
68. Refreshment stand
69. Safe depository
1 70. School: barber or beauty culture
71. School: business
1 72. School: dancing
73. School: dramatic
~ 74. School: handicraft, painting or sculpture
75. School: ~music
~ 76. Self-service car wash; provided, that neither
~ steam cleaning nor engine repair shall be
allowed on the premises
~ 77. Shoe repair shop
78. Shoe store ~
~ 79. Sporting goods, hunting and fishing equipment
~ store
80. Station: bus or stage
~ 81. Stationery store
82. Tailor shop
~ 83. Taxicab stand
~
~ 107
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~ 84. Taxidermist
85. Theater: except drive-in or outdoor theater
~ 86. Tire store: including incidental repair of
, shocks and brakes with no outdoor storage or
display
~ 87. Tool or cutlery sharpening
88. Toy or hobby shop
' ~ 89. Trust company
1 90. Variety store
91. Veterinary outpatient clinic for small
~ animals:
a. no ~oarding allowed
~ b. overnight confinement for clinic
~ treatment permitted for a maximum of
five animals
' 92. Wallpaper sales, paper hanging
93. Other similar enterprise or business of the
1- same class, which in the opinion of the Town
~ of Marana, as evidenced by resolution of
record, is not more obnoxious or detrimental
' to the welfare of the particular community
than the enterprises or businesses above
~ . enumerated.
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.
'
~
' 94. Accessory building or use (not involving open
storage): when located on the same building
~ site.
, 95. Restaurant, including a restaurant liquor
license:
~ a. upon condition that the cocktail lounge
or bar has no separate outside entrance;
b. a dance floor with a maximum of two
~ hundred square feet is permitted for
customer dancing only; and
, c. the applicant for a permit shall provide
the zoning inspector with the written
~ consent of seventy-five percent of the
~ owners, by number and area, of property
within three hundred feet of the site
~ for which the permit is sought.
96. Trailer or manufactured or mobile unit for
~ temporary office use: only during the
construction of a permanent building not to
1
exceed a period of twelve months.
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~ b. General Development Standards:
~ 1) Minimum Lot Area: none
1 2) Minimum Lot Width: none
3) Minimum Setback Requirements:
, - Front: 25 feet, which may be used to
meet off-street parking requirements, or
' as part of an off-street parking lot;
, - Side: 15 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: 75o at ground
, level; 60o above ground level
6) Parking Requiremen~.s: required spaces shall.
, be determined at the ratios set forth in Pima
~ County Zoning Code Chapter 18.75 Off-street
Parking and Loading Standards. Screening and
1 landscaping shall adhere to Section VI-E.3 of
this Specific Plan.
~
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,
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, 7) Minimum Landscape Coverage: l00 of gross
site area.
j
~ 8) Special Landscape/Buffer/Screening Require-
ments: a 50-foot building setback shall be
' provided adjacent to residential uses, with
the exception of covered parking. Where
commercial uses are adjacent to residential
~ areas, landscape planting shall be required
in conjunction with a 6' masonry wall to
~ emulate residential landscaping and diffuse
light a:~d glare which may occur from night
~ operations.
~
9) Maximum Building Height: 34 feet
, 3. TR (TRANSITIONAL): 10-20 RAC
a. Primary Permitted Uses:
1. Multiple family residential
2. Two or more attached single-family
~
dwellings
' 3. Single-family residential units with
party wall or walled courtyards
4. Single-family detached
.
1 111
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~
, b. Alternate Permitted Uses:
~ - Open Space/Recreation
~ c. General Development Standards
1. Maximum density: 20 RAC
, 2. Minimum site area: 10,000 s.f.
3. Minimum lot area per dwelling unit:
2,000 s.f.
4. Minimum yard requirements:
Front: 20 feet
, Side: 7 feet each, except corner lots
• shall have a minimum of 20
~ feet on street side
~ Rear : 25 f eet
, 5. Maximum building height: 30 feet
6. Maximum number of stories: 2
~ d. Parking requirements: required spaces shall
be determined at the ratios set forth in Pima
N County Zoning Code, Chapter 18.75, Off-street
parking and loading standards.
~
~
112
I.
,
~
, VI. DESIGN GUIDELINES
1 A. Introduction and Purpose
,
The Pima Farms North Specific Plan Design Guidelines
' are intended to express and establish a community
character for development within the Specific Plan
area. The guidelines are intended to be flexible
enough to promote good design yet encourage creative,
quality development.
~
The purpose of the design guidelines is to ensure
~ consistently high quality development throughout the
Specific Plan area by providing developers, planners,
~
engineers, architects, landscape architects, builders
, and other professionals a documented basis for
evaluating and directing improvements within each area.
1:
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~
, B. Goals
1~' oals of the desi n uidelines can be summarized
The primary g g g
~ as follows:
' - To assure the Town of Marana that development within
- the Pima Farms North Specific Plan area will be in
1
accordance with the quality and character as proposed
~ herein.
~ - To provide guidance for the Town staff, Planning and
Zoning Commission; and Town Council in their review of
proposed development within the Specific Plan area.
1
- To provide developers, builders, engineers, architects,
, landscape architects, and other professionals
guidelines for use in establishing and maintaining the
desired character of this Specific Plan.
1.
- To provide a response to concerns for the existing
' natural features and to minimize adverse impact upon
these features.
1_-
114
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~
~
~
- To provide interest and establish high standards for a
~ variet of architectural and landscape designs.
Y
~
- To provide a flexibility in responding to changing
, market demands by encouraging imaginative and
innovative planning of facilities and sites.
~
~ - To provide area developers with protection of property
values within the Specific Plan area.
~ ~
- To provide an opportunity for enhanced investments in
~ development of the Specific Plan area.
1
Al1 proposals for development within the Specific Plan area
, shall be consistent with the goals.of the design guidelines
and the goals and objectives of the Town of Marana's General
' Plan.
~
Project identity deals primarily with a concern for the
' physical appearance of the community as it is perceived by
both visitors and residents. The intent, therefore, of this
1 section of the Specific Plan, is to establish design
guidelines which deal with frontages, boundaries and
115
,
'
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, perimeters visible to the public. The Design Guidelines
~ apply to three main topics: ~
~ 1. landscape architecture and streetscapes
~ 2. residential development
3. non-residential development
~
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116
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~
, C. Landscape Architecture and Streetscapes
~
A community landscaping theme provides transition and visual
, cohesiveness between developments, open space, and
circulation components. Objectives of such a community
' landscaping theme are:
~ - to establish a landscape plant palette for use in
~ public street rights-of-way, buffer areas, open space,
parking lots and setbacks.
i - to establish landscaping guidelines which will provide
for a blending of~ developed areas within the Specific
' Plan into a larger visual environment of the
surrounding natural terrain.
~
- to establish landscaping guidelines for use within
, residential and commercial developments.
' The main elements addressed in this section are:
1
- streetscapes
f. - screening
- pedestrian trails
~ - street furniture and lighting
- plant palette and density
117
~
~
1 .
t 1. Streetscapes '
a. Local Collector
I Major streets 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
'I 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 5 feet wide bufferyard is required
for development al~ng Silverbell Road.
,
Building setbacks are required and a varying distance
~
is encouraged to provide interest and motion, as shown
, in Exhibit 24. Where parking is located within a
setback area, it shall be screened with a low wall,
berming or appropriate landscaping between the street
' and parking area as shown in Exhibit 25. A minimum
building setback of 45 feet is required for development
~ adjacent to Silverbell Road.
Bicycle paths and pedestrian trails shall be integrated
~ with the street system where appropriate and feasible.
118
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~
I MAJOR COLLECTOR 3
~
m
~
m
~ ~
~ BUILDING SETBACKS SHALL BE IN ACCORDANCE
, WITH SECTION Y.D. OF THIS PLAN, EXCEPT THE
MINIMUM BUILDING SETBACK ALONG SILVERBELL ROAD
~ SHALL BE 45 FEET.
~
,
'
! ~ Ma jor Street
ENG~NEEp~NG
P~aNN~NG Building Setbacks
' SuRVEriyG ,
, Exhibit 24
' 119
~
~
a- . _ ~ .
o ,
o ~ ~ ~
v . . . '
~ ~ . ~.i~~ " ~ . :
' ~ '
~ . edge of r/w
` ~ . ::v ~~IYe
0 ~
. i . . _ ,k.. i
T /fN
• ~ ~'f~ ~
V.~ ~ ~ ~ ~ 2-`T+? 1r~ ~ Y .
parking area
36' high (min.)
5' (min.) ~andscape berm
a o SCREENING OF PARKIN~ AREA ~
S
D
D -
edge of r/w buiiding setback
~ ~ :.T f::
~ °
~ }[i: ~
~ ~
~ .:-a: o
- e ,
. ~
screen wall
36' high (minJ
~ 5' min.)
o PARKING WITHIN BUILDING SETBACKS ~
~
,
~ ~ Major Street
ENGiNEEp~NG Landscaping Concept
P~ANN~NG
SUp~Er~roG
,
~ Exhibit 25
~20 ~
'
~
, b. Public Interior Subdivision Streets
Minor streets associated with the Specific Plan area
are public interior subdivision streets, Scenic Drive
~ and Artesiano Road.
' Individual development areas within the Specific Plan
- area shall provide a theme complementing the overall
' project character.
'
To achieve a sense of continuity, the internal roadways
' shall be landscaped with native and drought tolerant
_ plant material. Clusters of ornamental trees may
provide accent and highlight intersections, nodes,
~ common open space and entryways.
~ 2. Screening
' a. Walls and Fences
'
The walls and fences within the project shall be
' consistent with the architectural styles of the
structures. Walls and fences shall not exceed six feet
~ in height unless otherwise approved by the Pima Farms
North Development Review Committee and Town of Marana
1__.
121
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1
, Engineer. All walls constructed along Silverbell Road
and local collectors shall be masonry and/or a
' masonry/wrought iron combination when see-through is
' necessary.
' Walls along interior subdivision streets should respect
the designated setback requirement and have a stepped
~ or non-linear appearance.
'
b. Dissimilar Development Areas
1
The most dense use shall provide a buffer between.
' itself and the.least intense use. The bufferyard shall
t be a minimum of 5 feet wide, measured from the property
line and shall have a 6' high decorative masonry wall,
' located so that the outside face of the wall shall
coincide with the common property line. Plant
' densities of the bufferyard shall reflect the densities
' and type of vegetation naturally occurring on the site
prior to clearing for construction. Landscaping plans
' submittal review pursuant to Section VI-7.f of the
1
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122
'
'
~
~
'
Specific Plan shall identify a plot of existing
vegetation, 100 x 100 feet square, which shall be used
' to establish revegetation densities within the proposed ~
bufferyard.
1
- Exhibit 26 emplifies the inlet of the screening
~ ~ concept.
I
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~
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~
.
123
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~
'
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~
,
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' LOW-WATER USAGE,
DROUGHT TOLERANT
Z PLANT MATERIAL
' .
. ~
~ r 6' SCREEN WALL (MlN.)
1 ~ ~,r
. r
;>c
~
. - ~
. . ~
.~M7ti~~ ~ ~ ~ 6
.
?
~~~y v '
y ~
~llliM..l14u.. ..~T~:::~:.;~:ri:: , , _ ~ . .21~:i
~ 4 ~ . . . . . .
~ 5,
BUFFER-
~ Y ARD
~ RESIDENTIAL COMMERCIAL
i
1
1~ .
Dissimilar Development
ENG~NEER~NG Screening Concept
P! arvr~~rvG
SUR'/EriNG
~ Exhibit 26
12 4
~
~
f 3. Open Space
Where o en space is provided by drainageways, buffers,
P
~ or other non-developed areas within subdivisions or
commercial areas, and where pedestrian trails can be
' incorporated into these open space areas of the
Specific Plan, they will provide a link among
~ individual neighborhoods as well as~ provide non-
vehicular access to the commercial area of the Specific
i
Plan. Access to off-site unsubdivided land within the
~ Tucson Mountain area is also provided.
~ The landscape concept for this trail system is to
, retain as much of the existing native vegetation as
possible. When not possible, augmentation or
~ revegetation of designated open space areas which are
cleared during construction of drainage facilities, is
required.
~ urniture and Li htin
4. Street F g g
~
There are unlimited designs for street furniture which
include light standards, walk lighting, trash
receptacles, benches, bus shelters and plant
~
125
~
'
~
~
containers. Many are acceptable for use within the
Specific Plan area.
'
Lighting shall be used only as necessary to provide for
' securit and identification. Unnecessar li ht
safety, y Y g
' sources are prohibited in the interest of energy
- efficiency and maintenance of non light-polluting
environment.
~ Li htin shall be desi ned to rovide a coordinated
g J g P
~ community theme and reduce dispersal of ambient light.
Lights shall be shielded and directed onto the
~1 pavement/property intended for illumination. Standards
1 shall be separated to create concentrations of light,
thus eliminating continual streams of light.
Lighting shall be provided within all parking lots and
along walkways as necessary for safety and security.
Lighting fixtures in parking lots shall be
~ architecturally compatible with the overall building
~ design.
.
.
126
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t
~ All light standards with'in public rights-of-way shall
be compatible with the Town of Marana's specifications,
approved by the Town Engineer, and shall be maintained
by the Town of Marana. ~
1
~ 5. Plant Palette and Densities
The general landscape concept of the Pima Farms North
~ Specific Plan area is the retention or duplication of
the existing Sonoran Desert appearance. While it is
~ possible that landscaping within certain aspects of the
community, such as areas of commercial, intense
1 pedestrian or vehicular use, may vary from an exact
~ recreation of the Sonoran Desert theme, careful
selection of plantings can create a Sonoran Desert feel
~ within th~se areas.
Within the Specific Plan area, landscaping shall be
included within the following:
a. Established ma'or streets setback areas beginning
7
at the street curb face;
b. Graded open space areas upon completion of
construction of drainageways, pedestrian, or
bicycle trails;
.
127
t
~
~ c. Traffic islands, planters and medians within
parking areas.
~ •
Landscape Plans shall be prepared and submitted in
~ accordance with Section VI-G of this Specific Plan.
' Plant density for revegetation of landscaped areas
shall reflect the densities and types of vegetation
, naturally occuring on the site prior to clearing for
construction, based on a 100 x 100 foot square, located
~ within the perimeter of the site being developed.
~ Landscaping material used within the Specific Plan area
shall be consistent with existing vegetation.
I 6. Standard Landscape Package
The Development Review Committee may, at its
~
descretion, set minimum landscape requirements for
i development within the Specific Plan area at the time
the preliminary plans are submitted for review.
~ Requirements of this standard package may include a
~ time frame for installation and a requirement for
assurances regarding installation and maintenance.
i
128
~
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~
' D. Residential Development Guidelines
~ The following general guidelines are intended for use in
residential development. The interit is to provide a logical
~ and pleasing environment composed of buildings, landscapes
~ and natural forms. Any additions or alterations to the
, guidelines must be approved by the Town of Marana Planning
, and Zoning Commission.
~ 1. Architectural Themes
~
a. Theme ,
~ The architectural theme for the Specific Plan area
should reflect a thoughtful integration of
~ Southwestern style structures and desert
~ environment.
~ b. Exterior Materials
Exterior building materials shall be consistent
~ with the overall character of the community.
~ Recommended building materials are brick, masonry,
stucco, adobe and concrete block. All exposed
building materials must be finished. Materials
.
129
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, other than those listed above must be approved by
the Pima Farms North Development Review Committee.
1 c . Roof s
Roof line pitch and form are visible features of
, the community. A range of roof pitches and forms
can add an appealing visual impact to the overall
' community/streetscape.
, The use of roof overhangs is encouraged to produce
, interest and in response to climatic conditions,
especially when used in combination with porch
i enclosures, balconies, and recesses.
~ be used in the
Non-reflective materials should
~ construction of roofs.
, d. Colors
Within the context of the desert environment,
~ muted colors are generally the most acceptable for
~ use on building exteriors. These colors should
coordinate with the hues of the surrounding ground
plane, mountains, and plant material and should be
drawn from the following color ranges: brown
~
130
~
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~
~
, (including rusts, sepias, sands, tans and buffs);
and certain. olive, green and gray tones. Other
~
tones and colors may .be used for trim or accent.
l Highly reflective colors or materials are
prohibited on all wall and roof surfaces. Color
, graduations from building to building should be
gradual. Al1 colors are subject to approval by
, the DRC.
,
e. Walls/Fences/Gates
~
I All walls, fer~ces and gates within the residential
communities should be of a material compatible
~ with the architectural theme of adjacent
structures. They should be a visual extension of
~ the architecture of the residence. Texture and
~ color of walls and fences should conform to the
same color standards as the main residerice and
~ indigenous materials of surrounding areas. Walls
should not exceed six feet in height unless
~ otherwise approved by Marana Planning and Zoning
Administrator. Wall systems along major streets
~
~
131
~
~
~
~
S should respect any designated setback requirements
, and should be constructed in a non-linear or
~ stepped manner.
1
f. Solar Panels
~
Solar panels must be "flush mounted" onto roof
1
plane or fully screened from view so as not to
, create any adverse visual impact from without or
within any portion of the community. Natural
~ silver colored aluminum frames are prohibited but
frames may be painted with an approved, non-
~
reflective color. Support solar equipment should
~ be enclosed or screened from view.
~ g. Building Projections and Equipment
.
All architectural building projections should
, match or complement the color of the main
residence and shall be of an approved color.
~
Television antennas, radio antennas and satellite
dishes shall not be visible from neighboring
properties.
~ 132
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h. Mechanical Equipment
,
~ All mechanical equipment should be screened from
view either with a roof line or a wall similar in
~ design to the project architecture or be located
below the property fence/wall line.
1
~ i. Foundations
~ Unfinished foundations are prohibited and shall be
finished in~ the same material as the exterior
~ building wa11. Exterior wall material shall be
continued to finished grade.
~ . 2. Building Setback and Types
, Designs for development within the Specific Plan area
should avoid long, unbroken building facades. Some of
1 the methods which may be used to create a feeling of
space within a development include:
~
- Varying front setbacks with no more than two
,
adjacent units having the same setback. The
'
133
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,
,
, minimum setback variation between units is three
' (3) feet, but can vary from unit to unit as shown
on Exhibit 27.
~
- Careful planning of projects can maximize the
~ feeling of open space within the development.
Design approaches include curving streets,
,
orienting the road axis to open areas and the
' creation of views with limited vistas.
, - Both attached products and individual units should
~ be oriented in a variety of ways as shown in
Exhibit 28. A variation in setbacks and unit
1 orientation lends a pleasing, open appearance to
streetscapes, and reduces the monotonous
1 "alleyway" look of uniform setbacks.
- 3. Mailboxes
,
Where a common "gang-box" type mailbox is used, it
' should be located in close proximity to the major entry
or recreation area in multi-family developments, and
located amon users when laced in a sin le
centrally g P g
, family neighborhood. If a structure houses the
134
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~
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t
t ~ ~
1
1 *
LOT LINE
,
,
1 " " _ 3` MINIMUM VARIATION IN
UNIT SETBACK (TYPICAL)
~ ~ *
1 .
~ * Building setback varies
(REFER TO SECTION y DJ
~
1~
~ Detached unit
- . EtiG~NEEpiNG -
P~ANN~N~ Front Setbacks
, SuRV E YiNG ~
- Exhibit 27
~ 135
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s:<t:::>y;;: ~
D
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~ EN~,NEEa,N~ Attached Units
p~aNN~NG Front Setback
SuRVEY~riG
' Exhibit 28
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' mailboxes it may be similar to the architectural style
of the development in which it exists and must conform
' to U.S. Posta'1 reguiations.
~
4. Parking
~
All free-standing or garage type parking structures,
' shall incorporate a design element similar to the
' dwelling units which they serve.
t. 5. Lighting
' Within residential areas, lighting should be designed
~ to provide a coordinated community theme and reduce
dispersal of ambient light.
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Lights shall be. shielded and directed onto the
1 pavement/property intended for illumination. Standards
should be separated to create concentrations of light,
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thus eliminating continual streams of light.
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6. Grading ~
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~ Nearly all construction requires grading to some
extent. Because roads, building pads, and drainage
~ features must be sensitively integrated within the
plan, the following guidelines are established.
~
' - A grading plan which clearly and accurately shows
existing and proposed contours, cut and fill areas
~ and all existing plant material within the grading
limits should` be included with the preliminary
' submittal to the DRC for review.
1 - Grading should result in curved, undulating
~ contours which create a rolling, natural
appearance. Sharp cuts, fills or "squared off"
~ contours shall be avoided.
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~ E. Nonresidential Development Guidelines
'
1. Architertu~e
,
The purpose of establishing architectural design
' guidelines for nonresidential areas is to ensure
~ consistency and quality throughout the development. A
combination of recurring elements creates a visual and
' spatial expression that identifies the area with a.
special character.
'
' a. Building Materials
' Preferred building materials include brick, stucco,
adobe, masonry, or concrete block. The use of prefab
a metal sheathing should be appropriate only for self
service gas stations.
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, - b. Exterior Treatments
, Exterior treatments and colors of buildings and walls
should be of muted, subtle earth tones similar to those
of the residential areas. Thoughtful and tasteful use
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~ of accent trim colors is permitted. Use of inetals,
such as "Cor-ten" steel, shall be permitted as an
' architectural detail.for commercial buildings. Highly
' reflective finishes on exterior hardware and the use of
reflective glass on windows is prohibited.
~
c. Roof Design
~
' Roof projections are encouraged as a form of energy
conservation. Roofs should be constructed of muted
, earth-tone clay tile, slate, metal, wood, concrete and
asphaltic compound shingles. Al1 vents and other
' projections should be colored to blend with the roof.
~ d. Perimeter Walls
~
Perimeter walls, when required or otherwise desired,
' shall not exceed a height of six (6) feet above
~ finished grade unless previously approved by the DRC
and Marana Planning and Zoning Administrator. Walls
, should be constructed of masonry, concrete, adobe or
stucco in such a manner as to match primary building
color, texture and overall design.
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~ e. All mechanical equipment should be screened from
view either with a roof line or a wall similar in
design to the project architecture or be located
~ below the property fence/wall line.
~ 2. Building Setbacks, Heights and Coverage
~ Buildings should be designed and~ oriented in a manner
~ that complements the adjacent buildings and landscape.
' a. Setbacks
, Commercial buildings should be set back 40 feet from
~ any residential lot line. Setbacks can incorporate
parking and landscaping. Refer to Section V D.2 for
~ additional setback requirements.
~ b. Heights
~ Building edges should vary in such a way as to avoid
' narrow, long or linear corridors and vistas.
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~ 3. Parking
' Parkin configurations are subject to approval by the
g
, Town Engineer and are governed by applicable provisions
of the Pima County Zoning Code Section 18.75. Whenever
~ possible, parking should be located to the side and/or
rear portion of the site. Parking areas shall be
~ designed to avoid having vehicles back into a street,
, pedestrian access way or alley in order to leave the
lot or maneuver out of a parking space.
'
Each parking row of 10 spaces shall be separated with a
~ raised landscape planter, curbed strip or depressed
' island at least 48" wide, containing a tree canopy and
appropriate ground cover.
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' 4. Lighting
' Lighting shall be used only as necessary to provide for
safety, security and identification purposes.
' Unnecessary light sources are prohibited in the
interest of energy efficiency and maintaining a non-
light polluting environment.
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' Lighting shall be designed to provide a coordinated
community theme and reduce dispersal of ambient light.
' Lights should be shielded and directed onto the
' pavement/property intended for illumination. Standards
should be separated to create concentrations of light,
' to avoid a continual lighting stream.
' Li htin shall be rovided within all parking lots and
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' along walkways. Lighting fixtures in parking lots
shall be architecturally compatible with the overall
' building design.
' The design and type of all lighting fixtures is subject
' to approval by the Town Engineer.
' 5. Grading, Drainageways and Utilities
' A grading and drainage plan should be approved prior to
' site construction. Grading should follow the general
parameters established in the Residential section
, (Chapter VI.D.8).
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, 6. Landscape Architecture
~ A minimum l00 of a commercial/industrial building site
' area, excluding building pads, should be landscaped.
Landscaping should be distributed throughout the
' parking lots and building aprons. Plant materials
should be low water use and appropriate to the
' surrounding desert.
' .
7. Service yards must be screened by walls of sufficient
' height so as to enclose all above-ground garbage and
trash containers, and other outdoor maitenance and
t service facilities.
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~ F. Signage
1
A signage program provides a basis for an integrated visual
' character within the Specific Plan area. The objectives of
this signage program are:
- Provide directional signs that promote public safety
' and ease circulation.
1
- Provide entry signs to commercial and residential
' areas._
' - Establish a hierarchy of sign sizes, colors, materials
, and lettering styles to express the importance of the
information.
'
' The purpose of sign standards is to contribute to an
integrated, well-planned, high quality environment. These
' standards shall set forth criteria necessary to regulate the
size, location, type and quality of signs. (All signs shall
' conform to the Town of Marana Ordinance 87.06, Sign Code,
Title 16.)
'
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1. General Provisions
'
, The following general regulations shall apply to all
signage in any zone:
,
a. No sign shall be installed or constructed until it
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has been reviewed by the Town of Marana for
' conformance to applicable ordinances.
' b. All internal or external light sources used to
illuminate signage shall be directed away from
' ublic streets, highways, sidewalk or adjacent
P
, premises so as not to cause glare or reflection.
' c. All signage shall be designed to conceal bracing,
angle-iron, guy wires, cables or similar. devices.
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d. Any sign which does not conform to the provisions
, contained herein shall be made to conform or shall
be removed.
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e. The height of all signs shall be measured from the
' highest point of the sign, exclusive of any part
, of the sign not included in area calculations.
' f. All temporary signage shall be approved by the
Design Review Committee and shall require a sign
permit from the Town of Marana.
,
The following limitations shall apply to temporary
' signage:
' On-site, unlighted signage shall be allowed for
' the purpose of designating real-estate, "for
sale", "for lease", or "future site", "coming
~ sites". This signage shall be a maximum of 48
square feet total sign area.
~ Banners, flags, and other temporary signs
announcing openings, etc., shall be allowed only
, be permission of the Design Review Committee.
'
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' 2. Materials and Color Scheme
' An effort shall be made to coordinate building style
, and sign design. In all cases, signage shall be
compatible with the exterior treatment of the building
' or location identified.
Color schemes for signage shall relate to other signs,
' graphics and color schemes in the immediate vicinity.
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' G. Design Review
~ 1. Purpose
'
In order to provide for a uniform quality of
' development throughout the project, the Pima Farms
North Development Review Committee (DRC) is authorized
' by adoption of this Specific Plan. The Development
' Review Committee shall consist of the owner and/or his
designated representatives and any authorized agents as
, designated by the committee, and shall be responsible
for review and ap~roval of all proposed development
, within the Plan area prior to submittal to the Town.of
' Marana. '
' The DRC can, at its descretion, appoint as an
authorized agent, any individual or group of
' individuals which represent property owners, to
' participate in the plan review process.
1 The DRC shall be established at such time as it becomes
necessary and governed by conditions, regulations and
1 restrictions to be established by the DRC at that time.
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t The DRC shall produce written procedures for project
review within 180 days of its establishment.
1 Approval of a development project by the Design Review
Committee involves four stages:
1. Preliminary Review
' 2. Final Document Review
' 3. Pre-construction Inspection
4. Final Site Inspection
,
These stages are p'rogressive and are intended to assure
, compliance with the Specific Plan Design Guidelines.
, All approvals shall be in writing from the Committee.
The DRC has the authority to interpret the Guidelines
t, in the event the Guidelines are not explicit in a
particular situation. The Committee may amend the
' Guidelines.
,
A11 additions or modifications regarding signs,
, landscaping and architecture shall be submitted to the
Committee through this approval process, regardless of
when construction activities occur.
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' 2. Predesign Meeting
~ Prior to preparing plans .for any proposed improvements,
1 it is strongly recommended that a developer and/or his
or her consultant meet with a member or members of the
' DRC and the Town of Marana Planning and Zoning
Administrator to discuss proposed development plans and
' site plans. The intent of this informal meeting is to
' offer guidance to the developer prior to the
preparation of preliminary plans by their consultant.
'
3. Fees
'
' Review fees may be established on a case by case basis
at the discretion of the DRC.
'
4. Submittal of Plans
~
' Plans and specifications should be submitted to the DRC
in accordance with the following:
'
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' S. Review of Plans
, The DRC should conduct reviews of residential tentative
~ plats and non-residential development plans during
regular meetings or at such other times as deemed
, appropriate by the DRC.
' 6. Preliminary Submittal
'
The preliminary plans/plats, including all of the
, exhibits described below, are to be submitted to the
DRC after the pre-3esign meeting.
'
~ Preliminary submittal package should consist of the
following items:
'
a) Tentative plat or development plan at appropriate
scale showing the location of buildings, building
, envelope, and proposed residences and buildings or
other major structures, access points, parking
, areas, streets, proposed water and sewer services,
%
utility easements, and drainageways. Indicated if
1 proposed improvements are public and private.
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( b) Grading Plan at an. appropriate scale and contour
interval so as to accurately and correctly show
I existing and propose3 contours, including proposed
( building pad grades, drainage facilities and
street/parking proposed grades.
(
c) Roof plan and floor plans (at no less than 1/8" _
~ 1'0"). At the discretion of the DRC, roof and
I f loor plan submittal may be delayed until
preliminary site plans are approved.
I
d) Exterior elevations with both existing and
~ proposed grade lines at same scale as floor plans
' shall be submitted along with floor plans.
' e) Indication of all exterior materials and colors
shall be included on architectural drawings.
'
' f) Any other drawings, materials or samples requested
by the DRC.
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g) To assist in evaluation of the preliminary plans,
' the DRC may request preliminary staking of the
t corners of residential or major improvements and
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, at such other locations as the DRC may deem
necessary. Preliminary plans shall be reviewed by
' the Town of Marana Planning and Zoning
' Administrator.
~ 7. Final Submittal and Review
' After preliminary approval by the DRC and Marana
~ Planning and Zoning Administrator and prior to any
grading or construction, the following documents shall
' be submitted for final approval.
' a) Final plat or development plan showing the
~ location of the building envelope, and all
buildings or other major structures, access
, points, parking areas, streets, utility and
drainage easements, common areas, surveyed
~ boundary, identification of public or private
~ improvements, areas to be dedicated to Town of
Marana or Pima County and any other information
1 deemed necessary and appropriate by the Town of
Marana Planning and Zoning Administrator and the
,
DRC. ~
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t b) Grading/Paving Plan, including existing and
proposed topography, utility connections, and
' finished floor elevations including garage, street
' cross-sections, drainage facilities and other
details sufficient to permit construction.
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c) Roof plan and floor plans (at no less than 1/8" _
' 1'0").
'
d) Samples of all exterior materials and/or colors.
,
e) Exterior elevations.
,
1 f) Complete landscape plan, at same scale as plat or
plan, showing: areas to be irrigated; proposed
' plants and sizes; driveway, retainage, decorative
features, etc., if not shown on architectural
~ plans; and, an indication of the area wherein
, materials storage and debris will be confined.
Additionally, in accordance with Section IV.I.1,
, Environmental Resource Conservation, the landscape
plan shall address the preservation and/or
' relocation of health saguaros, other visually
, prominent cacti, and significant individual or
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' groups of trees. When applicable, the landscape
plan shall identify and list all plant material to
' be preserved and/or relocated.
'
When required, the Plant Material Preservation
, Inventor~r shall be based upon f ield verif ication
of size, location and condition of plant material
' by a qualified landscape architect, nurseryman, or
horticulturist.
,
' g) Improvement plans for the installation and
connection of'water and sewer services with the
' specific plan area shall be as follows:
'
- Water plans shall be submitted for review and
' approval by City of Tucson Water Department
and Northwest Fire District Fire Marshall.
' - Sewer plans shall be reviewed and approved by
Pima County Wastewater Management Department.
1
- Plans shall also require approval by Arizona
Department of Health prior to construction of
water or sewer facilities.
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h) Engineering certification of foundations and the
' securing of a building permit is the
' responsibility of the developer and/or builder.
Construction documents (working drawings and
~ specifications) shall be in accordance with final
design and plans approved by the DRC. Any
' clearing, grading, or construction shall not be
permitted until all of the above requirements are
' satisfied.
,
i) If a response from the DRC is not received within
' forty-five days of plan submittal, the plans shall
' be considered approved.
' 8. Subsequent Changes
~ Any alterations or construction, landscaping or other
improvements contemplated after completion of
, construction of any element of an approved plan must be
, submitted to the DRC for approval prior to commencing
such ac~ivities.
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9. Resubmittal of Plans
1
, In the event of any disapproval by the DRC of either a
preliminary or final submittal of plans, revised plans
' may be resubmitted to the DRC under the same procedure
as an original submittal.
1.
' 10. Inspection of Work in Progress
' The DRC and Town of Marana may inspect all work in
, progress and give notice of non-compliance. Absence of
such. inspection and notification during the
t construction period does not constitute either approval
of the DRC with work in progress or compliance with
' these Design Guidelines.
' 1. Com leted Work
1 p
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Upon completion of any residence or other improvement
' for which final approval was given by the DRC and Town
of Marana the owner/developer of that residence or
improvement shall give written notice of completion to
' the DRC.
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Within such reasonable time after receipt of written
~ notice the DRC shall notify the Town of Marana of said
' completion and a representative of the DRC or Town of
Marana may inspect the residence and/or improvements.
~ If such work was not done in strict compliance with the
- final plan approved by the DRC and Town of Marana
~ notice of non-compliance should be issued by the DRC,
' or Town of Marana in writing, to the owner/developer.
, 12. Non-waiver
' The approval by the DRC of any plans, drawings, or
~ specifications for any work done or proposed, or in
connection with any other matter requiring the approval
' of the DRC under the Design Guidelines, including a
waiver b~ the DRC, shall not constitute a waiver by the
' DRC or Town of Marana of any right to withhold approval
' of any similar plan, drawing, specification, or matter
whether subsequently or additionally submitted for
, approval.
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' 13. Right to Waiver
, The DRC reserves the ri ht to waive or vary an of the
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' procedures or standards set forth herein at its
discretion, for good cause shown. Such waivers shall
~ be reviewed with the Town of Marana Planning and Zoning
Administrator prior to DRC approval of said waiver.
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i VII. SPECIFIC PLAN IMPLEMENTATION
I
' A. Pur ose and Intent I
' !
Development will be implemenied in conformance with the
' regulations and guidance contained within the Specific Plan.
This section contains the proe,edures for administration of
' '
the provisions contained herein! Implementation of the plan
' will be carried out by a meihod of development plan/plat
review as outlined in this chapter 6ection D. Information
covered in this chapter pertains to general administration,
' i
subdivision, amendment procedures, and transfer of
' ~
densities. The Pima Farms 'North Specific Plan shall be
' implemented through the Town of Marana subdivision process.
I
Tentative plats may be submitted concurrent with Specific
' Plan processing where properties are to be separately
financed, sold, leased or otherwise conveyed.
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, B. Definitions.
'
For the purpose of identifying those responslble for
' implementation of improvements for the Plan area two
entities are identified. These are the owner and
, builder/developer.
' The owner is the entity responsible for insuring that basic
' infrastructure facilities are planned and constructed in
accordance with the Pima Farms North Specific Plan.
The builder/developer ~is a purchaser of the Specific Plan
' area or portions thereof, who will either build or provide
' for building on individual lots within their areas of
ownership.
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1.
' C. General Implementation Responsibilities
'on of the S~cific Plan shall be the combined
Implementati p
' responsibility of the builder/developers. The builder/
developers shall be responsible for platting of the
' individual development areas. The builder/developers are
responsible for implementation of those facilities within a
development area and ancillary facilities within the
' Specific Plan area necessary to provide for development of
that area. These facilities shall 'include, bu~ sha11 not be
' limited to, streets, trunk sewers, water mains, gas and
electric lines, and tel~phone service.
' 1. Drainage Facilities
' The drainage facilities will be implemented by the
builder/developers as required to adequately mitigate
hydrological concerns for development under their
ownership. Drainageways and their collection
'
facilities shall be designed so that all flows are
, directed into the existing structures under Silverbell
Road and shall also be designed so as not to adversely
, ' impact adjacent developmen~.
'
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' 2. Streets •
, eets shail be s stemati:cally implemented, as
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' required, to accommodate the individual developments
within the Specific Plan area.
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3. Sewer Svstem
,
' The builder/developers will systematically implement
the on-site trunk sewer collection facilities as
' required to accommodate development within their
' individual development areas.
, a. On-site Sanitary Sewers
, The builderldevelopers are responsible for the
installation of those manholes in the sewer line
' necessary to provide points of connection to service
' subdivisions within the development areas.
, b. Phasing
, Sewer construction within the Specific Plan area wi11
' coincide with construction of the streets.
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, 4. Water Distribution S stem
'
Water service for the project will be provided by the
, City of Tucson. The builder/developers will install
water mains in the street system to insure that
~ adequate water exists for the development.
' Construction of the water system shall coincide with
construction of the street system.
'
5. Pedestrian Trail S~stem
'
' The trail system located within drainage areas when and
where feasible and appropriate, will be implemented in
' conjunction with the construction of adjacent drainage
facilities. The builder/developers will be responsible
t for the installation and maintenance of revegetation
' materials adjacent to the drainage facilities
constructed to service the area under the builder/
' developer's ownership.
'
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' 6. Utilities
' Utility service, (i.~., electric, telephone, gas and
' cable television), shall be provided in accordance with
the tariffs of the utility companies maintaining the
' various improvements and the regulations and provisions
of the Arizona Corporation Commission. Utility phasing
, will be determined by each utility company according to
, their requirements.
' 7. Landscaping
' Landscaping of streets and drainageways within each
' development shall be the responsibility of the builder/
developers of their development area and installed at
, the time of construction of those facilities within, or
ancillary to, the development area.
'
' a. General
' Plant material will be no less than one gallon. Trees
will be 15 gallon and 24" box. Specimen trees will be
, of a boxed size with trunk size not less than 4".
'
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' D. DEVELOPMENT PLAN/PLAT REVIEW PROCEDURES
' The Specific Plan shall be implemented through a method of
' development plan/plat review. A development plan/plat shall
be required for all development within the Specific Plan
~ area requiring a building permit. Review will not be
required for interior alterations where there is no square
~ footage increase or use intensification.
' The ur ose of the Development Plan/Plat Review is to:
P P
'
- Ensure consistency with the Specific Plan, the General
, Land Use Plan and all implementing ordinances.
' - Promote high contemporary standards of site design.
- Provide flexibility for unforeseen conditions to
' special or specific development conditions while
continuing to implement the Specific Plan.
'
' - Facilitate documentation of land use entitlement
authorized and conditions pertinent thereto.
'
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- An approved plan of all proposed projects within the
Specific Plan area shall be required prior to. issuance of
building permits or concurrent with subdivision, conditional
use permits or any other municipal permit for the property.
' Prior to formal submittal to the Town staff, conceptual site
plans are encouraged to be submitted for preliminary review.
' 1. Procedure
' Development plans shall contain plans, drawings,
illustrations, design, reports and other detailed
~ information as required herein and submitted to the
' Town staff for review and comment. Applicants are
encouraged to submit preliminary plans for review and
' comment by the Planning and Zoning Administrator prior
to the final preparation of a development plan. Prior
' to preparing a recommendation on the finalized
' development plan, comments shall be sought from other
departments and service agencies.
'
The Town staff shall prepare a report with
recommendations for a development plan or plat that has
heen determined to be in compliance with the provisions
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' of the specific Plan and the review factors described
in the design guidelines. Both the report and the
' developm~nt plan/plat shall be submitted to the
' Planning Commission at the earliest.possible meeting.
The Planning Commission shall approve, conditionally
~ approve, modify, or deny the proposal.
2. Revisions
'
Minor revisions or reasonable extensions, other than
' those applied as a condition of approval, shall be
submitted for review and approval administratively by
~ the Town Manager. Significant changes, additions or
' omissions shall be submitted for review and approval by
the Planning Commission.
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' E. Subdivision Maps.
~ The Town of Marana Development Co3e, Title 6, Subdivisions
' shall apply to all development within the Specific Plan area
required to obtain approval of subdivision maps where
' properties are to be separately financed, sold, leased or
otherwise conveyed. The subdivision process will allow for
the creation of lots as tentative plat maps.
'
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' F. Transfer of Density
'
To ensure the orderly growth of a well-balanced community,
' the designated development areas within the Specific Plan
shall be developed at densities consistent with or less than
' the designated density ranges except as provided for in a ~
density transfer. Minor modifications in the boundaries and
' acreage of development areas or adjustments because of final
' road alignments and drainage ways will occur during
technical refinements in the tentative platting process and
' shall not require an amendment to the Specific Plan.
Maximum dwelling units ~~ill not thereby be affected. The
, Specific Plan residential dwelling unit maximum shall be 723
' dwelling units.
~ A transfer of residential density from one residential area
to another residential area may be permitted within the
, Specific Plan in accordance with the following provisions.
'
In no case shall transfers of dwelling units result in:
'
1. Exceeding the overall plan capacity of 723 dwelling
~ units.
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' 2. A change in the density classification range.
' 3. Exceeding the capacity of the circulation system or
~ other public facilities as established for the Specific
Plan area.
'
For all transfers of density, the following items shall be
' submitted to the Planning Commission at the time of approval
' of the respective tentative plats:
, A revised Specific Plan map, showing the boundaries of
individual development areas, as platted, and number of
' residential units therein.
,
The development area summary/table.
'
The map and table shall indicate the remaining number of
~ units that may be accommodated without exceeding the maximum
' density cap. The exhibit and table shall be dated
accordingly. Transfers of density shall be reviewed for
~ .conformance with this Specific Plan.
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' VIII. PLAN ADMINISTRATION
'
A. Pur ose and Intent
'
The purpose of this section is to provide an organizational
' framework to administer the implementation of the Pima Farms
' North Specific Plan.
'
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' B. General Administration
' The S ecific Plan shall be administered and enforced by the
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' Town of Marana with the Planning and Zoning Administrator
being the coordinator. Minor changes to the plan may be
' made administratively by the Office of the Town Manager.
Procedures for minor changes shall be to make application
, throu h the Planning and Zoning Administrator with
9
' justification for the change. The Planning and Zoning
Administrator may either grant the minor change or determine
' that the change is major, requiring an amendment to the
' Specific Plan.
'
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' C. Specific Plan Amendment Procedures
The Specific Plan may be amended by the procedures outlined
, in Section 05.06.07 of the Town of Marana Development Code
ordinance 84.04, as amended by Ordinance 87.22.
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' D. Project Review
' In order to rovide for a uniform ualit of develo ment
P q Y P
, throughout the project, the Pima Farms North Development
Review Committee (DRC) is authorized by adoption of this
' Specific Plan. The Pima Farms North Development Review
Committee shall consist of the owner and/or his designated
' re resentatives. The DRC shall review and approve all
P
' proposed development within the Plan area prior to submittal
to the Town of Marana. The DRC shall be established by this
' Specific Plan and by-laws governing the DRC shall be adopted
' by the DRC when appropriate.
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' E. Implementation Monitoring
, e of this ro ram is to insure that the S ecific
The purpos p ~ P
' Plan is being implemented in a timely manner. An annual
report will be submitted to The Town of Marana Planning and
' Zoning Commission which documents the subdivision
' development activity and improvements implemented during the
previous year. Accompanying this report will be a table
' indicating adjustments in density (see Table II).
' The initial annual report shall be submitted by the DRC to
' the Town of Marana one ~year after the adoption of the Pima
Farms North Specific Plan by the Marana Town Council.
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, LEGAL DESCRIPTION
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APPENDIX I
'
Legal Description of Pima Farms North Specific Plan area:
'
Al1 of that land more particularly described by the
' Town of Marana Ordinance No. 88.01 excepting that
' portion of the Annexation more particularly described
by the legal description prepared for Pima Farms
' Specific Plan by Jerry R. Jones & Associates, Inc.,
described as follocas :
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~ ~ ORDINANCE N0. 88.01
AN ORDINANCE ANNEXING TO THE TOGIN OF MARANA
~ WHEREAS the owners of at least one-half of the assessed
value of the real and personal property in the area (described
below) and more than one-half of the real property owners therein
, have presented a petition to the Towrt Council of the Town of
Marana, Arizona, requesting annexation to the Town of Marana; and
' WHEREAS said area is contiguous to the Town limits of the
Town of Marana; and
' WHEREAS the requirements of A.R.S. Section 9-471 have been
met; and
' WHEREAS the Town Council of the Town of Marana, Arizona
considers it beneficial to the people of the Town of Marana ~nd
of the area to be annexed to extend the limits of the Town by
such annexation. ,
' N~JW, THEREFORE, BE IT ORDAINED BY THE TOWN C~UNCIL OF THE
TOWN OF MARANA, ARIZONA as follows:
' That the Iand more particularly described as (map attached:)
' Those portions of the southeast quarter of Secti~n 20, and the
southwest quarter of the southwest quarter Section 21, and all of
Section 28, and the West 30.00 feet of Section 27, all being in
Township 12 South, Range I2 Ea;~t Gila & Salt River Meridian, Pima
' County, Arizona, lying southWesterly of the folloWfng described
line as recorded in Docket 8064 at Pa~e 2367;
' Beginning at a point being 30.00 feet e,~st of and 215~.15 feet
north of the southwest corner of said Section 27, said point
being a point on the arc of a non-ta;~gent curve, concave to the
' Northeast, a radial line of said curve through said point having
a bearing of South 52 ° 32'41" West, said point being on the
southwesterly right-of-way line of the realigned Sllverbell Road;
' Thence ~~long the s~~id right-of-way line, th~ f~ll~~wing courses
and distances:
' North~esterly, along the arc of said cur.ve, to the right, having
a radius of 4,040.00 feet and a central angle of 07°15'28" for an
arc distance of 512.93 feet to a point of tangency.
t Thence North 30~ 10'S1" West, 803.80 feet to a point of curvature
of a tangent curve, concave to the Southwest;
Thence Northwesterly along the arc of s~id curve, to the left,
having a radius of 1,100.00 feet and a central angle of
45° 03'13" for an arc distance of 864.97 feet to a point of
' tangency; ~ ~
~ Thence North 75°14'04" West, 238.33 feet; ~
'
~ 8209 687 .
~s~ - . ~:;'i _'~?`a 1 %
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Thence South 07°32'S3" west, 359.93 feet;
' Thence North 59°03'39" West, 843.30 feet to the south line of the
north one-half (N 1/2) of the northeast one-quarter of the said
~ Section 28;
Thence South 89°08'35"' West, along the said south line, a
distance of 296.10 feet to a line 30.00 feet e3st of and parallel
, with the West line of the said north one-half (N 1/2);
• Thence North 00°43'OI" West, along the said parallel line, a
~ distance of 220.77 feet to a point on the arc of a non-tangent
curve, concave to the northeast, a radial line of said curve
through said point having a bearing of South 17°25'13" West said
point being on the southwesterly right-of-way line of the
' realigned Silverbell Road;
Thence along the said right-of-way line, the following courses
' and distances : '
, Northwesterly, along the arc of said curve, to the right having a
radius of 10,100.00 feet and a central angle of 11°03'30" for 3n
arc distance of 1,949.33 feet to a point of tangency;
' Thence North 61° 31'17" West, 2,125.60 feet to a point of
curvature of a tangent curve, concave to the Northeast;
' Thence Northwesterly, along the arc of safd curve, to the right,
having a radius of 3,300.00 feet and a central angle of
035°57'26'• for an arc distance of 2,070.99 feet to a point of
' tangency;
Thence North 25°33'SI" '~est, 520.09 feet; more or less to a point
on the north line of the southeast quarter of said Section 20;
, Except the southwest quarter of the southwest quarter of said
southeast quarter of Section 20, thereof;
' And also including the east 30.00 feet of the north 1980.00 feet
of the southwest quarter of Section 20, and;
, The north 1/2 of the north 1/2 of Section 33; except the ~~rest .
30.00 feet thereof; and including the West 30.00 feet of the
' north 1/2 of the north 1/2 of Section 34, and;
The northeast quarter of Section 29, and the east 30.00 feet of
the northwest quarter of Section 29 and the north 30.00 feet of
' the southeast quarter of Section 29, all being in Township 12
South, Range 12 East, Gila Salt River Meridian, Pima County,
Arizona.
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, Be annexed to the Town of Marana, Arizona.
' PASSED AND ADOPTED by the Town Council of the Town of
Marana, Arizona this 19th day of January 1988.
, D~~i~ ~
Mayor
, ATTEST:
r~ J ~
' ~l.~G~ ~!~¢-fL L~
Town erk
' APPROVED AS TO FORM: REVIEWED BY:
' ~ , ~r , ,
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' own Attorn To~in Manager
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8209 689
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~ BOUNDARY MAP
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~.,~~T I I
S(p'QpA PIMA FARMS N RTH
osF . ~
2 ~~SPECIFIC PLAN ~ AREA
2~ 22
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~28~:~~~:~':~:~:'~:~:~`:~:~:~:::::~~~~~~::::::::~~:::::~::::>::::.:..:.
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3 2 3~:~:~:::::::~>::<:~':>:~:~ :::?~:~$:3 ~ 3 4
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LE N
F
EET
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0 800 1200 1800 I
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• Proposal for Annexation into
- ~'°i`'',,~~~. the Town of Marana, Arizona
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8209 69b
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' JEARY R. JONES ~ ASSOClATES, INC.
ENGINEERS•PLANNERS•SURVEYORS
, LEGAL DESCRIETION
Jerry R. Jones, P.E, R.L.S. p~p~ED FOR
Roger E 8aele~ P.E.
PZMA FARMS SPECIFIC PLAN
Suzanne,l. Shieids, P.E. JJA JOB N0. 88-092.01
Frank W. Thomsan. A.1.GP. ~ DECEMBER 21, 1988
Richard N. Bourque, P.E
' Hubert A. Duncan~ P.E, R.LS.
Marfc A. Hanshaw, P.E pima Farms Parcels
Mattnew W. Flick, P.E (BVS Trust Pro~ertv)
Thomas E Hosack, P.E
All of Section 28; the Northeast Quarter of Section 29; the
Peter S. Mtlter, P.E. north half of the north half of Section 33 ; all in Township 12
Thry as.1. lutrery, A
jS~. South, Range 12 East, Gila and Salt River Meridian, Pima County,
Ga S.Moria Arizona, and further described as follows:
' ~
Except that portion ofSilve:bell Road as existing on December,
' 1986 lying north of the southerly right-of-way and further
described as:
Beginning at a point on a cur~e intersecting the west
, right-of-way of Wade Road (road no. 256) as recorded at Book 2,
Page 93 of Pima County Road Maps, said point being 2517.14 feet
north of the south line of said Section 28; a radial line from
said point bears South 54°23'O1" West to the center;
,
~ Thence aorthwesterly along said curve to the Ieft having a
' radius of 1879.98 feet a distance of 61.04 feet to the
intersection with a non-tangent line, said non-tangent line
being described in the following paragraph;
' Further excepting the following portion thereof:
That portion of the east half of Section 28 lying northeasterly
' of the following described line; beginning at a point on the
east line of said section which point is 2525.50 feet north of
the southeast corner of said Section 28;
' Thence North 58°35'O1" West a distance of 2,744 feet more or
less to the intersection of said line with the north 16th line
of said Section 28;
' Further excepting the north 1/2 of the north 1/2 of Section 28.
Further excepting that portion in Pima Farrns Extension Road No.
305 as shown in Book 2 of Road Maps at Page 101, and that
portion of Artesiano Road No. 274 as shown in Book 3 of Road
Maps at Page 58; and except that portion of jdade Road No. 250
, as shown in Book 2 of Road Maps at Page 93;
r
Corporate Office: JS E. Toole Avenue • P.O. Box 1830 • Tucson. A~ 85702-t8J0 •(602) 62s-2J91 • FAX 624--t632 -
' Anchor Centre Two: Z:07 E. Camelback fid. • Su~te J02 • Phoernz. AZ 35016•7ss6 •(60:1 95b-9850 . FAX 956-9853
185
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, Pima Farms Parcels
JJA Job No. 88-092.OI
December 19, 1988
Page 2
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Further excepting that portion of Scenic Drive Road No. 255
' which lies in portions of said Sections 28~ 29 and 33.
Said parcels contain 738.70 acres, more or less.
' HAD:MO:dmh
(I.EG-4 88-092-01)
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1 APPENDBX II
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, SOILS REPORT SUMMARY
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~ Construction inspection & Testing Co.
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' FART I
REPORT
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~ Construction Inspection & Testi~g Co.
' PIMA FARMS
SILVERBELL ROAD AND PIMA FHRMS ROAD
' PIMA COUNTY, ARIZONA
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' DISCUSSION OF RESULTS .
IN GENERAL, THE IN-SITU MOISTURE CONTENT OF THE SUB-
SOILS WAS FOUND TO BE DAMP (2-100) BEING WELL BELOW THE
' PLASTIC LIMIT OF THE FINE TO COARSE-GRAINED SUBSOILS.
EXISTING SUBSOILS ARE GENERALLY OF LOW DENSITY AND
' EXHIBIT SOFT TO MODERATELY FIRM CONSISTENCIES TO THE
DEPTHS EXPLORED IN. THE.IR PRESENT MOISTURE CONTENTS.
' DECREASED SHEAR STRENGTH AND GREATLY INCREASED COMPRES-
SIBILITY ARE INDICATcD UPQN SATURATION OF THE FOUNDA-
' TION SOILS PREDOMINANTLY FOUND AT SHALLOW DEPTHS ACROSS
THE SITE AT THE ANTICIPATED FOUNDATION LOADS. DUE TO
' THE VOLUME CHANGE POTENTIAL OF THE SOILS UNDER CON-
DITIONS Or INCREASED MOISTURE, RELATIVELY LARGE FOUNDA-
TION SETTLEMENTS SHOULD BE EXPECTED. THEREFORE, IT IS
I' RECOMMENDCD THAT SOILS UNDERLYING FOUNDATIONS BE
COMPACTED IN ORDER TO MINIMIZE SETTLEMENTS. THE SWELL
, POTENTIAL OF THE SANDY CLAY SURFACE SOILS OF MEDIUM TO
HIGH PLASTICITY IS RELATIVELY HIGH WHEN COMPACTED AND
' SATURATED WHILE CONFINED BY LIGHT FLOOR SLAB LOADINGS.
HOWEVER, THE SILTY SANDS/CLAYEY SANDS/SANDY GRAVELS/
SILTY SANDY GRAVELS OF LOW PLASTICITY POSSESS MUCH
' LOWER SWELL POTENTIAL UNDER SIMILAR CONDITIONS. THE
USE OF THE SANDY CLAY SOILS AS FILL COULD RESULT IN
' EXPANSIVE SUBGRADE CONDITIONS UNDERLYING FLOOR SLABS.
'
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¦ ConstructiQn Inspection ~ Testing Co.
~ PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
' PIMA COUNTY, ARIZONA
' THEREFORE, TO MINIMIZE THE SWELL POTENTIAL, IT IS
SUGGESTED THAT THESE SOILS OF MEDIUM TO HIGH PLASTICITY
' BE RESTRICTED TO APPROXIMAT~LY 12 INCHES IN DEPTH IN
FILL AREAS. ANY ADDITIONAL R~QUIRED FILL SHOULD BE THE
LOWER EXPANSIVE POTENTIAL SOI.LS OR IMPORTED LOW EXPAN-
I' SIVE POTENTIAL SOILS. COMPACTION REQUIREMENTS ARE ~
PRESENTcD IN 'EARTHWORK'.
' IN VIEW OF THE ABOVE DISCUSSION, IT WILL BE ESSENTIAL
TO PREVENT MOISTURE FROM INFILTRATING BENEATH THE
' FOOTINGS AND SLABS.
' CONCLUSIONS AND RECOMMENDATIONS
GENERAL:
' THE FOLLOWING GENERALIZED CONCLUSIONS ARE DRAWN:
~1) IT IS ANTICIPATED THAT ONLY MINIMAL GRADING WILL
BE REQUIRED OVER MOST OF THE SITE TO DENSIFY
, SURFACE SOILS AND ACHIEVE FINISH GRADES. HOWEVER,
SOME BUILDING AREAS MAY REQUIRE FILL APPROACHING
~ SIX FEcT IN DEPTH TO PROVIDE ADEQUATE DRAINAGE.
SINCE THIS IS THE CASE, RECOMMENDATIONS FOR
' CONTROLLED FILLS ARE INCLUDED IN THIS REPORT UNDER
'EARTHWORK'.
, (2) THE SUBSOILS TO SIGNIFICANT FOUNDATION STRESS
INFLUENCE EXIST AT LOW DENSITIES AND WILL REQUIRE
COMPACTION UNDER FOUNDATION ELEMENTS TO MINIMIZE
' SETTLEMENTS.
' (3) THE EXISTING SURFACE SOILS ARE FIRM WHEN DRY BUT
. BECOME SOFT AND UNSTABLE WHEN WET.
'
' 190 .
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, Construction Inspectio~ & Testing Co.
~ PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
PIMA COUNTY, ARIZONA ~
' - (4) ONSITE SOILS MAY BE UScD AS FILL MATERIAL PROVIDED
THAT THEY ARE COMPACTED AS SPECIFIED.
' C5) IT IS ASSUMED HEREIN THAT THE FOOTINGS FOR THE
PROPOSED STRUCTURES WILL BEAR UPON FILL PLACED AND
COMPACTED AS PART OF THIS PROJECT.
DISCUSSION OF EXPANSIVE POTENTIAL
, THE NATIVE SOIL TO DEPTHS OF SIGNIFICANT FOUNDATION
STRESS INFLUENCE IS SANDY CLAY Or MEDIUM TO HIGH
, PLASTICITY. THESE SOILS ARE SENSITIVE TO VOLUME
CHANGES INDUCED BY MOISTURE CONTENT FLUCTUATIONS. THE
, SOILS ARE CURRENTLY DAMP AND WILL DEMONSTRATE RELATIVE-
LY LOW EXPANSION WHEN FURTHER WETTED, HOWEVER, DRYING
' WILL CAUSE SHRINKAGE AND RENDER THESE SOILS HIGHLY
EXPANSIVE WNEN REWETTcD. THESE SOILS ARE HIGHLY
EXPANSIVE WHEN OVERCOMPACTED OR COMPACTED BELOW OPTIMUM
, MOISTURE CONTENTS. EXPANSION POTENTIAL OF 1" TO 1 1/4T'
PER F007 OF FILL COULD BE EXPECTED. DRYING OF CONTROL-
' LED FILLS AFTCR COMPACTION WILL INCREASE THEIR EXPAN-
SIVE POT~NTIAL WHEN THEY AGAIN BECOME WETTED.
' FOR THESE REASONS, HEAVILY REINFORCED FOUNDATION/FLOOR
SLAB SYSTEMS SPECIFICALLY DESIGNED FOR SITE EXPANSIVE
' ' SOIL CONDITIONS ARE RECOMMENDED. FILLS OF SITE SOILS
SHOULD BE MAINTAINED IN A DAMP CONDITION UNTIL CON-
' STRUCTION, OR BE AGAIN PRrWETTED BEFORE CONSTRUCTION IF
EXTENSIVE DRYING OCCURS. RECOMMENDATIONS FOR EARTHWORK
' CONTROL, DRAINAGE AND FOUNDATIONS SHOULD BE STRICTLY
_ FOLLOWED.
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' Construction Inspection ~ Testing Co.
' PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
, PIMA COUNTY, ARIZONA
, THE FOLLOWING SUGGESTIVE MEASURES SHOULD BE CONSIDERED
TO HELP PREVENT A MOISTUR"t BUILD-UP FROM OCCURRING, AND
' TO REDUCE THE MAGNITUDE OF MOVEMENT WITH A CONVENTIONAL
SHALLOW SPREAD FOOTING AND CONCRETE FLOOR SLAB-ON-GRADE
SYSTEM.
I 1. DESIGN BUILDINGS WITH AS MUCH FLEXIBILITY AS
POSSIBLE TO MINIMIZ~ STRUCTURAL DAMAGE SHOULD
' HEAVING OCCUR.
2. DESIGN BOTH EXTERIOR CONCRETE SLABS AND BUILDING
' FLOORS AS FREE-FLOATING ELEMENTS ScPARATcD BY AN
ErFCCTIVE SLIPJOINT FROM BUILDING WALLS OR FOOT-
' INGS AND TO PREVENT STR~SS TRANSFER FROM HEAVING
SLABS.
3. PROHIBIT RANDOM CONSTRUCTION T2AFrIC ACRO55 THE
' CLAY SUBGRADE SOILS IN BUILDING AREAS. SUCH
TRAFrIC COULD OVER-COMPACT THE SUBGRADE SOILS AND
' SIGNIFICANTLY INCREASc THE EXPANSIVE POT~NTIALS.
4. COMPACT THE EXPOScD NATIVE CLAY SOILS AND ANY CLAY
' SOILS US~D IN FILL AREAS, WITHIN VERY CLOSE
MOISTURE AND DENSITY CONTROLS.
' ' S. USE AN OPEN-GRADED 3/4 INCH CRUSHED ROCK BASE
COURSc BENEATH INTERIOR FLOOR SLABS.
' ~ 6. ELIMINATE THE GRANULAR BASE COURSE BENEATH EXTER-
IOR SLABS-ON-GRADE.
7. INTERIOR AND EXTERIOR CONCRETE SLABS-ON-GRADE
I SHOULD BE 3000 PSI CONCRETE AND HAVE A MINIMUM
THICKNE55 OF 5 INCHES.
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i~ Construction inspection & Testing Co.
~ PIMA FARMS '
SILVERBELL ROAD AND PIMA FARMS ROAD
PIMA COUNTY, ARIZONA
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' $ PROVIDE A COMPACTED SEMI-IMPERVIOUS BACKFILL CSITE
~ CLAY SOILS) AGAINST PERIMETER FOOTINGS AND WALLS.
' 9. PROVIDE GOOD DRAINAGE OF SURFACE AND ROOF RUNOFF
AWAY FROM FOUNDATIONS AND SLAB-ON-GRADE. ROOF
~ RUNOFF SHOULD BE COLLECTED AND DISCHARGED AWAY
FROM THE STRUCTURES.
10. REINFORCE FOUNDATIONS. AND STEM WALLS WITH A
' MINIMUM OF 1 N0. 5 BAR TOP AND BOTTOM.
' DISCUSSION OF COMPRESSIBLE SOILS:
THE SANDY SILT/SILTY SAND SOILS OF LOW PLASTICITY FOUND
' ON-SITE AT DEPTHS VARYING FROM THE SURFACE TO 15 FEET
OR GREATER BtLOW EXISTING GROUND LEVEL, MAY DISPLAY
~ VOLUME CHANGES INDUCCD BY MOISTURE CONTENT FLUCTUA-
TIONS. THE MAJORITY Or THESE SOILS HAVE NEVER BEEN
UNDER CULTIVATION OR IRRIGATION. IRRIGATION AND
I PRE-CONSOLIDATION OF THESc SOILS WILL GREATLY REDUCc
THEIR COMPRESSIBILITY. HOWEVER, THE DEGREE OF ANY
FUTURE COMPRESSION WILL BE DEPENDENT UPON THE AMOUNT "
OF MOISTURE INTRODUCED INTO THESE SOI~S AND THE TIME
, ~ PERIOD OVER WHICH IT OCCURS. FOR THIS REASON, POST-
TcNSIONED FOUNDATION/FLOOR SLAB SYSTEMS ARE RECOMMEND-
' ED. RECOMMENDATIONS FOR EARTHWORK CONTROL AND DRAINAGE
AS GIVEN IN THIS REPORT SHOULD BE STRICTLY FOLLOWED.
SHOULD ALL RECOMMENDATIONS PERTAINING TO POSITIVE
' ON-LOT GRADING WITH DRAINAGE AS DETAILED BE STRICTLY
ADHERED T0, THE POTENTIAL FOR FURTHER SOIL COMPRESSION
I. SHOULD BE IN THE RANGE OF 1/8 TO 1/4" PER FOOT OF
MATERIAL.
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~ Construction Inspection & Testing Co.
I PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAO
, PIMA COUNTY, ARIZONA
, FOUNDATIONS:
~ MONOLITHIC SLAB-ON-GRADE CONCRETc FLOOR SYSTEM:
, IT IS RECOMMENDED THAT FOOTINGS BE FOUNDED A MINIMUM OF
1.5 FEET BELOW FINISH COMPACTED GRADE PROVIDED THE FILL
IS PLACED IN, ACCORDANCE WITH THE RECOMMENDATIONS IN
t THIS REPORT. A SOIL BEARING PRESSURE OF 1500 P.S.F.
SHOULD NOT BE EXCEEDED IN THE DESIGN Or FOOTINGS AT THE
, ABOVE MINIMUM DEPTH. THE STCM WALLS SHOULD BE WELL
REINFORCED TO DISTRIBUTE STRE~SES CAUSED BY POSSIBLE
, NON-UNIFORM BEARING CAPACITY AND/OR MINOR DIFFERENTIAL
MOVEMENTS. TWO (2.0) FEET, 1.33 FEET AND 1.0 FOOT ARE
, RECOMMENDED AS THE MINIMUM WIDTH OF FOOTINGS SUPPORTING
COLUMNS, MASONRY AND WOOD FRAME WALLS, RESPECTIVELY.
, THE ESTIMATED FOOTING SETTLEMENTS SHOULD BE WITHIN
TOLERABLE LIMITS IF CONSTRUCTrD IN ACCORDANCE WITH THE
, RECOMMENDATIONS CONTAINED IN THIS REPORT AND A REASON-
ABLE EFFORT IS MADE TO BALANCE LOADS ON THE FOOTINGS.
, HOWEVER, AS INDICATED BY THE CONSOLIDATION AND SWELL
TESTS, SATURATION OF THE SUBSOILS BENEATH FOOTINGS AND
SLABS COULD RESULT IN S~RIOUS MOVEMENT BETWEEN SETTLING
, FOOTINGS AND THE UPWARD MOVEMcNTS OF FLOOR SLABS.
- IT IS RECOMMENDED THAT FOOTING EXCAVATIONS BE INSPECTED
I TO ENSURE THAT THEY ARE FREE OF LOOSE SOIL WHICH MAY
HAVE BLOWN OR SLOUGHED INTO THc EXCAVATIONS AND THAT
, THE FOOTINGS WILL BEAR UPON CONTROLLED COMPACTED FILLS
OR FIRM UNDISTURBED NATIVE SOILS.
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' 194
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¦ - Construction Inspection & Testing Co.
' PIMA FARMS
SILVEP,BELL ROAD AND PIMA FARMS ROAD
' PIMA COUNTY, ARIZONA
' POST-TENSIONED CONCRETE FLOOR SYSTEM:
IT IS RECOMMENDED THAT FOOTINGS BE FOUNDED A MINIMUM OF
' 1.0 FOOT BELOW EXISTING GRADE OR A MINIMUM OF 1.0 FOOT
BELOW FINISH GRADE WHERE SURFACE CUTS MAY BE REQUIRED.
WHERE FILL IS PLACED, FOOTINGS MAY BE PLACED A MINIMUM
, OF 1.0 FOOT BELOW FINISH COMPACTED GRADE PROVIDED THE
FILL IS PLACED IN ACCORDANCE WITH THE RECOMMENDATIONS
, CONTAINED IN THIS REPORT. A SOI,L BEARING PRESSURE OF
1000 P.S.F. SHOULD NOT BE EXCEEDED IN THE DESIGN OF
' FOOTINGS AT THE ABOVE MINIMUM DEPTH. THE STEM WALLS
SHOULD BE POST-TENSIONED TO DISTRIBUTE STRESSES CAUSED
' BY POSSIBLE NON-UNIFORM BEARING CAPACITY AND/OR MINOR
DIrrERENTIAL FOUNDATION MOVEMENTS.
' THE ESTIMATED FOOTING SETTLEMENTS SHOULD BE WITHIN
TOLERABLE LIMITS IF CONSTRUCTED IN ACCORDANCE WITH THE
' RECOMMENDATIONS CONTAINED IN THIS REPORT AND A REASON-
ABLE EFFORT IS MADE TO BALANCE LOADS ON THE FOOTINGS.
HOWEVER, AS INDICATED BY THE CONSOLIDATION AND SWEL~
~ TESTS, SATURATION OF THE SUBSOILS BENEATH FOOTINGS AND
SLABS COULD RESULT IN MOVEMENT OF THE FLOOR SYSTEMS.
I IT IS RECOMMENDED THAT FOOTING EXCAVATIONS BE INSPECTCD
- TO ENSURE THAT THEY ARE FREE OF LOOSE SOIL WHICH MAY
1 HAVE BLOWN OR SLOUGHED INTO THE EXCAVATIONS AND THAT
THE FOOTINGS WILL BEAR UPON CONTROLLED COMPACTED FILLS
OR FIRM UNDISTURBED NATIVE SOILS.
INTERIOR WALLS
, INTERIOR WALLS BEARING ON THICKENED FLOOR SLAB SECTIONS
~ SHOULD BE LIMITED TO LESS THAN 800 POUNDS PER ~INEAL
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' ' PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
' PIMA COUN.TY, ARIZONA
FOOT. HEAVIER LOADS SHOULD BE SUPPORTED INDEPENDENT OF
THE FLOOR SLABS. THE THICKENED SECTIONS SHOULD BE
' SIZED A MINIMUM OF 12 INCHES IN WIDTH, OR AS NECESSARY
SO AS NOT TO EXCEED 400 PSr BEARING PRESSURE. IT IS
' SUGGESTED THAT THICKENED SECTIONS BE REINFORCED, AND
CONTROL JOINTS BE USED TO ALLOW SOME DEFLECTION AND
THEREBY MINIMIZE THE POTENTIAL CRACKING OF SLABS.
' DRAINAG"c '
DUE TO THE ADVERSE EFFECT THAT SATURATION HAS ON THE
' SUBSOILS, DRAINAGE OF SURFACE WATcR AWAY FROM THE ~
STRUCTURcS SHOULD BE P.ROVIDED DURING CONSTRUCTION AS
' WELL AS THROUGHOUT THEIR LIFE. IN NO CASE SHOULD
LONG-TERM PONDING BE ALLOWED NEAR STRUCTURES. IN
~ " UNPAVED AREAS IT IS SUGGESTED THAT FINISHED SLOPES
EXTEND A MINIMUM OF 5~EET HORIZONTALLY FROM BUILDING
~ WALLS AND HAVE A MINIMUM VcRTICAL FALL OF 3 INCHES.
MINIMUM GRADES OF 1 PERCENT SHOULD BE MAINTAINED WHERE
HORIZONTAL SLOPE DISTANCE EXCEEDS 5 FEET. BACKFILL
' AGAINST FOOTINGS, EXTERIOR WALLS AND IN UTILITY TRENCH-
ES SHOULD BE WELL COMPACTED TO MINIMIZE THE POSSIBILITY
' OF MOISTURE INFILTRATION THROUGH LOOSE SOIL.
, - SUBFLOOR PREPARATION:
IT IS RECOMMENDED THAT ALL DEBRIS, OBVIOUSLY LOOSE
SOILS AND VEGETATION BC REMOVED PRIOR TO SITE WORK.
, PREPARATION OF SUBGRADE SOILS AND ANY FILL MATERIAL
NEEDED TO RAISE AND LEVEL BUILDING SITES SHOULD BE
' PLACED IN ACCORDANCE WITH THE FILL CONTROL SPECIFICA-
TIONS INCLUDED IN THIS REPORT UNDER 'EARTHWORK'. FOUR
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I PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
, PIMA COUNTY, ARIZONA
INCHES OF CRUSHED ROCK OR WELL-GRADED SAND AND GRAVEL
BASE COURSE ME~TING THE PIMA COUNTY SPECIFICATION FOR
, AGGREGATE BASE COURSE MATERIALS SHOULD IM~MEDIATELY
UNDERLIE INTERIOR FLOOR SLABS ON GRADE.
EXTERIOR CONCRETE SLABS:
EXTERIOR CONCRETE SLABS MAY EXPERIENCE SOME HEAVING
, RESULTING IN CRACKED SLABS. THIS DAMAGE COULD BE
REDUCcD BY NOT COMPACTING SUBGRADE TO HIGH DENSITIES
(COMPACT HIGH EXPANSIVE POTENTIAL SUBGRADE AND ANY
' REQUIRED HIGH SWELL NATIVE FILL MATcRIAL TO 85-90o OF
MAXIMUM DRY DENSITY AT ABOVE THE OPTIMUM MOISTURE
, CONTcNT~ PLACING CONTROL JOINTS ON CLOSE CENTERS,
THOROUGHLY MOISTENING SUBGRADE PRIOR TO CONCRETE POUR,
' AND PROVIDING ADEQUATE DRAINAGE AWAY FROM SLABS. IT IS
RECOMMENDED THAT EXTERIOR SLABS BE CONSTRUCTED DIRECTLY
, ON FIRM COMPACTED SUBGRADE AND NOT UPON THE USUAL
GRANULAR BASE COURSE WHICH WOULD PROVIDE A PERMEABLE
ZONE FOR LATERAL MOISTURE INFILTRATION. HOWEVER, THE
SLABS SHOULD BE THICKENED, PARTICULARLY DRIVEWAY SLABS,
TO COMPENSATE FOR THE STABILITY NORMALLY AFFORDED BY
' THE BAS'c COURSE. SLABS THICKENED T0~ 5 INCHES WOULD BE
_ EQUIVALENT TO THE USUAL 4 INCH SLAB ON A GRANULAR BASE
, COURSE.
STATEMENT REGARDING GEOLOGICAL FAULTS
THIS PROJECT IS NOT LOCATED OVER ANY KNOWN ACTIVE
' FAULTS OR FAULT-ASSOCIATED DISTURBED ZONES AND NO
ADVERSE GEOLOGICAL PROBLEMS ARE PREScNT.
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' PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAO
PIMA COUNTY, ARIZONA
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' LIMITATIONS
~ THE RECOMMENDATIONS CONTAINED IN THIS REPORT ARE BASED
' ON THE ASSUMPTION THAT THE SOIL CONDITIONS DO NOT
DEVIATE APPRECIABLY FROM THOSE DISCLOSED BY THE TEST
, HOLES. ShiOULD UNUSUAL MATERIAL OR CONDITIONS BE
I ENCOUNTERED DURING CONSTRUCTION, THE SOIL ENGINEER
SHOULD BE NOTIFIED SO THAT HE MAY MAKE SUPPLEMENTAL
' RECOMMENDATIONS IF THIS SHOULD BE REQUIRED. THIS
REPORT IS ISSUED WITH THE UNDERSTANDING THAT IT IS THE
' RESPONSIBILITY OF THE OWNER TO SEE THAT ITS PROVISIONS
ARE CARRIED OUR OR BROUGHT TO THE ATTENTION OF THOSE
CONCERNED.
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¦ - Constru~tion Inspection ~ Testing Co.
' PIMA FARMS `
SILVERBELL ROAD AND PIMA FARMS ROAD
' PIMA COUNTY, ARIZON,4
, . SPECIFICATIONS FOR GRADING
~ 1. SCOPE:
THE FOLLOWING RECOMMENDATIONS ARE PRESENTED FOR
SITE GRADING WITHIN AND 5 FEET BEYOND THE PROPOSED
I BUILDING AREA.
2. CLEARING AREAS:
' REMOVE ALL SURFACE VEGETATION, DEBRIS AND ALL
EXISTING SUBSURFACE FACILITIES. WIDEN ANY DEPRES-
, SIONS AS NECESSARY TO ACCOMMODATE COMPACTION
EQUIPMENT.
' 3. SCARIFYING AND LEVELING AREA:
THE EXPOSED SOILS SHOULD BE SCARIFIED TO A MINIMUM
DEPTH OF SIX INCHES AND LEVELED TO ENSURE THE
I SURFACE IS FREc FROM RUTS, HUMMOCKS OR OTHER
UNEVEN FEATURES WHICH WOULD TEND TO PREVENT
, UNIFORM COMPACTION BY THE EQUIPMENT TO BE USED.
4. PRE-WETTING:
' PRE-WETTING BY MEANS OF RAIN-BIRD TYPE OF IRRIGA-
TION SYSTEM OR FLOOD IRRIGATION SHOULD BE USED TO
' A DcPTH OF 4 TO 5 FECT BELOW EXISTING GROUND
ELEVATIONS. THIS PRE-WETTING SHOULD BE CARRIED
, OUT IN BOTH CUT AND FILL AREAS.. CUT AREAS SHALL
AGAIN BE RE-WETTED TO A DEPTH OF 4 TO 5 FEET PRIOR
TO FINAL GRADING.
' S. COMPACTION OF AREA TO BE FILLED:
SURFACE SOILS. TO RECEIVE FILL SHOULD BE PRECOM-
' PACTED TO AT ~LEAST 95o OF MAXIMUM DENSITY A5
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~ Construction Inspection ~ ?esting Co.
, PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
, PIMA COUNTY, ARIZONA
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' DETERMINED IN ACCORDANCE WITH ASTM D-698 WITHIN
' THE UPPER 2 FEET BEFORE ANY FILLS ARE PLACED. THE
' UPPER 2 FEET BELOW FINISH GRADES IN CUT AREAS
SHOULD AL50 BE COMPACTED TO AT LEAST 90o OF
MAXIMUM DRY DENSITY AFTER RE-WETTING. THESE
I RECOMMENDATIONS MAY BE WAIVED WHERE CEMENTED OR
ROCK MATERIAL IS ENCOUNTERED.
' 6. FILL MATERIAL:
ALL FILL MATERIAL SHALL BE PRE-WETTED NATIVE SOILS
, FREE OF VEGETABLE MATTER, DELETERIOUS OR FOREIGN
MATERIAL. OVERSIZED MATERIAL MAY BE USED, HOW-
, EVER, IT SHOULD ONLY BE USED IN THE LOWER ELEVA-
TIONS OF DEEP FILLS. (FILL MATERIALS HAVING A
DIAMETER GREATER THAN SIX INCHES SHOULD NOT BE
I USED IN THE TWO FEET BELOW FINISH GRADES.~
7. DEPTH AND MIXING OF FILL LAYERS:
, FILL MATERIAL SHALL BE PLACED IN LAYERS, WHICH
WHEN COMPACTED SHALL NOT EXCcED 12 INCHES IN
THICKNESS.
8. AMOUNT OF COMPACTION:
• AFTER EACH LAYER HAS BEEN PLACED, MIXED AND SPREAD
, VENLY IT SHALL BE COMPACTED TO AT LEAST 95% OF
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~ MAXIMUM DRY DENSITY IN ACCORDANCE WITH ASTM D-698.
' 9. SUPERVISION
SUPERVISION AND TESTING DURING THE SITE WORK
SHOULD BE AS NECESSARY TO PROPERLY CONTROL FILL
PLACEMENT. THIS OFFICE SHOULD BE NOTIFIED PRIOR
~ TO FILLING OPERATIONS 50 THAT SUPERVISION MAY BE
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Construction Inspection & Testing Co.
' PIMA FARMS
SILVERBELL ROAD AND PIMA FARMS ROAD
PIMA COUNTY, ARIZONA
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' PROVIDED. SHOULD THIS OFFICE NOT PROVIDE ON-SITE
SUPERVISION AND TcSTING OF THIS WORK, ALL RECOM-
MENDATIONS WILL BECOME INVALID.
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PIMA FARMS NORTH SPECIFIC PLAN
~ ADDENDUM A
- Archaeological Resources Plan
The following measures h7i11 be taken to protect the cultural resources
that may exist within the Specific Plan area.
~ A records check of site files maintained at the Arizona State Museum
will be completed. An on-the-ground survey of the Specific Plan area
will be completed by a qualified Archaeologist to determine areas of
~ significant cultural resources. Significant cultural resources identi-
fied as a result of this survey will be entered into the Arizona State
Museum site file system.
A mitigation plan will be prepared by a qualified archaeologist for each
planning unit of the Specific Plan area that contains archaeological or
~ historic sites which are deemed significant enough to warrant further
archaeological studies. Requirements for preservation, protection,
testing, data recovery or excavation, analysis, report preparation and
curation will be addressed as well as a schedule for implementation.
' The mitigation plan shall be reviewed by the State Historic Preservation
office prior to implementation. The mitigation plan shall be
implemented prior to any grading or construction in the immediate
~ vicinity of cultural resources.
Special Status Species Plan
' w' ake to rotect the Desert Tortoise
The following measures ill be t n p
(Gopherus agassizzi), Gila Monster (Heloderma suspectum), Globeberry
~ (Tumomoca mcdougali) and Thornberg Fishook Cactus (Mammilaria
thornberi). which may potentially occur on the site.
A mitigation plan for each species will be prepared by a qualified
r-' environmental biologist. The plan will include an on-the-ground survey
and a program for the protection and maintenance of the species and
, maintenance of the reasonable habitat of the species prior to, during
and after construction activities. TYie mitigation plan shall be
reviewed by the Arizona game and Fish Department prior to
implementation. The mitigation~plan shall be implemented prior to any
~ grading or construction in the plan area.
Ve~etation Plantin~s
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The Pima Farms North Specific Plan will respect the Prohibited Plant
List as adopted by Pima County within the Buffer Overlay Zone Ordinance.
, This plant list will supercede and control over any plants which are
included on the Pima Farms North Specific Plan Plant List.
LRM/ss
5/30/89
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