HomeMy WebLinkAboutRancho Marana West Specific Plan Amendment 1 PCZ1903-001 CHO
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SPECIFIC PLAN
AMENDMENT
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March 18, 2005
The
WLB
Group
WLB No. 198064-B-007
MARANA AZ
PLANNING
18 April 2O19
Ms. Theresa Hadley
Project Coordinator
Cypress Civil Development
2030 E. Broadway Blvd., Ste. #110
Tucson, AZ 85719
Re: PCZ19O3-001 Administrative Change to Rancho Marana Specific Plan
Dear Ms. Hadley,
In response to your letter dated March 5, 2019,1 have reviewed your request to reduce
the minimum required street setback for the "C-1 Commercial I (Neighborhood)" land
use designation of the Rancho Marana Specific Plan (Specific Plan) from 20 feet (Section
V.F.5.i.1) to zero.
Per Section VIII.G.2.d of the Specific Plan, the Development Services Administrator can
administratively make changes to development standards that are in the interest of the
community and do not affect health or safety issues. I have determined your request
meets this standard and approve the request.
Please contact me at (520)382-2647 or Steven Vasquez at (520)382-2623 should you have
any questions.
Sincerely,
<=� -U
Jason A gelI
Development Services Director
jangell@maranaaz.gov
11555 WEST CIVIC CENTER DRIVE M MARANA, ARIZONA 85653 M (520) 382-2600 M FAX: (520) 382-2639 TTY: (520) 382-3499
TOWN COUNCIL
Bobby Sutton, Jr., Mayor
Herbert Kai, Vice Mayor
Jim Blake
Carol McGorray
Eddie Honea
Tim Escobedo
Patti Comerford
TOWN PLANNING AND ZONING COMMISSION
David Parker, Chair
Russell Clanagan, Vice Chair
Bob Allen
Thomas M. Hestwood
Billy Schisler
Richard Purcella
TOWN MANAGER
Michael A. Reuwsaat
PLANNING DIRECTOR
Barbara Berlin
THE WLB GROUP, INC.
John A. Holley, P.E., Project Manager
Charles W. Hulsey, A.I.C.P., Planning Director
Gary L. Grizzle, Manager, Landscape Architecture
Gustav Paul Oland, Project Planner, GIS Administrator
Gabriela I; Kinkead, Project Planner
F. ANN RODRIGOEZ, RECORDER DOCKET: 12494
, , RECORDED BY : RJL og P~I~ PAGE : 1421
~ DEPIITY RECORDER ,W~ , OO N0. OF PAGES: 2
9544 PE2 W~~ z SEQUENCE: 20050350342
„ y 02/22/2005
TO
N OF MARANA ORDIN 15:19
ATTN: TOWN CLSRR `~RIZO~Q'
13251 N LON ADAMS RD MAIL
• MARANA AZ 85653
AMOUNT PAID $ 8.00
MARANA ORDINANCE NO. 2005.05
RELATING TO DEVELOPMENT; APPROVING A SPECIF'IC PLAN AMENDMENT FOR
THE RANCHO MARANA SPECIFIC PLAN.
WHEREAS, on February 6, 1990 the Town Council adopted Ordinance No. 90.04, which
approved the Rancho Marana Specific Plan; and,
WHEREAS, the Rancho Marana Specific Plan was arnended, in 1999; and,
WHEREAS, the Marana Planning Commission held a public hearing on April 14, 2004, and
at said meeting voted 4-1 (Comrnissioner Hestwood dissenting, Commissioners Berg and Purcella
absent) to recommend that the Town Council approve said amendments; and,
WHEREAS, Vistoso Partners, LLC, Greg Wexler, and the Town of Marana own real
property within a portion of the Rancho Marana Specific Plan Area and are developing that property
subject to the Rancho Marana Specific Plan; and,
WHEREAS, amending that portion of the plan known as Rancho Marana West to bring into
conformance with the Town of Marana's adopted updated policy documents by amending the
Development Regulations and including the essential Design Guideiines on that property generally
located west of I-10, sou~h of Grier Road, north of Moore Road, and east of Sanders Road, is in the
Town's best interest; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meeting held February 15, 2005 and determined
that the amendrnents to the Rancho Marana West portion of the specific plan should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The amendment to the Rancho Marana Specific Plan comprising of 996 acres
generally located north of Moore Road, west of Interstate 10, east of Sanders Road, and
south of Grier Road, is hereby adopted with the following condition:
~
1. The applicant shall address the correction identified in the Traffic Engineering ~
memorandum dated February 2, 2005, prior to acceptance of the final document.
2. The applicant shall make changes to the Rancho Marana Specific Plan docurnent as ~
recommended by the Planning Director prior to acceptance of the final document and
provide two (2) digital files, one non-bound original and 25 bound copies of the final
document within 30 days of adoption by Town Council.
Marana Ordinance No. 2005.05
Page 1 of 2
~
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3ection 2. All ordinances, resolutions, or motions and parts of ordinances, resoiutions, or
motions ofthe Council in conflict with the provisions of this Ordinance are hereby repealed,
effective as of the effective date af this Ordinance.
Section 3. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is
for any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions
hereof.
PASSED AND t~DOPTED by the Mayor and Council of the Town of Marana, Axizona, this
15`h day of February, 2005.
Mayor Y TTON, JR.
ATTEST:
`~~~~i~rlfjl'i
ocelyn ronson, Town Clerk `~~~~F n~ ~~ji
APPRO ED AS TO FORM:
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ank C idy, ~n orney
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Marana Ordinance No. 2005.05
Page 2 of 2
I I
TABLE OF CONTENTS
PREFACE ..........................................................................................................................................vi
I. SPECIFIC PLAN SUMMARY I-1
II. INTRODUCTION II-1
A. Purpose ...................................................................................................................II-1
B. Location ...................................................................................................................ll-1
C. Authority and Scope I I-2
D. Legal Description II-2
III. DEVELOPMENT CAPABILITY III-1
A. Topography and Slope III-1
B. Existing Land Use III-1
C. Hydrology ...............................................................................................................lll-7
D. Vegetation and Wildlife Habitat III-10
E. Soils and Geology III-11
F. Archaeology .........................................................................................................lll-15
G. Existing Infrastructure and Public Services III-16
IV. DEVELOPMENT PLAN IV-1
A. Purpose and Intent IV-1
B. Goals IV-1
C. Land Use Plan IV-2
D. Circulation Plan IV-5
E. Water Resource Concept Plan IV-10
F. Public Facilities IV-14
G. Open Space Plan IV-15
H. Recreation/Trail Plan IV-15
I. Landscape Plan IV-16
J. Schools ...........................................................................................................IV-16
V. DEVELOPMENT REGULATIONS V-1
A. Purpose and Intent V-1
B. Definitions V-1
C. General Provisions V-4
D. General Subdivision Standards V-5
E. Development Standards V-7
F. Rancho Marana West Development Standards V-10
1. MDR - Medium Density Residential V-10
2. MHDR - Medium High Density Residential V-13
3. HDR - High Density Residential V-17
4. EC - Employment Center V-20
5. C-I Commercial I(Neighborhood) V-28
6. TC - Town Center V-33
7. OS - Open Space V-33
H. Utility Development Standards V-34
Rancho Marana Wesf Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
III
VI. RANCHO MARANA WEST DESIGN GUIDELINES VI-1
A. Introduction and Purpose VI-1
B. Authority and Scope VI-1
C. Land Use Standards VI-2
1. General VI-2
2. Setbacks Vl-2
3. Density VI-3
4. Commercial Uses VI-3
5. Cultural Resources VI-4
6. Prohibited Signs VI-4
D. Grading and Drainage VI-5
E. Circulation System VI-6
1. Pedestrian/Bicycle Circulation VI-6
2. Street Design VI-7
3. Local Street Cross Section VI-7
4. Collector Street Cross Section VI-9
5. Arterial Street Cross Section VI-9
F. Landscape Design Standards VI-9
1. Arterial Streets (Moore Road and Tangerine Farms Road) VI-10
2. Collector Streets (Clark Farms Boulevard, Lon Adams Road,
Civic Center Drive) VI-14
3. Local Streets V1-15
4. Commercial Parcels VI-20
5. Residential Open Space VI-23
6. Barnett Linear Park V1-26
G. Lighting VI-32
Rancho Marana West Specifie Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
iv
VII. TOWN CENTER DESIGN GUIDELINES VII-1
VIII. SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION VIII-1
A. Purpose VIII-1
B. Proposed Changes to Zoning Ordinances VIII-1
C. Site Plan and Architectural Review Process VIII-1
D. Development Review Procedure VI I I-2
E. General lmplementation Responsibilities Vlll-2
F. Phasing VIII-3
G. Specific Plan Administration VI I I-3
1. Enforcement VIII-3
2. Administrative Change VIII-3
3. Substantial Change VIII-4
4. Interpretation VIII-4
5. Fees VIII-4
IX. APPENDICES
A. Legal Description and Map
B. Arizona Game and Fish Department Letter
C. Arizona State Museum Letter
C'. Rancho Marana Cultural Resources
D. Pima County Wastewater Capacity Response Letter
E. Recommended Plant Palette ~
F. Right-of-Way Letter
G. Cortaro Water Users Letter
H. GRC Soils Letter
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~„
v
LIST OF EXHIBITS
II-1 Regional Location Map ...................................................................................................ll-3
II-2 Planning Area Boundaries & Vicinity Map ......................................................................ll-4
III-1 To o ra h Ma 2' Contour Interval .............III-2
P9 PY P~ )
III-2 Existing Features (Aerial Photos: 1998I2000) ...............................................................III-4
III-3 Northwest Marana Area Plan (2000) .............................................................................III-5
III-4 Marana General Plan Future Development Plan (2003) ..............................................III-6
III-5 Existing Hydrology .........................................................................................................lll-9
III-6 Soils .............................................................................................................................lll-12
III-7 Existing Infrastructure ..................................................................................................lll-18
IV-1 Land Use Plan IV-4
IV-2 Circulation Plan IV-7
IV-3 Roadway Cross-Sections IV-8
IV-4 Roadway Cross-Sections IV-9
IV-5 Hydrology Plan IV-11
IV-6 Barnett Channel Cross-Section IV-12
IV-7 Open Space Plan IV-17
IV-8 Landscape Plan IV-18
VI-1 Pedestrian and Bicycle Circulation Concept VI-8
VI-2 Primary Entry Feature Concept Plan VI-11
VI-3 Street Tree Master Plan VI-12
VI-4 Perimeter Wall Elevation VI-13
VI-5 Secondary Entry Feature Concept Plan VI-16
VI-6 Local Street Corner Lot Street Tree Requirement VI-18
VI-7 Interior Residential Wall Elevation VI-19
VI-8 Open Space Boundary Wall Elevations VI-20
VI-9 Commercial Wall Elevation VI-22
VI-10 Typical Residential Area Open Space Section VI-23
VI-11 Orchard and Bosque Concept VI-25
VI-12 Barnett Linear Park Concept Plan/Section VI-29
LIST OF TABLES
V-1 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 1........ V-7
V-2 Land Use Plan Summary: Planning Area 1 V-8
V-3 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 2A...... V-8
V-4 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 26...... V-8
V-5 Rancho Marana West Specific Plan, Land Use Summary: Planning Area 3 V-9
V-6 Land Use Summary: Planning Area 3 V-9
Rancho Marana West Specific Plan Amendment -rr~~
Revised March 18, 2005 ~ ~~o~P~
VI
PREFACE
The Rancho Marana Specific Plan Amendment was originally adopted by the Marana Town
Council on February 6, 1990. Then in May of 1999, the Plan was amended by the Council
to divide the Plan into two parts, the Rancho Marana East and the Rancho Marana West
areas. On October 17, 2000, the Town adopted the Northwest Marana Area Plan and has
begun the design and construction of the Marana Town Center which was a key
component of the Rancho Marana West Specific Plan Amendment in 1990.
This current amendment/revision is intended to bring the Rancho Marana West elements
of the Specific Plan into compliance with these new documents. Revisions to the Plan Area
include a relocation of Barnett Road, the extension of Tangerine Farms Road through the
western portion of the Plan Area, redistribution of open spaces, revised development
standards for the Rancho Marana West Specific Plan, new cross sections for Sandario
Road, Tangerine Farms Loop and Moore Road and a redistribution of residential densities.
In December 2004 the Town began a downtown planning process for the Town Center and
adjacent areas. For the purpose of this amendment/revision, these areas will be notated
as a"special planning area", which upon its completion will be addressed in detail by a
separate document. These revisions include both text and graphics. Where needed, land
use tables have been revised to reflect the changes made to the Land Use Plan.
This revision does not include any revisions to the area east of Interstate 10 known as
Rancho Marana East. Therefore, the Development Standards Section of this specific plan
amendment will address only the standards that will be applicable to the Plan area west of
Interstate 10, which is called Rancho Marana West.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P
I-1
l. SPECIFIC PLAN SUMMARY
This Specific Plan amendment establishes comprehensive guidance and regulations for
the development of approximately 754 acres located west of Interstate 10 within the
Town of Marana, Pima County, Arizona. The Specific Plan formulates the development
regulations; policies and programs for the implementation of the land use plan. This
Specific Plan amendment will replace the current Specific Plan. This Specific Plan is
regulatory, adopted by ordinance and is consistent with the Town of Marana's General
Plan. The Development Plan (IV), Regulations (V), and Implementation (IX) are regulatory.
The Devefopment Capability (III) and Design Guidelines (VI, VII, & VIII) are non-regulatory
but essential to the planning and development of the community's character.
The Rancho Marana West Specific Plan Amendment articulates planning considerations
for the site and imposes regulations and/or controls for development. This document is a
device to implement the General Plan. This document will be a suitable development
control mechanism, and when adopted by a jurisdiction will serve both a planning and
regulatory function.
There will be separate Master Developers for Rancho Marana West. Their
responsibilities include the engineering and implementation of the spine infrastructure
system(s), (which include roads, onsite detention/retention, and utilities) formation of
homeowners' associations and associated fees and assessments.
The authority for preparation of Specific Plans is found in the Arizona Revised Statutes,
Section 9-461.09. The law allows for preparation of Specific Plans based on the General
Plan, as may be required for the systematic execution of the General Plan and further
allows for the review and adoption of Specific Plans. As well, the Town of Marana
Ordinance 87.22 provides the uniform procedures and criteria for the preparation,
review, adoption and implementation of Specific Plans.
Rancho Marana West Specific Plan Amendment ,a---.~~`,~ rr~~
Revised March 18, 2005 ~ ~~o~P
.
wri~
11-1
ll. INTRODUCTION
A. PURPOSE
The Rancho Marana West Specific Plan Amendment provides a guide for current
development and a vision for the fiuture. Located in the heart of Marana, it
envisions a thriving central municipal and business district with excellent
circulation, quality of development, character and aesthetics. The Specific Plan
amendment provides the framework in which a core area of Marana will be
developed into a functional Town Center. The site has been analyzed to determine
development capabilities while considering environmental conditions and existing
infrastructure.
B. LOCATION
The site is located in the north central area of the Town of Marana bordered on the
south by Moore Road. The southern half of the west boundary is one half mile
west of Sandario Road. The northern half of the west boundary is approximately
550 feet east of Sandario Road. To the north is Grier Road. A regional location
map is included as Exhibit ll-1, and a plan boundary and vicinity map is shown as
Exhibit tl-2.
The Specific Plan area is approximately 1-1/2 miles north of the Marana Northwest
Regional Airport. The property can be accessed from Interstate 10 at the Marana
interchange, one half mile to the North, or the Tangerine interchange, one mile to
the south. A Moore Road interchange is proposed for the future in the Town of
Marana's General Plan and will provide direct access to the property.
The northeast corner of Lon Adams and Barnett intersection is the Marana District
Park. North of the park is the Sheriff's Department, Marana Junior High School,
and the Marana School District Administration office.
The northwest corner of this intersection is the existing Town Hall and Police
Department. These municipal and school uses form the basis for the Marana
Town Center portion of the Plan Area.
Rancho Marana is a planned community with a mix of residential, commercial,
office, public and recreational uses. Other Specific Plan Developments and
Master Planned Developments within the Town of Marana and their respective
distances to Rancho Marana include: Continental Ranch, four miles to the
southeast; Northgate and Acacia Hills, six miles to the southeast, Dove
Mountain, six miles to the east and Gladden Farms immediately south of the Plan
Area across Moore Road.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~o~P~
~ ~-2
C. AUTHORITYAND SCOPE
The Rancho Marana West Specific Plan Amendment has been prepared pursuant
to the provisions of the Arizona Revised Statutes, Section 9-461.09. The Arizona
Government Code authorizes jurisdictions to adopt Specific Plans by resolution as
policy or by ordinance as regulations. The Town of Marana Ordinance 87.22
provides the uniform procedures and criteria for the preparation, review, adoption,
implementation or amendment of specific plans by ordinance. Hearings are
required by both the Town Planning Commission and the Town Council, after which
the Specific Plan must be adopted by the Town Council to be in effect.
Rancho Marana West Specific Plan Amendment is a regulatory plan, which will
serve as the zoning for the subject property. Proposed development plans, or
agreements, preliminary plats and any other development approval must be
consistent with the Specific Plan. Projects, which are found consistent with the
Specific Plan will be deemed consistent with the Town's General Plan and
applicable Area Plans.
The intent of this Specific Plan is to provide a concise development plan for the
subject property. This Specific Plan will serve to implement the development of the
approved plan within the bounds of the regulations provided herein and will be
adopted by ordinance as a regulatory document.
- D. LEGAL DESCRIPTION
See Appendix A.
Rancho Marana West Specific Plan Amendment Tyyr~~
Revised March 18, 2005 ~ Group~
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III-1
lll. DEVELOPMENT CAPABIUTY
A. TOPOGRAPHY AND SLOPE
The Specific Plan area is currently used for agricultural purposes and is
characteristically flat. The site gently slopes down from the southeast to the
northwest and west. There are no restricted peaks or ridges, rock outcrops,
topographic features, or slopes 15% or greater on the site. Exhibit lll-1 iilustrates
the topography and slope of the Specific Plan area.
B. EXISTING LAND USE
Rancho Marana is located centrally within Marana's town limits. The current land
use is primarily agricultural and much of the property is currently being farmed.
Existing land uses within 1/4 mile radius include the Gladden Farms development
to the south; along the north boundary of the Specific Plan area are single-family
residences, Marana Junior High School, the Marana Library, the Marana Town Hall
and Ora Mae Harn Park. East of the site is vacant agricultural land and to the west
the land is currently agricultural fields. Existing features are depicted in Exhibit lll-2.
The Specific Plan area is accessible from five roadways. The east/west roadways
are Moore and Barnett Roads. MoQre Road, the southern boundary of the site,
has a 60' R.O.W. and is paved. Barnett Road, one-half mile north of Moore Road,
is a paved roadway with a 50' R.O.W. Additionally, Grier Road provides access via
Sandario and Lon Adams, all of which are paved.
The north/south roadways include Postvale, Sandario and Lon Adams Roads. Lon
Adams Road, perpendicular to Barnett Road, is paved, as is Sandario Road, which
is a section line road with a 90' R.O.W., and Postvale Road, which is unpaved, and
runs perpendicular between Barnett and Moore Road. Postvale Road runs along
the Section line between Sections 27 and 26 and has a 60' R.O.W.
lnterstate Highway 10 abuts the eastem portion of the site (See Exhibit lll-2) and
will provide direct access to the parcel in the future. Paved frontage roads exist on
both sides of Interstate Highway 10 and provide direct two-way access to the north
and south.
There are six areas scattered on the Specific Plan area that have farm-related
building structures (see Exhibit lll-2). There are two well sites, one located in
. Section 26 and one in Section 28.
The Northwest Marana Area Plan Land Use Element identifies several land uses
within the Specific Plan area. A Town Center is shown in that portion of the Plan
Area in Section 27 north and south of the current Barnett Road alignment at the
intersection of Barnett and Lon Adams.
Rancho Marana West Specific Plan Amendment Tyyr~~
Revised March 18, 2005 ~ Group~
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III-3
Areas of moderate to high-density planned residential development, key to the village core
concept, is identified east of Sanders Road and north of Tangerine Road. Between Barnett
and Moore Roads south of I-10, Corridor Commerce is delineated. The Northwest Marana
Area Plan (2000) is included as Exhibit lll-3, and the Marana General Plan Future
Development Plan (2003) is included as Exhibit lll-4.
The land uses identified in the Northwest Marana Area Plan include:
Corridor Commercial
• Highly Urbanized Corndor
• Industrial/Business Parks/Distribution
• Optional Residential Opportunities
• Hotels
• Regional Shopping Center
• Optional Commercial Opportunities
ResidentiaUCommercial vllages
• Range of Residential Densities
• Neighborhood Commercial/Retail
~ Recreation/Parks/Open Space
Town Center
• Govemmental
• Cultural/SociaURecreational
• Public/Quasi-Public Land Uses
• Commercial RetaiUServices
• Range of Residential Densities
Exhibit lll-4 indicates the Marana General Plan's Land Use in relation to the Rancho
Marana West Specific Plan Amendment.
Rancho Marana West Specific Plan Amendment Tyy~~
Revised March 18, 2005 ~ Group~
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C. HYDROLOGY
in 1990, when the Rancho Marana West Specific Plan Amendment was first
adopted, the three principal sources of offsite runoff that continue to affect this
property include Santa Cruz River over-bank flooding, runoff from agricultural lands
south of Moore Road, and Tortolita Mountain foothill runoff. Analyses conducted as
part of this Specific Plan preparation assume that the proposed Lower Santa Cruz
River flood control levee is in place and over-bank flooding from the Santa Cruz
River is mitigated.
Runoff emanating from the agricultural land to the south collects at five points of
concentration on the south side of Moore Road. The analysis assumes that runoff
collecting on the south side of Moore Road all drains across the roadway and onto
the subject property when in fact a portion of the flow stays on the south side of
Moore Road and drains due west toward Honea Heights.
Exhibit lll-5 shows the points of concentration and 100-year peak discharge rates
for offsite runoff, which drains to the subject property. Run-off quantities from
existing agricultural land are small on a per-acre basis. Computations of the peak
discharge rates using the Pima County method found the 100-year peak flow rate
from the agricultural land to be 1 CFS per acre, and the unit discharge for the more
frequent events (2-year to 10-year retum period) to be negligible.
The analysis of Tortolita Mountain foothill runoff incorporated detailed hydraulic
routing studies to determine peak outflow rates from the CAP overshoot structures
and incorporated channel routing along the north edge of the Union Pacific
Railroad (UPRR) to determine the quantity of flow draining to the subject property
from the southeast (i.e. the Tangerine Road intersection area). The UPRR routing
analysis accounted for reductions in the quantity of flow arriving at the site because
of flow through the UPRR culvert and weiring over the railroad tracks.
The Specific Plan establishes the Report on Alignment and Cross Section
Alternatives for Tributary Drainage - The Lawer Santa Cruz River Flaad Control
Project," December 2, 1987. The results of this detailed routing study found:
1. That 3025 CFS drains along the north side of the UPRR to Concentration
Point #6. This runoff emanates from the area near the Tangerine
Road/Interstate 10 intersection and is principally comprised of flow from
Wild Burro Canyon. The quantity of flow at the Tangerine Road/Interstate
10 intersection is about 5800 CFS, but this discharge is reduced to 3025
CFS by the time of arrival at Concentration Point #6. The peak flow
reduction from 5800 CFS to 3025 CFS occurs as a result of flow passing
through UPRR culverts and weiring over the railroad between Tangerine
Road and the property. There is no known history of low weiring over the
UPRR suggesting that no major floods have occurred in recent time or
that the discharge valves may be overestimated by standard hydrologic
procedures. Overestimation may exist because of flow attenuation in the
broad, shallow, sandy bottom channels on the Tortolita Fan.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
:.,.,.,,r i ~
n i-s
2. That 578 CFS emanating from CAP overshoots within section 23 arrives
at Concentration Point #7 {the entrance to the Adonis channel).
3. That 2312 CFS emanating from CAP overshoots within section 25 drain
to Concentration Point #8 afang the east boundary of the subject
property.
4. That runoff draining to Concentration Paints #7, #8, and #9 coafesce
along the north side of the UPRR and drain northwesterly adjacent ta the
railroad embankment. The existing culvert structure beneath the UPRR,
I-10 and frontage road drains 859 CFS onto the subject property west of
the transportation corridor. The remainder of the flow continues to drain
northwesterly on the east side of the railroad. Five additional UPRR
culverts north of the Adonis channel drain flow to the west side of the
transporkation corridor. A portion of this flow-through will drain westerly
(south of Grier Road) and across the area of Rancho Marana within the
northwest quarter of Section 27.
What was not reflected in the hydrology study used in the preparation of the
originai Specific Plan is the Town of Marana's decision ta turn the Barnett Road
alignment into a 200' wide regional drainage facility. This drainage facility will not
only provide a solutian for the Tortolita Fan drainage but will also provide for a
portion a€ the on site drainage which wil! be created as a resuft of developing the
sits. As a result of this facility, Barnett Road will be reaEigned approxirnately 600
feet sou#h of its current alignment.
Cur'rently onsite runoff from the subject property drains due west toward the
Santa Cruz River. The onsite runaff accurs as sheet-flow, except where con~ned
or cancentra~ed by elevated roadways or canals.
Rancho Marana West Specific Plan Amendment Tr~
Revised March 18, 2005 ~ ~~o~P~
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III-10
D. VEGETATION AND WILDLIFE HABITAT
The U.S. Fish and Wildlife Service listed the pygmy owl as an endangered
species in March 1997. Under the Endangered Species Act, recove~y plans for
the conservation and survival of endangered and threatened species are
developed and implemented. The entire site is currently farmed for agricultural
purposes. There is no indigenous Sonoran Desert vegetation onsite.
The area does not contain any Class I or Class II wildlife habitats as identified by
Dr. Shaw, University of Arizona, far the Pima County Department of
Transportation & Flood Control District. A letter from the Arizona Game and Fish
Department lists no special status species onsite; see Appendix B. The U.S. Fish
and Wildlife Service is currently mapping and establishing areas that would
qualify as suitable habitat or as recovery areas for the Pygmy Owl. Given the
agricultural history of this parcel, it is highly unlikely that it would be considered
as habitat or as a recovery area.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~a.
III-11
E. SOILS AND GEOLOGY
The subject property contains nine different soi! types, generally composed of a
laam substance. These soiis range from a very fine sandy foam to a silty clay
loam. During the various phases af development, these sails will serve as
structural or foundational material for building.
Engineering design considers several soil properties to be important to the
proper design of urban development. These properties include permeability,
shrink-swell, compaction, expansion, drainage and shear strength. Permeability
indicates the rate at which water moves downward through undisturbed soil
material. The texture, structure and porosity of each sail type determine its rate
of permeability. The potential for shrink-swell is indicated by the volume change
resulting from the shrinkage of the soil when it dries and swelling as it absorbs
moisture. The amount and type of clay in the soil type determine the shrink-swell
potential and the soil contractionlexpansion characteristics. Drainage af the soil
is a function of the soil's porosity. Shear strength is dependent upon several
factors: 1) soil origin, 2) thickness of the soil and 3) the soil's parent materiaE.
The Soils map, (Exhibit Ill-6) identifies the major soi! types fiound in the specific
plan area. All onsite soils are compatible with development, given the proper
engineering design. None of the onsite soils possesses a major hazard for
erosion. The following descriptions from the Sail Conservation Service provide
information about the characteristics of each sail type.
Agua Yery Fine Sandy Loam (Ag)
This soil variety is found on flood plains of the Santa Cruz River with slopas
generaliy less than one-half percent. Runoff is slow on this soil and the hazard of
erosion is slight or none. This soil type is commoniy used for urban
development.
Anthony Loam {Aoj
Anthany loam is level and nearly level soil and is found on the floodplain af the
Santa Cruz River, mostly near Marana. Gravel content in this soil is less than 15
percent and it is composed of well-drained sandy loams. This soil was formed in
mixed material that was deposited on flood piains and alluvial fans by rivers and
streams. Permeability of the sail is moderately rapid whiie runoff is slaw. Erasion
is not a problem with this soil type. Anthony loam is suitable for urban
development, materia! fior engineering work and water supply purposes.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~A ~~o~P~
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Anthony Sandy Loam, 0 to 1 Percent Siopes {AhA)
Anthony Sandy Loam is located in the Santa Cruz Valley with gravel content
being less than 15 percent. The texture is sandy loam throughout the profile.
This soil formed in mixed material that was deposited on flood plains and alluvial
fans by rivers and streams. The vegetatian is mostly annual grasses, weeds,
mesquite, scattered palo-verde, creasotebush, saguaro and cholla cactus.
Runoff is slow on this Anthony soil, with erosion hazards being slight. This soil
type is appropriate for urban development and as a saurce of material for
engineering vvork.
Brazito Loamy Sand (Br)
This sail type is level or very nearly level and is found on flood plains in the Santa
Cruz Valiey. Brazito Sandy Loam was formed in alluvium deposited on flood
plains and fans and on valley slopes, with siapes being 0 to 3 percent.
Permeability of the Brazito soil is rapid with available water-holding capacity of 3
to 3 3/4 inches in irrigated areas and 9 to 11 inches in non-irrigated areas.
Runoff is slaw with slight erosion danger. The typical uses of this soil include
desert range and irrigated crops. It is suitable for development.
Brazito Sandy Loam (Bt}
This Brazito soil alsa occurs on level and nearly ievel flood plains of the Santa
Cruz Valley. The surface layer is sandy ioam ranging from 5 ta 16 inches in
fihickness. The soil shares the same general traits and suitability characteristics
as Brazita Loamy Sand, described in the preceding paragraph. It is suitable for
development.
Gila Sandy Loam (Ga}
Gila Sandy Loam is found on level and nearly level floadplains of the Santa Cruz
Valley. The runoff from this soil is slow and problems assaciated with erosion
are slight ar none. Although this soil type is primarily utilized for agricultural
uses, it is also commonly used for urban development.
Gila Loam, 0 to 1 Percent Slope {GbA)
This soil consists of well-drained soils that have a subsoi! of loam and very fine
sandy loam. Slopes of these soils are generally 0 to 3 percent. Soil permeability
is moderate with slow runoff and little chance of erosion, Gila soils are
commonly used far urban development and as a source of material for
engineering work.
Glendale Laam (Gd}
The Glendale series is camposed of wef{-drained loams formed in recent
alluvium deposited on flood plains and valiey plains. Slopes range from 0 to 1
percent. Permeability and runoff are relatively slow on this soil. Erosion is not a
problem in this series and the soils are suitable for urban development.
Rancho Marana West Specific Plan Amendment ~--~,ti T~~
Revised March 18, 2005 ~ ~~o~P~
III-14
Grabe Loam (Gh)
This is a well-drained laam, which formed in recent alluvium deposited on fiood
plains, alluvial fans and valley slopes. Slopes run from 0 to 3 percent.
Permeabili#y is moderate and runoff is slow on this soil type. Urban devefopment
is compatible with this soil type.
Grabe Silty Giay Loam (Gm}
Grabe silty clay loam is similar to Grabe loam except for the fact that the surface
layer is silty clay loam, which runs from 6 to 12 inches thick. Runoff is slow on
this soil with little hazard of erosion. This soil is cammonly used as a source of
material for engineering work and for urban devefapment.
Pima Silty Clay Loam (Pm)
The only soil of the Pima series occurring in the area is found an flood plains in
the Santa Cruz Valley. Permeability of these soils is moderately slow and runoff
is medium, with the hazard of erosian being slight or none. These soils are aften
used for urban development and water supply, among other agricultural uses.
Vintan-Anthony Sandy Laam (Vu)
About $5 percent of this soil type consists af Vinton Sandy Laam and of Anthony
Sandy Loam, although an area may consist of Vinton or Anthony varieties.
Runoff is slow and erosion hazards are minimal. These soils are commonly used
for urban development and as a source of material for engineering work.
Geology
The propased Rancho Marana West development lies completely upon the
Santa Cruz River's youngest terrace deposits (Arizona Geological Survey, open-
file report 88-18). The terrace deposits may be as much as 60 feet thick locally,
however, they are generally thinner. The terrace deposits are typically comprised
of rewarked older terrace and Valley Fill material and are cut into the older,
underlying Valley FiH and terrace depasits. Several terraces are located along
the Santa Cruz River, however, only the youngest terrace appears to be present
within the Rancho Marana West Specific Plan Amendment area. The terraces
increase in age and elevation outward fram the Santa Cruz River channel. The
youngest and topographically lowest terrace lies adjacent to the river channel.
The youngest terrace is associated with modern flood plains of the Santa Cruz.
Soils:
Based on the existing literature and on experience with the soil conditians in the
area, the near surface deposits, in approximately the top ten (10) feet below the
existing ground surface, especially associated with the youngest terrace, will
cansist of sandy silt and sandy ciay sails. Locally, the sandy silt and sandy clay
soils will grade laterally into silty or clayey sand. These near surface soils will
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18 2005 ~~o~P~B
° ri~
III-15
likely be underlain by a relatively thin layer of inedium dense to dense sand,
which in turn is underlain by sandy gravel cobbles and boulders.
Development within the proposed Rancho Marana West Specific Plan area is
feasible fram a geotechnical standpoint. We anticipate that, in general,
residential or other similarly loaded structures and moderately loaded
commercial, retail or industrial buildings can be properly supported on
conventianal foundations which bear on properly compacted fiil, firm natural
ground, or properly prepared naturaf ground. Moderately to heavily laaded
structures wili generally require special foundation considerations depending on
their focations. The major geotechnical concems regarding development are 1}
the possibiiity of near surface loose or soft alfuvial soil across the site, 2} law to
moderately expansive clay, which can be expected #o be present locally across
the Santa Cruz River terrace, and 3) potential collapsible soil conditions which
are likely to exist along river terraces.
More detailed site specific investigations should be perFormed as part of the
platting and development plan process to 1) determine if expansive soils, loose
or soft surface soils, or potentially collapsible soils are presen# and how they will
impact the propased structures, and general development infrastructure
roadways and utilities, and 2) deveiop specific recommendations that pertain ta
specific site soil condi#ions.
, Geology of the site is characterized by uncansolidated alluvium (material eroded
from rock formations). There are no rock outcrops an site and there are no
faults.
A soils letter fram GRC Gonsultants, fnc. is included as Appendix H.
F. ARCHAEOLOGY
The Arizana State Museum, as part of its Northern Tucson Basin Study,
conducted an archaeological survey of the Rancho Marana property in 1985.
During the course of the fiefdwork, three areas were recarded as archaeological
sites {AZ AA: 12:678, AZ AA: 12:680 and a portion of AZ AA: 112:684} within the
, Specific Plan boundaries. In additian, within the Specific Plan area west of
interstate Highway 10, a prehistoric canal has been documented in the NW 1/4 of
section 26. The canal parallefs the Interstate for about 6Q4 meters (2,000 feet).
{see letter from AZ State Museum, Appendix C}.
An initial archaealogical study has been completed for the Plan Area. The report
outlines a mitigation plan. The developer/builder shall be responsible for testing
and excavation of sites prior ta any ground disturbing activities (see Appendix
C'} per Section V.C.7.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~B
III-16
G. EXISTING INFRASTRUCTURE AND PUBLIC SERVICES
Schools:
The area encompassed by the Specific Plan lies within the Marana School
District Boundaries. There are two schools in the immediate vicinity. The
Marana Junior High School is adjacent to the northern boundary of the plan area
and Estes Elementary Schoof is north of Grier Road at 13650 N. McDuff Road.
Both schools have capacity far additional students.
Fire Services:
The Northwest Fire District currently services portions of the Specific Plan area.
The nearest ~re station is iocated at the southwest corner of Sanders Road and
Grier Road.
Natural Gas:
Southwest Gas Company provides service to the plan area. The Existing
Infrastructure map shows gas mains, which exist within 150 feet of the plan
boundaries. These mains run norfih and south within the Sandaria Road right-af-
way and then to the east within the Barnett Road right-of-way for approximately
one quarter of a mile.
A 60' easement for EI Paso Natural Gas runs from the northwest to the southeast
of the subject parcel (see Exhibit 1ll-~. This is a 10 3/4" high-pressure supply
line which runs to Phoenix. It is not a usable supply line.
Electricity: •
Tucson Electric Power Company (TEP) serves the plan area.
There are three major electric lines in or near Section 26 (see Exhibit lll-~.
These are overhead ~4 kV lines which run along the east side of Postvale Raad,
the south side of Maore Road and the sauth side of Barnett Road. Section 27 is
alsa serviced by the 14 kV overhead line along Postvale Road, as weli as simiiar
lines which run aiong the south side of Barnett Road and the east side of
Sandario Road. Section 28 is serviced by the Sandario Road overhead iine and
the continuation of the Barnett Road line and a iine akong the south side af Moore
Road. The Existing Infras#ructure map delineates existing electric utility lines and
underground cables in the plan area.
Rancho Marana West Specific Plan Amendment rr~
Revised March 18, 2005 ~ ~~o~P~
III-17
Water:
The Specific Plan area is within the Town of Marana Water service area. The
Cortaro Water Users Assaciation is the provider of non-potabie irrigation thraugh
the Town, (Appendix G).
Emergency Services:
Northwest Hospital is the nearest major medical facility. It is located at Orange
Grove Blvd. and La ChoNa, approximate[y 14 miles southeast af Rancho
Marana. Northwest Hospital is currently processing cons~ruction documents for a
new hospifal approxirnately 13 miles east of the site on Tangerine Road.
The Narthwest Fire District can pravide emergency service with certified
Emergency Medical Technicians.
Wastewater:
An 8° sewer line runs north of Barnett Road along Sandario Road. North of Grier
Raad, this line becomes a 12"' line, which turns west on Trico Marana Road to
the Marana Treatment Facility located in the southeast corner of Section 14,
Township 11 South, Range 10 East. Under existing conditions, adequate sewer
capacity does not exist for the build-aut of this project. Pima County Wastewater
recommends that for limited comrr~ercial/public use, north of Barnett Road, septic
tank and leaching fields will be adequate. For initial residential deve[opment,
gravity sewage to the Marana Treatment Facility is availabie. Pima County
Wastewater Department respor~se ietter is included within Appendix D.
AI! non-residential dsvelopment shall meet current Pima County pre-treatment
standards. Rancho Marana West will be served by a public sewer system.
Private Utilities
Telecammunications and cable television will be extended into this area at the
time service is necessary through agreements wi#h the individual utilities.
Telephone service will be provided by Qwest. There is a 16.5' easement r~anning
diagonally through Sec#ion 26 where an undergraund AT & T cable is focated.
There are development limitatians over the easement. Cable service will be
provided by an undetermined vendor. "
All new or relocated utility fines shall be placed underground, where feasible.
Rancho Marana West Specific Plan Amendment ryyr~~
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IV-1
IV. DEVELOPMENT PLAIV
A. PURPOSE AND INTENT
This section aF the Rancho Marana West Specific Plan Amendment contains a
description of the goals, abjectives and policies of the plan, which will allow for the
develapment of a cohesive Town Center in Rancho Marana West.
The praject development plan is the result of fiharough site analysis. The plan
resolves many deveiapment related issues in the form of praposed physical
improvements, guidelines for future devefopment, technical information and
regulatians.
The Rancho Marana West Specific Plan Amendment respects the direction and
quality of growth desired by the Town of Marana and conforrrrs to the Northwest
Marana Rrea Plan and the Marana General Plan. The Marana Town Center,
commercial, and residential areas indicated in the Rancho Marana West Specific
Plan Amendment corresponds to the Northwest Marana Area Plan's Land Use
Plan for the Town Center, Residentiaf Commercial Villages, and I-10 Carridor
Commercial. The gross residential target density of Rancho Marana West is 4.0
RAC.
The Rancha Marana West Specific Plan area is a planned community designed to
provide a varie#y of opportunities. It identifies the character of Marana's Town
Core, a community ofi quality professional/commercial complexes, and open space
areas Einking residential neighborhaods.
B. GOALS
The Rancho Marana West Specific Plan contains goafs, objec~ives and poiicies
that are in agreemen# with those outiined in the Town's General Plan and the
Northwest Marana Area Plan.
A set of devetopment plan goals can be estabiished which recognize the major
development issues in the form af proposed physical improvemen#s, guidelines for
future development, techr~ical information and regulations. The development plan
goals are listed below:
1. To implement the gaals, objectives and policies of the Towr~'s General Plan
and the Northwest Marana Area Pfan;
2. To process and adopt the Specific Plan to provide an understanding of
development and future growth for the subject property;
3. To provide the vision and direction for a Town Center with a variety of
active uses;
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
iv-2
4. To provide a balanced range of land uses, anticipating current and future
demands with a range of opportunities,
5. To provide backbone infrastructure systems and public facilities to support
development in an efficient and timely manner;
6. Ta create a visible "presence" for the Town of Marana from travel alang
i-~ a;
7. To create an urban village concept with a distinct community care and with
neighborhoods clustered around the active core;
8. To provide a circulation system that serves as the "thread of cantinuity'"
through a variety of neighborhoads and provides access to regiona[
circulation;
9. To provide apen space as a community amenity for recreation, linkages
and buffers;
10. To provide a wide range of housing and employment opportunities;
11. Ta provide for a municipal core of services;
12. To provide a variety of character in the community through creatiue land
use, architecture, and lantlscape architecture;
13. To provide for a gradual transition via phasing from agricultural use to
development;
14. To provide a development phasing plan which is ger~eral, a iogical astimate
of how development will accur.
15. Provide an annual monitoring report for the Specific Plan to manitor project
and regional growth;
16. Process and adopt the Specific Plan to provide an understanding af
develapment and future growth for the property; and
17. Provide the framework for the management and administration of this
Specific Plan.
C. LAND USE PLAN
The Rancho Marana West Specific Plan Amendment Land Uses are depicted in
Exhibrt !V-1. This amended plan divides the parcel(s) inta 28 planning areas. Each
planning area cantains a symbol of the intended land use. The acreage of the
planning units includes land devoted to internal local streets and collectors but
daes not include acreage for adjacent arterials. The proposed use acreage
akloca#ion is summarized in Table V-1, and in Tabl~s V-2, V-3, V-4, and V-5 (pages
Rancho Marana West Specific Plan Amendment r-=,.^'~`,~ Tr~~
Revised March 18, 2005 ~ ~~o~a~
IV-3
V-7 through V-9} for the Rancho Marana West Specific Plan area. The project
design presents the area as a planned community. Pedestr€an and au#omobile
circulation, infrastructure, aes#hetic and visual setting, development standards and
guidelines are integrated within all of the land uses.
The proposed residential uses have been designed to provide a broad range of
hausing types meeting current and future hausing needs. Housing types range
from medium low density to high density and will respond to market demands.
Town Center
The Tawn Center in Rancho Marana West is in a central location at Lon Adams
and Barnett and is designed to provide for Marana's long range municipal needs. It
will provide opportunities for the construction of a phased town hall to include, but
not be limited to:
• Administration offiees
• Municipal ssrvices
• Hearing roams -
• Judicial services
• Law enforcement
• Public utilities
• Parks/open space
• Recreational facilities
The area will also include public, quasi-public and private uses such as business
and professional offices, restaurants, retail shops, public plazas, recreation and
cultural/historic cenfiers, as well as a varied range of residential densities.
The relatianship between the town hall and the existing park can provide ideal
indoor/outdoor facifities for community sponsored events, such as parades, .
exhibits, ceremonies, etc.
The Tawn Genter is intended to serve as the community core, strengthening the
relationship between land uses and public spaces to create a strang image
character and identity far the growing Town af Marana.
Circulation within the Town Center will incorporate both landscaped pedestrian
carridors and landscaped vehicula.r corridors. The corridors wilf connect a series
of urban courtyards creating a central town center atmosphere at a pedestrian
scale.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
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IV-5
industriaUCommercial Corridor
A regional shopping and employment center area will pravide the Town of Marana
and the regian wi#h needed services for the expanding northwest. This commercial
core is stra~egically located at future Moore Road/Interstate 10 interchange. This is
a key location for a majar shopping business facility. It wilf have excellent access
to I-10 and is convenisnt to the Town Center. Facilities such as Regional Malls are
strategically located to provide optimal service to a particular population area. The
regional shapping area will provide significant emplayment opportunities for
existing and future Marana residents, in close proximity to their homes.
Gommercial/Business Genters
The commercial centers are in agreement with the Northwest Marana Area Plan
and shall be concentrated at nade intersections. A node intersection and
commercial center is propased at the northwest corner of the intersection af the
new Clark Farms Boulevard alignment with Lon Adams Road. Specific users may
include gracery stores, drug stores, banks, garden or nursery centers, retail shaps,
business and professianal offices.
Residential Neighborhoods
A variety of residential neighborhaods will provide needed housing opportunities
for existing and future Marana residents. The proximity to ~he Town Center,
employment and recreational opportunities and I-10 wilC make these
neighbarhoods highly desirable.
D. CIRCULATION P~AN
The Rancha Marana West Girculation Plan {Exhibit IV- 2) supports the land use
plan by establishing the general layout af circulation for primary arteriafs and
secondary collectors. The proposed network provides easy interstate access for
Rancho Marana West residents and employees and interna! access within the
neighborhood. The Town af Marana Major Roates Plan is anticipated to be
amended in conjunction with the Town Center planning pracess; thus, the Rancho
Marana West Circulation Plar~ may require revisian prior ta February 2006.
Moore Road is proposed as a 250' right-of-way (ROV~. Ultimately, Moore Road
will be the major access route onto the property via a proposed interchange on
Interstate 10 per the Northwest Marana Area Plan and the Marana Master
Transportation Plan. The future interchange will be designed and constructed by
A.D.O.T. per their standards and requirements. Additional east/west access into
the Specific Plan area will be from Clark Farms Boulevard with a 90' ROW, except
between Civic Center Drive and Lon Adams Road where the ROW will be 134'.
Clark Farms Boulevard curves Southeasterly and intersects with Moore Road.
In the near term, Sandario Road will provide the North/South access into Rancho
Marana West Specific Plan area. Sandario Road has a 90' ROW and connects to
Grier Road, Marana Road and Interstate 10. Roadway cross-sections for the
Rancho Marana West Specific Plan Amendment are shown below in Exhibits IV-3
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
IV-6
and IV-4. A right-of-way letter from F&D Associates, Inc. is included as Appendix
F. The cross sections are conceptual; the subject roadways will be designed and
built within the rights-of-way designated by this Specific Plan to current Town of
Marana standards.
Ultimately, Tangerine Farms Road will become the major North-South access and
act as a Loop Road for the area connecting the Tangerine Interchange with the
Marana Interchange.
One traffic roundabout will be provided within the Rancho Marana West Specific
Plan area. This traffic roundabout will be located at the Civic Center Drive and Main
Street intersection. Additional traffic roundabouts may be constructed where signals
are warranted.
All rights-of-way and roadway construction falling totally within the boundaries of the
Rancho Marana West Specific Plan will be the responsibility of the Rancho Marana
West Master Developers. Whole or half rights-of-way will be dedicated at the time of
plat recordation for Rancho Marana West.
Any half right-of-way dedications along the boundaries of the Rancho Marana West
Specific Plan Amendment will be dedicated at the time of plat recordation. The
Master Developer shall be responsible for paying their fair-share (on a per linear foot
basis) assuming no previously approved agreements have been approved by the
Town prior to the approval of this plan.
All traffic signs, including street name signs, and markings should conform to the
standards found in the most recent edition of the Manual on Uniform Traffic Control
Devices and the Pima County/City of Tucson's (PC/COT) Signing Manual (May
2002). All traffic signs should be installed on metal square tube posts per the
PC/COT Manual. The placement of all traffic signs and markings shall be approved
by the Town of Marana prior to their installation.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~~o~P~
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IV-10
E. WATER RESOURCE CONCEPT PLAN
As previously stated, in Section III.C, the implementation of this Specific Plan relied
heavily on completion of the Santa Cruz River flood control levee. Without it,
development would have only been able to occur on a limited basis. Small parcels
may only be able to be developed provided it can be demonstrated they do not
result in adverse impacts (such as diversion of flow) to adjoining properties and that
they are elevated to set the finished floor one foot above the FEMA regulatory water
surface elevation.
The concentration of offsite flow and increase in runoff due to development will alter
existing drainage conditions. The ultimate resolution to these changes must include
the construction of the "Barnett Road Channel", which will deliver both the onsite
and offsite runoff affecting the subject property to the Santa Cruz River. This need is
realized, but the plan must also provide an interim solution that does not require
substantial offsite channel construction. Optimally, the plan should provide interim
onsite solutions and allow future integration into a regional drainage plan, which
conveys runoff to the Santa Cruz River.
The plan developed to achieve this objective incorporates a system of collector
channels to capture offsite flow and a series of retention/ detention basins to store
both onsite and offsite runoff until the ultimate long-term drainage plan is completed.
These drainage solutions will be utilized, when possible, as community amenities
such as open space and drainageways with associated trail systems for walking,
jogging and bicycling. In addition, this multi-use approach provides opportunity for
water conservation and recreation facilities for the future residents of Rancho
Marana West.
Both the channels and retention/detention basins will be constructed in phases
paralleling the development phasing. Each phase of the drainage improvements will
provide adequate storage for offsite runoff and the additional runoff from onsite land,
which is caused by development. Exhibit IV-5 shows the concept drainage plan for
the Rancho Marana West Specific Plan area. A cross-section of the Barnett Channel
is illustrated in Exhibit IV-6.
Offsite runoff draining to, and onsite runoff draining from the portion of the property
east of Interstate 10 will drain either to the Adonis channel or to an existing UPRR
culvert for discharge beneath the transportation corridor and to the central collector
channel. The existing UPRR culvert has capacity to convey 859 CFS of the total
volume of flow arriving at the culvert inlet.
The remainder of the flow would drain northwest along the eastside of the UPRR to
other existing culvert systems beneath the UPRR and I-10 as occurs under existing
conditions. As stated in the analysis of existing conditions, a portion of the flow,
which drains through the five additional UPRR culverts will drain west and onto the
portion of the Rancho Marana West Specific Plan area within the northwest 1/4 of
Section 27. No analysis has been conducted to determine the exact quantity of flow
affecting this portion of the subject property; however, the design channel system
will incorporate an interceptor channel along the east edge of the property within the
northwest 1/4 of Section 27 to collect and convey this flow.
Rancho Marana West Specific Plan Amendment Tyyr~~
Revised March 18, 2005 ~ Group~
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The width of the channel cross sections will vary depending on discharge. Depth of
channels will range from three (3) feet to six (6) feet, and side slopes will vary from
two (2) feet to four (4) feet horizontal to one (1) foot vertical. The banks of those
channels west of I-10 will be lined only where spillover interception occurs.
Preliminary hydraulic analyses found the velocity of flow for channels west of I-10 to
be less than six (6) ft/sec, so stabilization will be in the form of grass lining or other
landscape-compatible material. Implementation of the drainage solution is discussed
in Chapter VII: Specific Plan Implementation.
The collector channels which are to be constructed parallel to and on the south side
of Moore Road are for the purpose of intercepting sheet-flow emanating from the
agricultural lands to the south. The cross section of these interceptor channels will
consist of a 50-foot wide by 2-foot deep landscaped swale. These landscaped
swales will collect the sheet-flow, drain it westerly and northwesterly to the central
collector channel and retention/detention basins.
These drainage features, where possible, will be incorporated into recreational land
uses and will be landscaped.
They will be utilized as multi-functional elements providing opportunities for
community open space, recreation, trails (both community and regional), urban
green space, and wildlife corridors.
The nature of the site topography and existing drainage structures, irrigation canals,
and roads presents special design considerations, which must be integrated into the
plan to provide a functional drainage system. Most important of these considerations
are:
1. Integrating design channels with existing culvert structures beneath the
Union Pacific Railroad to allow functional discharge of their flow through
those culverts to their design capacity;
2. The method af collecting flow firam the eastbound Interstate 1Q culverk and
delivering that flow to the design channel system;
3. A method of providing outlet from the detention basins that transitions flow
to its existing sheet-flow condition and doas not result in any change in
flooding to downstream praperties; and
4. Integration of drainage improvements with Cortara-Marana Irrigation
District {CMID) canals.
To convey flow underneath the UPRR within existing culverts will require
maintaining natural grade at the culvert inlets on the eastside of the railroad. To
provide capacity and fiow cantainment, it will be necessary to minimize the
excavation and build up the east bank to maintain a hydraulic grade line, which is
high enough to allow functional use of thase culvert systems.
Two options exist for collecting the flow at the outlet af the I-10 east bound culvert.
One option will be to re-construct the frontage road at the crossing to provide the
Rancho Marana West Specific Plan Amendment r~~
Revised March 18, 2005 ~ ~~o~P~
IV-14
ability to extend the Interstate 10 eastbound culvert westerly beneath the frontage
road, then capture flow within a drop inlet structure. The second option will be to
allow flow to cross over the frontage road within a dip section (as occurs under
existing conditions), then collect the flow within a drop inlet structure on the west-
side af the frontage road.
The outiet af the detention basin must provide a lang spillway section ta distribute
flow ta a sheet-flow condition and prevent impacts to downstream praperties.
Flc~odwaters stored below the outlet spillway must be discharged from the basin
via percolation or injection into #he graundwater table via dry well systems. More
detailed studies will have to be conducted a# the time of development to establish
percolation rates and whether ar not dry well systems will be needed.
Phasing out or re-routing af irrigation channels wilE be coordinated with the CMID
affice.
F. PUBLIC FACILITIES
All of the required public and private utilities are either currently available or will be
extended to serve Rancha Marana West.
ater
Rancho Marana West is within the Town of Marana Water service area. Domestic
water is available to serve this site. See Appendix G.
Sewage
At present, two wastewater lines are available, a 12" line alang Sandario Road
narth of Grier Road and an 8" line along Sandaria south of Grier Road.
Adequate capacity fior the entire build-out of Rancho Marana West does not exist,
at present, via Pima Caunty's Wastewater Management ~epartment. Pima
County Wastewater Management recommends that for limited commercial/pubiic
use, north of Barnett Road, septic tank and leaching fields will be adequate. Far
initial residential development, gravity sewage to the Marana Treatment Facility is
available. Rancho Marana West will have a public sewer system, which is
currently being upgraded by Pima County Wastewater.
The Master Developers for Rancho Marana West have agreed to participate within
the Eastern Sewer Interceptor Community Facilities Plan as approved by the Town
of Marana.
Private Utilities
Electricity, naturaf gas, telecommunications and cable N will be e~ended to this
site #hrough contractual arrangemen#s between the developer and the specific
private utility companies.
Rancho Marana West Specific Plan Amendment r-=,.^'~`~ Tr~~
Revised March 18, 2005 ~ ~~ouP~
.M
ri~
IV-15
Eiectric service will be provided by Tucson Electric in Rancho Marana West.
Natural gas service may be provided by Southwest Gas, telephone service by
Qwest, and cable service by an undetermined vendor.
Privats utifities will be placed within roadways, underground (where feasible),
designed and installed in accordance with utility company standards. ~
G. OPEN SPACE PLAN
Open space is a vital amenity enriching the quality of livable places. It provides an
oasis from urban development, creates recreatianal opportunities and establishes
buffers between varying land use in#ensities. Parks and open space systems give
neighborhaods identity.
A minimum 50' residential landscaped buffer shall be provided between the
existing residential homesites and the Rancho Marana West Specific Plan area
north of Barnett road and east of Sandario Road within Rancho Marana West.
The open space traversing the Specific Plan area wilf provide pedestrian
connections between the deuelopment area and community amenities. The open
space plan for the Specific Plan area is included as Exhibit lV-7.
H. RECREATION/T IL PLAN
The intent of the Recreation/Trail Plan is to provide far na#ural and man-made
recreation/open space features accessible within the Rancho Marana West
Specific Plan area. The recreation areas are integrated within the community to
provide physical separation, buffer zones and transitions between varying land use
intensities.
These open space areas shall be linked with a regional and community trail
system (see Exhibit 1V-7}.
The regional trail shall be a landscaped pedestrian path within the Maore Road
right-of-way south of the centerline of Moore Road. This trail is intended ta be a
major pedestrian link ta the future Santa Cruz Linear Park system and the Town
Center. The community trail system shall be smaller in scale, 25 feet, located
within the open space carridor. Secondary arterial and local callector streets have
sufficient rights-of-way to include a pedestrian trail/sidewalk system that will
provide additional community connections.
A trail cancept plan and general notes will be provided prior to approval of a
subdivision or development plan per Section V.C.9.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
IV-16
L LANDSCAPE PLAN
The landscape concept pkan identifies a hierarchy of landscape treatments,
apprapriate to Marana within the Rancha Marana West Specific Plan. The intent is
to create a recognizable identity, one which will promate and enhance a visian for
the community Town Center and region. Recommended plant materials, both
drought tolerant and specialty pfants, shall be as listed within Appendix E.
Landscape concepts for portions of the Specific Plan within the Town Center, per
the Northwest Marana Area Plan, will be designed in accordance with the Design
Guidelines for the Tawn Core. The Landscape Plan for the Specific Plan area is
illustrated in Exhibit IV-8.
The landscape plan is comprised of:
• Streetscape
* Entry Monumentatian
• Open Space/Recreation/Drainageways
Roadways are the community's mast visible feature. Establishing the basic theme,
framework, and plant palstte will ensure a cohesive image and character far
Rancha Marana West Specific Plan Amendment area
The Landscape Plan as shown on Exhibit IV-8 identifies the major streetscape
elements in the Rancho Marana West Specific Plan area. Specialty, Primary and
Secondary Streetscapes are delineated on the exhibit. Specialty streetscape, to
emphasize the community core, is located along the perimeter of the Town
Center. The primary and secondary streetscape will provide a safe and aesthetic
progression along the major thoroughfare. The difference between the two
streetscapes will be in scale. They will include a formal theme with a variety of
plant types at varying distances to create an urban or village town core setting.
The perimeter of the Town Center shall have a formal streetscape planting.
Streetscape plantings will differentiate between parts of the area and create a
more specializsd, identifiable town core.
The hierarchy of entry statements is planned so that major entry statements
identify the community, and secondary entry features identify individual
developments and the Town Center. The entry features will include landscapir~g,
signage, and lighting providing the Specific Plan area with a distinct identi#y.
J. SCHOOLS
Marana Unified School District has been cantacted. We will con#inu~ to wark with
the District to determine their needs and how best to address those needs.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~p~
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V-1
V. DEVELOPMENT REGULATIONS
A. PURPOSE AND INTENT
These regulations will serve as the primary mechanism for implementation of the
iand uses for the Rancha Marana Wsst Specific Plan Amendment. The
regulatians contained herein provide an appropriate amount of flexibility to
anticipate future needs and ta achieve compa#ibility between land uses. Principal
land use designations for the Specific Plan shall be as follows:
• Town Center
• Medium Density Residential
• Medium High Density Residential
• High Density Residential
• Commercial
• Employment Center
• Open Space
There are a series of alternative land uses, which may be incorporated into each
area. These alternative uses are less intense, pravide for a long-term flexibility
and may have their own additional development standards.
B. DEFINITIO?NS
1. Alteration: Any change in size, shape, character, occupancy or use of a
building or structure.
2. Average Finished Grade: The mean average elevation af graund after
site preparation, measured three feet from the building at five-foot intervals.
3. Base Building Line: The line formed by the minimum setbacks of the
zor~ing district, behind which the primary structures may be built.
4. Builder: The builder is the purchaser of a development area, or portions of
a development area, which will build or provide far building within their
areas of ownership. The builder is responsibfe for imp{ementation of those
faci{ities within each of the devefapment areas, and ancifiary facilities within
the spine infrastructure system.
5. Building Height: The vertical distance between the finisheti floor efevation
and the highest point of the building, excluding chimneys, vents and
antennae, provided the finished floor elevation is no higher than 2' above
any adjacent grade within 4' of the buifding.
6. Building Setback: The perpendicular distance firom the perimeter property
line of a fot designated on a subdivision plat or an area to be used.
7. Gammercial: A land use category permitting the es#ablishment of
structures to provide cammerce or business such as office, restaurant,
Rancho Marana West Specific Plan Amendment R+--~,~ Tr~~
~ roup
Revised March 18, 2005 ~
V-2
personal and business services, retail safes, financial institutions, specialty
retail and entertainment, theater, recreatianal and cultural uses,
gasoline/service stations, car washes, repair businesses, dry cleaning,
{aundry, educational, religious institutional and day-care facilities, but
excluding manufacturing or warehousing units.
8. Coverage: The percentage of the plot area covered or occupied by
buildings or roofed portions of structures. Shuffleboard courts, swimming
paals, barbecue pits, terraces and other appurtenances not roofed aver
with other than open mesh screening are not included in computing
coverage.
9. Development Area: Areas as described an the Land Use Plan are
"development areas". These "development areas° are designated sub-
areas af the Specific Plan with specified permitted uses and regulations
covering the development of those uses.
10. Dwelling: Any building, structure, or vehicle or part thereof, occupied in
whole or in part, as the residence ar iiving quarters af one or more persons,
permanently or temporarily, continuausly or transiently.
11. Dwelling-Unit Cap: The maximum number of dwelling units permitted
within the Specific Plan Area.
12. Essential services: Any structure or facility (not inciuding buildings over
two hundred (20Q) square feet in interior area) required by a utility owned
by the Tawn, allowed to aperate by ths Town, or franchised to operate
within the Town fimits, which by its nature, is customarily required to be
lacated in a specific proximity to the area it serves, as determined by the
Town Manager.
13. Financial institutions: Any land designated far the establishment of
structures in which to provide management and transactions relating to
maney resources and/or money management.
~4. Floor Area: includes the sum of the enclosed horizontal areas of each floor
of a building measured from the exterior faces of the exterior walls,
excluding areas used for elevator shafts, stairwells, floor space used for
mechanical equipment room, attic space, off-street parking and loading,
ways for ingress and egress from vehicular parking and loading areas.
15. Life Care Facility: A residential center for senior residents, which
combines individual housing units with permanent on-site medical facilities.
~6. Guest House: shall mean an attached or detached accessory building
used to house guests af the occupants of the principal building and which
is never rented or offered for rent. Any guest house providing kitchen
facilities shall be cansidered a dweiling unit.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18 2005 ~9 ~~o~P~
~ .~ri~
V-3
~ 7. Master Developer: There will be separate Master Developers for Rancho
Marana West. The Master Developer(s) or their successors or assigns,
shall be responsible for engineering and implementation of the spine
infrastructure system(s), formation of hameowners associations, and
associated fees and assessments for their respective properties.
18. Maximum Density: The maximum residences per acre (RAC) of a
development area, or portion thereof, as permitted by the applicabie
density range.
19. Multiple-Family Residential Units: Townhouses, patio homes,
apartments or similar residential units.
20. Open Space: Common land area, either landscaped and devebped for
recreation or left in a natural state.
21. Parking: The temporary, transient storage of motor vehicles used for
transportation, while their operators are engaged in other activities. It shall
not include storage of new or used motor vehicles for sale, services, rental
or any other purpose other than specified above.
22. Phase: A portion of the Rancho Marana West Specific Plan scheduled for
canstruction and occupancy as an entity apart from other phases of the
devefopment.
23. RAC: The permitted number of residences per gross acre (43,560 square
feet of land area}.
24. Recreational Activities or Sites: Any private land designated for the
establishment of structures or areas in which to provide recreational
activities such as health club/spa, playground, athletic fields, trails, etc.
25. Restaurants: An eating establishment where meals may be boughi and
eaten, also allowing the sale of alcoholic beverages.
26. Setback: The minimum required distance between any property line and
the locatian of a building ar structure.
27. Single-Family Residential: A land use category which permits ane or
more persons accupying a single dwelling unit, including detached,
attaehed {two or more}, townhause, zero lot line, Z-lot line, patio home, or
similar residential units, having one set of culinary facilities.
28. Spine Infrastructure: The spine infrastructure system includes
retention/detention basins, the primary and secondary streets and their
associated streetscapes, the trunk sewers, water mains, electric lines, and
gas lines.
Rancho Marana West Specific Plan Amendment Tyyr~~
Revised March 18, 2005 ~ Group~
V-4
29. Target Density: The specified density within the various development
areas, used to calculate the dwelling-unit cap of the development area
based on gross acreage.
30. Temporary Services: Construction yards, R.V. storage facilities, Butler
buildings, prefab sales and construction offices. .
For the purposes of this Specific Plan, other than those above, the definitions
contained in the Marana Land Development Code Title 3 shalf apply.
G GENERAL PROVlSIONS
1. The Specific Plan, per this amendment, will consist of land west of the
interstate will be known as Rancho Marana West (approximately 754
acres). There will be separate Master Developers for Rancho Marana
West. Their responsibilities include the engineering and implementation of
the spine infrastructure system(s), (which include roads, onsite
detention/retention, and utilities) formation of homeowners' associations
and associated fees and assessments.
2. The setback requirements are as specified within the development
standards for each zoning 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 Jine, to the face of
wall of the primary building.
3. If an issue, condition or situation arises or occurs that is not sufficiently
covered or provided for or to be clearly understandable, those regulations
of the Marana Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Zoning Administrator as
guidelines to resolve 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 Code.
4. This Specific Plan may be amended by the same procedure as it was
adopted by ordinance. Each amendment shall include all sections or
portions of the Specific Plan that are affected by the change.
5. Any persons, firm or corporation, whether a principal, agent, employee or
otherwise, violating any provisions of these regulations shall be made to
comply with the Marana Code pertaining to zoning violations.
6. Whenever a use has not specifically been listed as being a permitted use in
a particular zone classification within the Specific Plan it shall be the duty of
the Zoning Administrator to determine if said use is (1) consistent with the
intent of the zone and (2) the said use is compatible with other listed
permitted uses. Any person aggrieved by the determination may appeal
that decision to the Board of Adjustment.
Rancho Marana West Specific Plan Amendment R+-,.~~,`~ Tr~~
Revised March 18, 2005 ~ ~roup~
....,,..r i ~
V-5
7. As a part of the platting, development plan and/or improvement plan
process, coordination with the Cortaro Marana Irrigation District shall be
required. A specific plan or schedule will be approved for the re-routing or
undergrounding of any irrigation channels which are within these planning
areas or immediately adjacent, per Cortaro Marana Irrigation District's
request and/or as required by the Town. This shall be done at the cost of
the Builder or Master Developer.
8. The Master Transportation Study prepared by JHK will be updated for each
Subdivision Plat via an update letter.
9. A Master Drainage Study has been completed by the Town and will be
updated by specific drainage studies for each Preliminary and Final Plat
10. Trails concept plan for the entire Specific Plan area shall be prepared and
submitted to the Town for approval prior to approval of a final plat or
development plans (excluding plats and/or plans within the Town Center
and areas north of Clark Farms Boulevard and west of Lon Adams.
D. GENERAL SUBDIVISION STANDARDS
1. All streets shall be either dedicated for public use or be private streets far
the use and convenience of the affected property owners, their guests, and
invitees providing that easements for access and the required installation
and maintenance af utilities are granted. Private streets shal! not be
accepted by the Town for maintenance, unless they are up to existing
Town standards.
2. The design of subdivisian streets and drainage facilities shall conform to
the Town of Marana Subdivisian Street Standards Manual.
3. Clear lines of sight shall conform to Town of Marana sight vesibilifiy
regulations.
4. It shall be the responsibility of the owner to caordinate with, obtain proper
addresses, and infarm appropriate parties regarding addressing. Street
naming and property addressing shall be coordinated through the Pima
County Addressing Coordinator's office.
5. The subdivider shall post a performance bond or other assurance with the
Town, as assurance for the completion of the required subdivision
improvements to be dedicated to the Town of Marana in accordance with
the State of Arizona, Department of Real Estate requirements. These
assurances may be in the form of a performance bond, cash escrow
account, letter of credit, third party trust agreement, or other form of
assurances, as may be approved by the Town of Marana.
With the exception af the third party agreement, the subdivider shall post
assurances with the Town in the amaunt equal to the cost af construction
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~p~
~ri~
V-6
for all required Town of Marana public improvements plus fifteen percent
as estimated by a registered civil engineer.
Subdivision assurances shall be refeased upan completion and inspection
of the required subdivision improvements. Partial reteases for up to 80°l0 of
the lats covered by the assurances may be granted where the required
improvements for a group of lots have been satisfactorily completed, and
such improvements can be used and maintained separately from #he
improvements required for the bafance of the subdivision.
6. The following provisians shall apply to accessory uses and structures:
a) All accessary uses and structures in residentia! districts shall be
located in rear yards with the exception of buildings and structures
praviding essential services which shall not be subject to the
dimensional requirements of any zoning district, but shall be subject
, to the Town of Marana's locational requirements.
b) Accessory uses and structures shall be located on the half of the plot
which is the farthest distance from any abutting streets, unless
located within the building area.
c) Accessory buildings and structures shall not be of greater height than
a principal building on the plot, except in commercial districts.
d) No accessory structures, including fences and walls exceeding the
permissible height standards, shall be located within five (5) feet of
any plot line nor placed within any easement or right-of-way.
7. All developed property shall be landscaped, improved and maintained in full
conformity with all applicable requirements of these Specific Plan standards.
All improved land shall be well graded and free from objectionable plant
growth. All property shall be kept clean and free from rubbish or debris. The
balance of the site shall be kept free of debris and shall not be used for
storage or disposal of any objects or materials.
8. All planted and landscaped areas shall be maintained in a neat, orderly,
healthy, and properly trimmed condition.
9. All driveways, walkways, parking areas, storage and loading areas of
developed property shall be well-graded and surfaced with asphaltic
concrete or other equivalent hard, dustless materials.
10. All electrical, telephone, gas or other utility connections shall be installed
under-ground.
11. Legal descriptions of individual planning area boundaries will be submitted at
the time of platting. ,
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
V-7
E. DEVELOPMENT STANDARDS
Land use designations have been assigned to each area identified on the Rancho
Marana West Specific Plan. The designations include development areas, land use
designation, area in acres, dwelling units and gross density per acre. The statistics
for Specific Plan areas are shown below in Table V-1 and in Tables V-2, V-3, V-4,
and V-5.
TABLE V-1
RANCHO MARANA WEST SPECIFIC PLAN
LAND USE PLAN SUMMARY
Planning Area 1
PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET
DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS
8** MHDR 21.0 6.0-10.0 126-210 8.0 168
9** MDR 69.0 3.0-6.0 207-414 4.0 276
10* MHDR 15.0 6.0-10.0 90-150 8.0 120
11 * MHDR 18.0 6.0-10.0 108-180 8.0 144
12 * H D R 11.0 10.0-20.0 110-220 15.0 165
13* C-I 9.0 - - - -
14** MDR 74.0 3.0-6.0 222-444 4.0 296
22* MHDR 24.0 6.0-10.0 144-240 8.0 192
23** MDR 98.0 3.0-6.0 294-588 4.0 392
24* MHDR 24.0 6.0-10.0 144-240 8.0 192
25* EC 44.0 - - - -
26* EC 39.0 - - - -
27* EC 18A - - - -
28* EC 8.0 - - - -
* These land use designations become effective on February 1, 2006 if the Town has not
~ by that time adopted land use designations for these parcels as part of the Town Center
planning process. Until then, the owners/master developers voluntarily withhold
development of these parcels.
The land use designation for these parcels shall be effective with this amendment.
Rancho Marana West Specific Plan Amendment ry~r~~
Revised March 18, 2005 ~ Group~
V-8
TABLE V-2
LAND USE SUMMARY, PLANNING AREA 1
LAND ZONING TOTAL TOTAL
USE DESIGNATIONS ACRES DWELLING UNITS
Residential MDR/MHDR/HDR 354.0 1,945
Commercial GI/EC 118.0
TABLE V-3
RANCHO MARANA WEST SPECIFIC PLAN
LAND USE PLAN SUMMARY
Planning Area 2A
PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET
DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS
15* - 22.0 - ' - ' -
16* - 4.0 - - - -
* These parcels are within a"Special Planning Area", are subject to future review by the
Town of Marana and will be addressed by a separate document.
TABLE V-4
RANCHO MARANA WEST SPECIFIC PLAN
LAND USE PLAN SUMMARY
Planning Area 2B
PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET
DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS
17* - 19.0 - - - -
18 * - 28.0 - - - -
19* - 9.0 - - - -
20 * - 12.0 - - - -
21* - 5.0 - - - -
* These parcels are within a"Special Planning Area", are subject to future review by the
Town of Marana and will be addressed by a separate document.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~roup~
,.,:...,i i ~
V-9
TABLE V-5
RANCHO MARANA WEST SPECIFIC PLAN
LAND USE PLAN SUMMARY
Planning Area 3
PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET
DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS
1** MDR 18.0 3.0-6.0 54-108 4.0 72
2** GI 2.0 - - - -
3** C-I 2.0 - - - -
4** MDR 30.0 3.0-6.0 90-180 4.0 120
5** GI 2.0 - - - -
6** MHDR 24.0 6.0-10.0 144-240 8.0 192
7** MDR 40.0 3.0-6.0 120-240 4.0 160
The land use designation for these parcels shall be effective with this amendment.
TABLE V-6
LAND USE SUMMARY, PLANNING AREA 3
LAN D ZON I NG TOTAL TOTAL
USE DESIGNATIONS ACRES DWELLING UNITS
Residential MDR/MHDR 112.0 544
Commercial GI 6.0
Rancho Marana West Specific Plan Amendment r-=~,`~ Tr~~
Revised March 18, 2005 ~ ~~o~P~
V-10
F. RANCHO MARANA WEST DEVELOPMENT STANDARDS
1. MDR - Medium Density Residential
a. Purpose:
The MDR single-family residential designation is primarily intended
as a district for single-family homes, with not more than one
dwelling and customary accessory building upon an individual lot,
with a variety of housing sizes and contain a quality design. Except
as specifically provided elsewhere in the Land Development Code,
any and every building and premises or land in the MDR
designation shall be used for or occupied, and every building shall
be erected, constructed, established, altered, enlarged, maintained,
moved into or within the MDR designation, exclusively and only in
accordance with the regulations set forth in this Section. The MDR
designation is comparable to the Town of Marana R-6 Zone.
b. Permitted Uses:
The following shall be permitted in the MDR single-family residential
designation, subject to the Development Standards contained in
this section.
1) One single-family residential detached home of a permanent
character placed in a permanent location;
2) Churches, synagogues, and other places of worship;
3) Public parks and playgrounds;
4) Public schools; and,
5) Uses similar to those listed above in this section, as
determined by the Planning Administrator.
c. Accessory Uses:
Residential Accessory Uses The following accessory buildings
and uses may be located on the same lot with a permitted dwelling,
provided that any permanent building or structure shall be
harmonious with the architectural style of the main building and
further provided that all residential accessory uses are compatible
with the residential character of the neighborhood:
Rancho Marana West Specific Plan Amendment ryyr~~
Revised March 18, 2005 ~ Group~
~ii~
V-11
1) Detached accessory structures, such as tool sheds, patios
and cabanas, noncommercial hobby shops, children's
playhouses, etc.;
2) Swimming pools, spas, and related structures;
3) Garage, carport or enclosed storage;
4) Sports courts, unlighted;
5) Fences and walls;
6) Home occupations, with an approved Home Occupation
Permit;
7) Community recreation uses, including sports courts,
swimming pools, spas, recreation buildings, patio shelters
and other community facilities common to a homeowner's
association, for a specific subdivision;
8) Community identification, entry monuments, community
design elements, and other enhancements common to a
homeowner's association, and designed for a specific
subdivision; and,
9) Model homes, within an approved subdivision.
d. Conditional Uses {reserved):
e. Ternporary Uses:
1) Real esta~e sales office
2) Cor~struction trailer
f. Prohibited Uses
1} Commercial uses, except thase specifically permitted
2) Industrial uses
g. Development Standards
1) Density Standards - on any parcel or unit of development,
there shall be no more than four {4) dwelling units per gross
acre of parcel area per the Narthwest Marana Area P[an.
Rancho Marana West Specific Plan Amendment -yryr~~
Revised March 18, 2005 ~ Group~
,
wri~
V-12
2} Minimum Lot Areas
a) For single-family detached hames; 6,000 square
feet.
3) Minimum Front, Side and Rear Yards
a) The required front yard setback shall be a minimum
of 16 feet, except where garages open or face
directly anta an abutting street, in which case the
garage setback shall be a minimum af 20 feet. A
maximum of 35% a~ the lots may have a reduced
setback to the 16 feet, with the balance of the
setbacks being 20 feet or greater.
b) Along project boundaries, the minimum front, side or
rear yards shall be 10 feet.
c) The required rear yard (setback} shall be a minimum
af twenty (20) feet. Where the front yard (setback) is
increased above the twenty (20) feet, then the rear
yard (setback) may be reduced one (1) foot for each
foot of increase, but shaPl not be reduced to belaw
fifteen (15) feet. Where the front yard (setback) is
decreased below the minimum twenty (20) feet, the
rear yard (setback) shall be increased one (1) foot
for each foot of decrease, but shall not be required to
be over twenty-five (25} fee#.
d) The required side yard (setback} shall be a minimum
of five (5} feet, with a street side yard (setback)
having a minimum of ten (10) feet.
4) Minimum Distances
a) Between principal buildings - 15 feet.
b) Between principal buildings and detached storage or
utility buildings - 3 feet.
c) Between principal buifdings and a recreational and
social center buildings - none.
5} Maximum Heights: Twenty-eight (28) feet.
6) Maximum Number of Stories: (2} Two
7) Building Mass - All two-story structures must meet reduced
massing requirements for the floors above the first level.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P,
.
wri~
V-13
The Gross Floor Area (GFA) of each floor above the first
floor must not exceed eighty percent (80%) of the GFA of
the previous floor.
8) Lot Coverage - The maximum allowable lot coverage by
buildings and structures shall not exceed fifty percent (50%)
of the total lot area.
9) Underground Utilities - All onsite utilities shall be placed
underground on the site, except that power lines in any part
of dedicated rights-of-way baunding the site may be
overhead. Uverhead service drops to the site from such
lines bounding the site may be allowed far a distance no
greater than 100 feet.
10) Waiver of Development Standards - The Town Council may
waive one or more of the development standards contained
herein if in their opinion the praposed development results in
a demonstrated excellence of design, as substantiated
through the submittal af detailed elevations, renderings and
other graphics.
2. MHDR - Medium High Density Residential
a. Purpose:
The MHDR zone provides for and encourages development af
multiple residence dwellings which include varied project amenities.
The intent of the district is to permit medium high density urban
development with a mixture of similar intensities.
b. Location:
The MHDR district shauld be lacated near Village Core areas, with
direct frontage along arterial.or callec~or streets. It is not the intent
of the MHDR zane to "buffer" non-residential uses, but rather, to
provide a housing type needed within the community when pubiic
and private facilities are available to serve the higher residential
density such as public and priva~e transportation systems, and
recreational faciiities.
c. Permitted Uses: property zoned MHDR may be used for mufti-
family residentiai projects single-family attached and single-family
detached, subject to Section i befaw.
d. Accessory Uses:
1) Carports and garages;
2) Swimming pools and recreation buiEdings which are part of
the development;
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
~ ~ .ti.~r i ~
V-14
3) Tennis courts;
4} Other similar recreation facilities as may be determined by
the Planning Administrator.
e. Conditional Uses:
1) Public and private schools;
2) Parks;
3) Public utility facilities required for local service, provided that
there are no offices, main#enancs facilities, outdoor starage,
or any full-tims employees related to the site;
4) Day care facilities;
5) Churches, provided they are located on the intersection of
two arterial streets or one collector and one arterial street
~ with a minimum lot size of 2 acres;
6) Singie family housing as provided in the MDR zone.
f. Temporary Uses:
1) Sales office
g. Prohibited Uses
1) Commercial uses, except those specifically permitted
2) Industrial uses
h. Development Standards for Multi-Family Residential Projects:
1) The lot area required per unit decreases with the increase in
the number of dweliing units as follows:
a) 2-4 residential units - 4,000 square feet per dwelling
unit
b) 5-8 residentia{ units - 2,500 square feet per dwelling
unit
c) 9 or more residential units - 1,5Q0 square feet per
dwelling unit
2) Parcels of five acres or larger shall be at a maximum density
of twenty-two (22) units per net acre or less.
3) Minimum parcel area: 5 acres.
4) Minimurrr lot width: None.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
V-15
5) Minimum lot depth: None.
6} Minimum perimeter setback: 2Q feet, except setbacks shall
increase one faot for each foot of height in excess af 30 feet.
7) Maximum structure height: 30 feet.
8} Maximum percent of lot coverage: 65°l0.
9) Minimum common open space: 15% af the site excluding
parking areas and drive areas.
10) Minimum private open space per dwelling unit, either patio
or balcony, or combinatian thereof: 100 square feet.
i. Development Standards for Single Fart~iiy Detached Projects.
{Only Allawed in Planning Area 3, Parcel 6 and Planning Area 1,
Parcel 10 and 11)
Intensity Standards - on any parcel of development there
shall be no more than ten (10) dwelling units per gross acre
of parcef area.
2) Minimum Lot Areas for single family detached homes; 4,~ao
square feet, with the subdivisian layout and exfierior home
design subject to Town Council approval.
3) Minimum Front, Side and Rear Yards:
a} The required front yard setback shall be a minimum
of sixteen (16) feet, except where garages apen or
face directly onto an abutting street ar alley, in which
case the garage setback shall be a minimum of
eighteen feet. The garage setback may be reduced
to a minimum of five (5) feet where a minimum o~F
one guest parking space is provided per unit and
where autamatic garage door openers are provided.
b) Lots shall have a minimum side yard setback of five
{5} feet.
c} Street side yard setback shall be a minimum af ten
(10) feet on local, private and alieys.
d) Rear yard setback shall be a minimum ten (10) feet,
except that an Attached Patio Structure that is open
and unenclosed on three (3) sides, can be a minimum
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
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wri~
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of five (5) feet from the rear and side property lines, as
measured to the structure.
4) Minimum Distances
a) The minimum distance befinreen single family
detached (main) buildings shall not be less than ten
(10) feet.
b) The minimum distance befinreen a main building and
an accessory building or two accessory buildings shall
be five (5) feet.
5) Minimum Usable Open Space:
a) Minimum Usable Open Space: for each dwelling unit
the minimum amount of usable open space shall be
seven hundred (700) square feet, which shall be
improved and dedicated to a homeowners association
and in accordance with plans recommended by the
Planning Commission and approved by the Town
CounciL
6) Maximum Building Heights: Twenty-eight (28) feet
7) Maximum Number of Stories: Two (2)
8) Underground Utilities - All onsite utilities shall be placed
underground on the site, except that power lines in any part of
dedicated rights-of-way bounding the site may be overhead.
Overhead service drops to the site from such lines bounding
the site may be allowed for a distance no greater than 100
feet.
9) Waiver of Development Standards - The Town Council may
waive one or more of the development standards contained
herein if in their opinion the proposed development results in
a demonstrated excellence of design, as substantiated
through the submittal of detailed elevations, renderings and
other graphics.
Rancho Marana West Specific Plan Amendment R--~,`~ Tr~~
Revised March 18, 2005 ~ ~~o~~
V-17
3. HDR - High Density Residential
There may be additianal requirements far the residential developments
within the Marana Town Core. See the Town of Marana Design Guidefines
for the Town Core for General Development Standards pertaining to the
Town Center (TC} designation.
a. Purpose:
The HDR zone provides for and encourages development of
multiple residence dwellings which include varied project amenities.
The inten# of the district is ta permit high density urban development
with a mixfiure of similar intensities.
b. Location:
The HDR district should be located in Village Core areas with direct
frontage along arterial streets as defined in the Marana General
Plan. It is not the intent of the HDR zone to "buffer" non-residential
uses.
c. Permitted Uses: property zoned HDR may be used for multi-famify
residential projects and single family detached, subject to Sectior~ h
below
d. Accessary Uses:
1) Carports and garages;
2) Swimming pools, tennis courts, basketball courts,
playgrounds, and recreation buildings which are part of the
multi-family develapment.
3) O#her similar recreatian facilities as may be determined by
the Planning Administrator.
e. Conditional Uses:
1) Public and private schools;
2) Parks;
3} Day care facilities;
4) Churches, provided they are located on the intersection of
two arterial streets or one collectar and one arterial street
with a minimum lot size of 2 acres;
5) Single family housing.
Rancho Marana West Specific Plan Amendment Tr~~
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V-18
f. Prohibited Uses (reserved)
g. Development Standards for Multi-Family Residential Projects:
1) The lot area required per unit decreases with the increase in
the number of dwelling units as follows
a) 2-4 residential units - 4,QOQ square feet per dwelling
unit
b) 5-8 residential units - 2,500 square feet per dwelling
unit
c) 9 or more residentiaf units - 1,50Q square feet per
dwelling unit
2) Parceis of five acres or larger shall be at a maximum density
of thirty {30} units per net acre.
3) Minimum parcel area: 5 acres.
4) Minimum lot width: None.
5) Minimum lot depth: None.
6) Minimum perimeter setback: 20 feet.
7) Maximum structure height: 4Q feet.
8) Maximum percent of 6ot coverage: 65%.
9) Minimum cammon open space: 15% of the site excluding
parking areas and drive areas.
10} Minirnum private open space per dwelfing unit, either patio
or balcony, or combination thereof: 100 square feet.
h. Dsvelopment Standards for Single Family Detached Projects.
(Only Allowed in Planning Area 2B, Parcels 18 and 20).
1) Intensity Standards - on any parcel of development there
shal! be no more than ten (1Q) dweliing units per gross acre
of parcel area.
2) Minimum Lot Areas for single family detached homes; 4,50Q
square feet.
3) Minimum Front, Side and Rear Yards
Rancho Marana West Specific Plan Amendment -rr~~
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V-19
a) The required frant yard setback shall be a minimum
af sixteen (16} feet, except where garages open or
face directly onto an abutting street ar alley, in which
case the garage setback shall be a minimum of
eighteen feet. The garage setback may be reduced
to a minimum of five (5) feet where a minimum af
one guest parking space is provided per unit and
where autamatic garage door openers are provided.
b) Lots shall have a minimum side yard setback of five
5) feet.
c) Street side yard setback shall be a minimum of ten
(10) feet on locaf, private and alleys.
d) Rear yard setback shall be a minimum ten (10) feet,
except that an Attached Patio Structure that is open
and unenclosed on three (3) sides, can be a minimum
of five (5) feet from the rear and side property lines, as
measured to the structure.
4) Minimum Distances;
a) The minimum distance between single family
detached (main) buildings shall not be less than ten
(10) feet.
b) The minimum distance between a main building and
an accessory building or finro accessory buildings shall
be three (3) feet.
5) Minimum Usable Open Space: for each dwelling unit the
minimum amount of usable open space shall be seven
hundred (700) square feet, which shall be improved and
dedicated to a homeowners association and in accordance
with plans recommended by the Planning Commission and
approved by the Town Council.
6) Maximum Building Heights: Twenty-eight (28) feet
7) Maxirnum Number of Stories: Two (2)
Underground Utilities - All onsite utilities shall be placed
underground on the site, except that pawer fines in any part
af dedicated rights-of-way bounding the site may be
overhead. Overhead service drops to the site from such
iines bounding the site may be allowed for a distance no
greater than 100 feet.
Rancho Marana West Specific Plan Amendment Tr~
Revised March 18, 2005 ~ ~~o~P~
v-2o
4. EC - Emplayment Center
a. Purpose:
The EG zone is intended to provide for regional shopping malls,
related uses, and for the use of designated properties for
professianal offices and limited commercial facilities to serve the
residents of Marana. It allaws the canduct of a wide range af
businesses and services serving a regional area, primarily involved
in the retail sale of shopping goods and services, and a variety of
commercial and prafessional activities, including medical, financial,
administrative, and interrelated uses. It is further intended that
these activities shall provide business oppor#unities and
employment opportunities for the residents of the Town af Marana,
as well as multi-family residential apportunities and options to
commercial and other higher-intensity districts.
b. Lacation
The following shall be cansidered in establishing and maintaining
the EC zone:
1) Convenient and efficient vehicular access to an arterial or
collector street.
2) Availability of land suitable far grauping of professional
activities.
3) Availability of parceis whose general commercial use is less
desirable and/or inappropriate.
c. Permitted Uses
The follawing uses may be permitted subject to demanstratian af
architecturai compatibility with adjacent uses:
1} Business and Professional Uffices: Law, architectural,
engineering, surveying, planning, business and
management consulting.
2) General Offices: Real estate, data processing, executive
suites, phntographic services, travel agents, research
services, cornputer service and machine sales, and
administrative offices.
3) Medical and ~ental: Offices, laboratories, clinics, and
pharmacies.
4) Financial Services: Accounting, auditing, bookkeeping, tax
consultatian, collection agencies, credi~ services, insurance
and investment, security and commodity brokers, dealsrs
Rancho Marana West Specific Plan Amendment ryy~~
Revised March 18, 2005 ~ Group~
V-21
and exchanges, insurance and financial planning, and banks
and financial institutions, including drive-through facilities.
5) Public Service: Detective and protective services,
employment services, and utility offices, such as telephone,
gas, electric, N cable, and water.
6} Regional shopping malls, including at least three major
department stores.
7) Retail warehouse outlets.
8) Hardware stores
9) Hotels, motels or other lodging facilities.
10) Uses primarily engaged in research activities; includir~g, but
not limited to, research laboratories and faci{ities,
developmental labaratories and facilities including
campatible light manufacturing similar to the following
examples:
a) Bio-chemical
b) Chemical
c) Film and photography
d) Medical or dental
e) Metallurgy
f} Pharmaceutical
g) Optical
h) X-ray
11 } Manufacture, research, assembly; testing, and repair of
companents, devices, equipment, and systems and parts
such as, but not limited to the fallowing:
a) Computers
b) Coils, tubes, semi-conductors
c) Communication, navigation control, transmission and
reception equipment, control equipment and sys~em
guidance equipment
d) Data processing systems and equipment
e) Metering instruments
f} Newspaper publishing and printing
g) Optical devices; equipment, and systems
h) Photographic equipment
i) Optical equipment
j) Scientific instruments
12) Corporate and regional headquarter facilities and offices
Rancho Marana West Specific Plan Amendment rr~~
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V-22
13) Manufacturing of:
a) Electronics
i. Electrical and related parts
ii. Electrical appiiances
iii. Electrical devices
iv. Motors
v. Radias, televisions and phonographs
b} Instruments
i. Electranic
ii Medical and dental toals
iii. Precision
iv. Timing and measuring
c) Office and Related Machinery
i. Audia machinery
ii. Gomputers
iii. Visual machinery
d} Laborataries
i. Chemieal
ii. Dental
iii. Electrical
iv. Optical
v. Mechanical
vi. Medical
14) Manufacture and maintenance of signs
15) Novelties and hofiday paraphernalia
16) Rubber and metal stamps
17) Furniture and upholstering
18) Candy
19) Assembly or treatment of articles or merchandise from the
following previausly prepared materials:
a) Canvas
b) Cellophane
c) Cloth
d) Cork
e) Fe[t
f) Fiber
g) Fur
h) Glass
i) Leather
Rancho Marana West Specific Plan Amendment ryyr~~
Revised March 18, 2005 ~ Group„
V-23
j) Paper
k) Precious or semi-precious stones or metals
I) Plaster
m) Sheils
n} Textiles
o} Wood
p) Yarns
2Q) Wholesaling and Warehousing
21 } Services:
a) Blueprinting and photocapying
b) Business research affice related to the administration
and operation of a permitted industrial use
c) Day care
d) Newspaper publishing
e) Printing, lithographing, publishing
fl Radio and television broadcasting
g) Restaurants and cafes, including drive-through
facilities
22) Processing:
a) Carpet and rug cleaning
b) Cleaning and dyeing
c) Laundry
23} Movie, television and radio studias
24) Commercial Uses permitted in the C-I commercial zane per
Rancho Marana West and the Town Center.
25} Such other comparable uses as determined by the Planning
Administrator.
d. Accessory Uses
1) Vehicie storage in associatian with any of the Permitted
Uses as listed above.
2) Parking garages
3} Storage buildings
4) Carports
5) Recreational facilities
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~p~
V-24
e. Conditional Uses
The follouving uses may be permitted subject ta such additional
canditions or limitations as may be impased by the Planning
Gommission:
1) Private Schools: Business, music dance, art, and vocationaL
2} Automobile Service Statians
a) Criteria
i. Feasibility of arranging ingress and egress
without interference or hazard ta arterial
street traffic and traffic to and from adjacent
usas.
ii. No more than one other service station
iocated within 500 feet of each ather.
iii. Proposed architecture and site location
enhance the appearance and character of
neighboring properties.
3) Plant Nurseries Home and Garden Supplies
a) Criteria
i. Location on periphery of commercial area so
as to not interfere with pedestrian movement
and shopping.
ii. Screening of all materials and supplies other
than plants.
4} Bowling Centers, Fitness Center, and Other Commercial
Recreational Uses.
a) Criteria
i. Feasibility of arranging ingress and egress
without interFerence or hazard to art~rial
street traffic and traffic to and from adjacent
uses,
ii. The proposed architecture and site location
enhance the appearance and character of
neighboring properties.
iii. Campatibility with the appearance, character
and activities of other uses located on the
site.
iv. Noise mitigation measures shall include bu#
not be limited to #he orientation of buildings
and the design of fiaor plans to assure the
interior ambient noise will not be heard
outside the building.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
V-25
5} Automobile Car Washes
a) Criteria
i. Location on periphery of commercial area sa
as to not interfere with pedestrian movement
and shopping.
ii. Screening of all car wash operations
iii. Location sufficiently removed from any
residential area to negate any possible
nuisance due to noise or other features
associated with the operation af the car wash.
6) Compatible uses determined acceptabie by the Planning
Administrator.
f. Temparary Uses
The following temporary uses are permitted in the EC zone as
permitted by the Planning Administrator, for a specified periad af
time, and subject to such canditians as may be necessary.
1) Christmas Tree Lots ~
2) Special Event Shows, not to exceed 5 calendar days in
duration, such as arts and crafts, automobiles, recreational
vehicles, and others as may be determined acceptable by
the Planning Administrator, and provided no such event is
permitted within one week of Thanksgiving, Christmas, or
New Years Day.
g. Prohibited Uses
The following uses are prohibited in the EC zane:
1) Automobile repairs other than in cannection with an
automobile sales facility or minor servicing at an autamobile
service station, or brake ar tire shop.
2) Bars and cocktail lounges nat part of a bonafide restaurant
3) Contractor's yard
4) Heavy equipment sales ar lease
5) Agricultural or industrial equipment sales
Rancho Marana West Specific Plan Amendment rr~~
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V-26
h. Intensity Standards
1) Non-Residential
The following standards shall apply:
a) Building Coverage: The sum of all buildings and
structures shall cover no more than 60°lo af all land
area developed.
b) Reserved.
i. Site Development Standards
The following site develapment standards shall apply:
1) Front Yard Setback: minimum of 20 feet from any street lot
iine
2) No side yard is required for non-residential uses provided
minimum building code requirements are met. However, a
non-residential use adjacent to a residential zone shall have
a minimum side yard of nat less than 15 feet plus an
additional 10 feet for each story over one story, or in excess
of 18 feet in height, whichever is greater.
3) Rear Yard Setback: Minimum of 20 feet from any rear lot
line.
4) Special Setback and Buffer Adjacent ta Residential Areas:
Along any property line either used or planned for residential
use, a buffer area shall be provided which shall be at least
50 feet in depth, measured from the proper~y line.
Rancho Marana West Specific Plan Amendment T t=~~
Revised March 18, 2005 ~~~~P, Wiil~
v-2~
5) Lot Area:
a) Non-Residential: Nane
6) Building Height: No principal building shall exceed 60 feet in
height. No accessory building or other structure shall exceed
45 feet.
7} Access and Traffic Control
a) All EC uses shall have access limited to arterial
streets.
b) All EC zoned property with its buildings, other
structures, parking and loading areas, shali be
physicalfy separa~ed from all non-arterial streets by
vertical curbs and other suitable barriers and
0andscaping to prevent unchanneled motor vehicle
access. Except for the access ways permitted in
paragraph c) below, the barrier shall be continuaus
for the entire length of the property line.
c} Each praperty shall not have more than two access
ways to any one street unless unusua[
circumstances demonstrate the need for additianal
access points. In addition, each access way shall
comply with the following:
i. the width of any access way leading to the
arterial street shall be divided by median to
provide separation from incoming and
outgoing traffic.
ii. curb returns shall have a minimum radius af
thirty feet.
iii. at its intersectian with the property line, no
part of any access way shall be nearer than
100 feet to the infersection of any two street
rights-af-way, nor shall any such part be
nearer than 50 feet to any side or rear lot iine.
iv. the number and location of access ways shall
be sa arranged that they will reduce traffic
hazards as much as possible.
8) Off-street Loading: Each shop or store shall have a rear ar
side entrance that is accessible to a loading area and
service drive. Service drives shall be a minimum of 26 feet
in width and shall be in addition to and not part of the drives
or circulation system used by the vehieies of shoppers
andlor fire access. The arrangement of truck loading and
unloading facilities for each shap ar stare shall be such that,
in the process of loading or unloading, no truck will block ar
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
v-2s
extend into any private or public drive or street used for
vehicular circulation. Loading and delivery zones shall be
clearly marked. The Planning Administrator may permit joint-
use loading and delivery spaces as a part of the approval of
a shopping complex of several retail stores being a part of
the mall complex.
9) Storage: Except in the instance where specifically permitted
and controlled under the provisions af this Specific Plan,
open storage of equipment and materials is prohibited.
10} Landscaping: At least 15°l0 of the area not covered by
buildings shall be landscaped. The landscaping within
parking areas shall not be included as a part of the required
15°l0 landscaping. Refer to Chapter 17, Landscape
Requirements, of the Town of Marana Land Development
Code (part. Ord. No. 97.07, 3/97} and the Northwest Marana
Area Pfan Community Design Guidelines for further
requirements.
5. C-I Commercial I (Neighborhaod)
a. Purpose:
The C-I zane is intended to pravide for the GOf1C~UC~ of indoor
business serving neighbarhood residentia! area needs including
retail sales of convenience good and services, shapping goods and
services and other defined goods and professional services and to
insure compatibility with adjacent residentia! uses. It is also the
intent of this zone to provide neighborhaod retail uses in clusters
and to avoid strip commercial sites. It is further intended that these
activities will prouide local business and employment oppartunities
for Marana. This designation is comparable to the Town of Marana
NC (Neighbarhood Comrrtercial) Zaning District.
b. Loca#ion (reserved)
c. Permitted Uses
1) The following uses are permitted in the Commercial
(Neighborhood) zone:
a) Apparel stores
b) Appliance stores
c) Automotive Supplies
d) Banks and financial institutions, excluding drive-
through and autdaar teller facilities
e) Barber and beauty shaps
~ Bicycle shops
g) Child care institutians
Rancho Marana West Specific Plan Amendment r
Revised March 18, 2005 ~ ~~~P~~
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V-29
h) Churches, temples, and other places for religious
services
i) Clinics: medical, dental, and veterinary (completely
enclosed)
j) Clathes cleaning, pressing, and tailoring shaps
(completely enclosed)
k) Department Stores
I} Drug stores
m) Florist shops
n} Foad stares, including deiicatessens, candy stores,
and dairy product sales
o) Furniture stores
p) Grocery stores
q) Hardware stores (no open storage, sale or display)
r) Home impravement centers
s) Laundromats
t) Office buildings
u) Office equipment safes and service
v) Package liquor stores
w) Pet and pet supply stores
x) Pet shaps (completely encfosed)
y) Public service facilities {government, civic, utility)
z} Restaurants, including carry-ouf establishments, but
excluding drive-in service
aa) Stationery stores
bb) Theaters, not including drive-ins
cc) Schools of business, language, music, dance, and
art (may require reasonable soundproofing)
dd) Shoe repair shops
ee} Showroom catalog stores
ffl Super drug stores
gg) Supermarkets
hh) Variety stores
ii} Comparable uses as determined by the Planning
Administrator
d. Accessary Uses (reserved)
e. Conditional Uses
The following uses may be permitted if it is found in each case that
the indicated criteria and limitations are satisfied and if specific
conditians are imposed to carry aut the purpases of these
regulations
1) Automobile service statians
a) Criteria
i. Feasibility of arrar~ging ingress and egress
without interference or hazard to arterial
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~ro~P
V-30
street traffic and traffic to and from adjacent
uses.
ii. No more than one other service station
located on each block.
2) Plant nurseries, home and garden supplies.
a) Criteria
i. Location on periphery of commercial area so
as nat to interfere with pedestrian movement
and shopping.
ii. Screening of all materials and supplies ather
than plant materials.
3) Drive-through facilities for banks, financial institutions,
restaurants, and other similar uses.
a) Criteria
i. Not closer than fifty (50) feet of any
residentially develaped lot line.
ii. (Reserved)
4) Institutions of educational, philanthropic, and charitable
nature.
5) Glubs, lodges and meeting halls.
6) All retail uses that exceed 30,000 square feet.
i} Feasibility of arranging ingress and egress
without interference or hazard to arterial
street traffic and traffic to and from adjacent
uses.
7) Residential uses as provided in Section V-F.1 (MDR}.
f. Temporary Uses (Reserved)
g. Prohibited Uses
The following uses are prohibited:
1) Autamobile paint, body and fender, brake and tire shops.
2) Bars and cocktail lounges not a part af a bonafide
restaurant.
3) Contractor's yard.
4) Heavy equipment sales or lease.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
V-31
5) Agricultural or industrial equipment sales.
h. Intensity Standards
1) Minimum Site Size: none.
2) Maximum Site Size: none.
3) Maximum Lot Coverage: the total ground area occupied by
all buildings shall not exceed 60% of the lot.
i. Site Qevelopment Standards
The foliowing site development standards shal! apply:
1) Street Setback: minimum 20 feet from any street lot line.
Within the Town Core, provide 0 or 3 foat front yard
setbacks on commercial properties, consistent with the
provisions of the Town of Marana Design Guidelines for the
Town Core.
2) Side and Rear Yard Setback: minimum of 10 feet from any
side or rear lot line.
3) Special Buffer Adjacent to Residential Areas: Along any
property line either used or pfanned for residential use, a
buffer area shall be pro~ided which shall be a# ieast twenty-
five (25} feet in depth, measured from the property line.
4) Building Height: No principal building shall exceed forty {40}
feet in height or three (3) stories; no accessory building or
other structure shall exceed twenty-five (25) feet in height.
5) Access and Traffic Controf:
a) All uses shall have access limited to the collectar or
arterial streets.
b) All its buikdings, other structures, parking and loading
areas, shall be physically separated from all non-
arterial or collector streets by vertical curbs and other
suitable barriers and landscaping to prevent
unchanneled mator vehicle access. Except for the
access ways permitted in c) below, the barrier shall
be continuous for the entire length of the property
line.
c) Each property shall have apprapriate access ways to
the street. In addition, each access way shalE camply
with the fallawing:
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
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V-32
i. Curb returns shall have a minimum radius of
thirty {30} feet.
ii. At its intersection with the property line, no
part af any access way shall be nearer than
one hundred (100) feet to the intersection of
any two (2) street rights-of-way lines, nar
shall any such part be nearer than twenty-five
(25} feet to any side or rear lot line.
iii. The number and location of access ways
shall be so arranged that they will reduce
traffic hazards as much as possible.
d) Off-Street Loading: Each shop or sfiore shall have a
rear or side entrance that is accessible ta a loading
area and service drive. Service drives shall be a
minimum of twenty-faur (24) feet in width and shali
be in addition to and no# part of the drives or
circulation system used by the vehicles of shoppers.
The arrangement of truck loading and unloading
facilities for each shop ar stors shall be such that, in
the process of loading ar unloading, no truck will
block or e~end into any other private or public drive
or street used for vehicular circulation. Loading and
delivery zones shall be clearly marked. The Planning
Administrator may permit joint-use loading and
delivery spaces as a part of the approval of a
shopping complex of several retail stores being part
af a complex.
e) Storage: Except in instances where specifically
permitted and controlled under the provisions of this
ordinance, open storage of equipment and materials
is prohibited.
~ Landscaping: At least 10% of the area not covered
by buildings shall be landscaped. Refer to Chapter
17, Landscape Requirements, of the Town of
Marana Land Development Code (part. Ord. No.
97.07, 3197) and the Northwest Marana Area Plan
Community Design Guidelines for further
requirements.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~roup~
V-33
6. TC - Town Center
(Ta be addressed by separate document.)
7. OS - Open Space
a. Permitted Uses:
1) Active & Passive Recreation:
• Parks
• Golf Courses
• Field Sports
2) Lakes
3) Trails
4) Nature Center
5) Equestnan Facilities
6) Drainage Facilities
b. General Development Standards:
1) Per Town of Marana Land Development Code
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
V-34
H. UTILITY DEVELOPMENT STANDARDS
1. Onsite and offsite sanitary sewer will be public in Rancho Marana West.
Sewer services will be designed and constructed to Town of Marana and
Pima County Standards.
2. All electric, telephone and cables shall be placed underground where
feasible and shall be designed and constructed in accordance with the
various utility company standards and/or Town of Marana Standards.
3. The potable water system shall be designed and constructed to the
applicable agency including sizing requirements and location of water
facilities. Fire flow provisions and fire hydrant locations shall conform to
requirements set so by the appropriate fire department and the Marana
water utility. Any areas that are not within the Northwest Fire District shall
annex into the District prior to Platting or Development Plan approval.
. 4. The irrigation wells and water conveyance facilities shall be constructed in
accordance with the standards of the Town of Marana Water Division. All
Cortaro-Marana Irrigation District property and facilities will be owned,
operated and maintained by the Cortaro-Marana Irrigation District. See
Section V C.8.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~A ~~o~P~
VI-1
Vl. RANCHO MARANA WEST DESIGN GUIDELINES
A. INTRODUCTION AND PURPOSE
The purpose of this document is to provide for specific design criteria and
standards for the Rancho Marana West planned community, excluding the Town
Core. Design guidelines specific to the Town Core will be addressed in a separate
document. The location of the project and conceptual land use plan for Rancho
Marana West is illustrated in Exhibits ll-1 and IV-1.
This Design Standards document establishes iogica! standards fia snsure that the
development is an asset to the community and praceeds in an orderly, attractive
manner which meets the expectations af the owners and the Town of Marana.
Further, these standards serve ta provide compliance with the Town of Marana
General Plan, and the Rancho Marana West Specific Plan Amendment.
The southern portion of Rancho Marana West, south of Clark Farms Boulevard,
will utilize an agrarian theme to unify and give identity to the project. This theme
will blend with surrounding development, specifically Gladden Farms to the south.
The northern portions of this project will combine the agrarian theme with more
formalized landscapes to tie into the design concept of the Town Core.
Higher intensity uses within this project will be located along the northern property
boundary, adjacent to the Marana Town Core, as well as along Interstate 10. This
configuration allows the medium density portions of Rancho Marana West to be
located adjacent to the proposed residential development to the south.
B. AUTHORITY AND SCOPE
1. The Master Developers, as referenced herein, are: Planning Area 1:
Vistoso Partners, LLC, 1121 W. Warner Road, Suite 109, Tempe, Arizona
85284; Planning Areas 2A and 2B: Greg Wexler, General Partner, 7995
North Business Park Drive, Tucson, Arizona 85743; and Planning Area 3:
Monterey Homes, 3275 W. Ina Road, Suite 220, Tucson, AZ 85741.
2. Both the Master Developer and the Town of Marana shall be responsible
for the implementation of these development standards. They shall be
applied, in addition to the Town's applicable zoning, subdivision and
development requirements, to the review of all development in Rancho
Marana West.
3. Being specific to the Rancho Marana West project, and in the case of a
conflict with other regulations, the provisions contained herein shall pr~vail.
4. Minor amendments, to this Design Standards document may occur with the
approval of the Master Developer and the review and approval of the
Planning Director. Minor amendments include minor alterations to road
alignments, minor alterations to open space configuration, and any
increases or decreases to parcel size within a 10% margin.
Rancho Marana West Specific Plan Amendment r~1r/~~
Revised March 18, 2005 "~-~-A Group~
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VI-2
5. Major amendments to this Design Standards document may be approved
by the same process used to approve the zoning for Rancho Marana West.
Major amendments include:
a. Changes to the zoning district boundaries.
b. Deletion or substantial modification to the arterial or collector road
network.
c. Any proposed amendment which conflicts with the adopted Rancho
Marana West Specific Plan Amendment.
d. Reductions to the dimensions of the required buffer areas.
e. Other amendments which modify the zoning stipulations shall be
considered major and shall be reviewed by the Planning Director.
6. If any provision herein is considered ambiguous or unclear, the Planning
Director shall be responsible for interpreting the intent of these Design
Standards.
7. All items not specifically addressed by these design guidelines will
automatically be covered by the Town of Marana Land Development Code.
C. LAND USE STANDARDS
1. General
Community support facilities such as schools, day care centers,
commercial services, churches, parks, and other social activities shall be
permitted in accordance with the Town of Marana Zoning Code.
a. Development in Rancho Marana West shall provide compatible
transitions between the~ Gladden Farms project to the south and the
Town Core to the north.
b. To some extent community services, educational and recreational
uses occur immediately north of Rancho Marana West in the Town
Core area. To promote development of these activities, these types
of uses will be permitted in accordance with the Marana Zoning
Code.
2. Setbacks
a. Minimum separation between single family residential buildings
shall be 15 feet befinreen single-story residences and 20 feet
between two-story residences, unless otherwise authorized.
b. Provide varied building setbacks. No more than two consecutive
single-family detachec~ homes shall have the same front setback.
Front setbacks will be varied a minimum of 20 percent along local
residential streets.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
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VI-3
c. The front separation between single-family attached and detached
residences shall be a collector street with a 20-foot minimum
setback from street right-of-way for both products.
d. Where a commercial development is located next to single family
detached units, a collector or arterial street, or a 25' landscape
buffer and setback shall separate the uses.
3. Density
a. No more than 40 percent of the single family detached residential
lots abutting an arterial or collector roadway may be multi-story
residential construction.
b. Minimum lot size for single-family detached homes shall be 6,000
square feet, except as allowable by the Rancho Marana Specific
Plan, and/or authorized by the Town Council, pursuant to Section
V-F.1.g.10 (Waiver of Development Standards).
c. No more than two two-story homes may be located next to each
other.
d. No two-story homes shall be located on corner lots.
4. Commercial Uses
a. Refuse generated on-site shall be contained in enclosures hidden
from street frontages and adjacent properties. Enclosures shall be
located in areas with convenient access for refuse vehicles.
b. Materials, supplies, trucks and equipment may be stored inside a
building or behind a visual barrier screen such that they are not
visible from streets and adjacent properties. Visual barrier can be
dense landscape screen or a combination of wall with landscape
materials in accordance with the landscape standards herein.
c. When a commercial parking area faces a residential area on a
street, a 25-foot minimum landscape buffer shall be provided on the
commercial street side.
d. All exterior on-site utilities such as water lines, gas lines, sewer and
drainage systems, electrical and telephone wires and equipment
shall be installed and maintained underground. Necessary above
ground utilities shall be screened by landscaping as approved by
the Master Developer.
,
e. Minimum site area devoted to landscaping shall be ten (10) percent
not including buffers. Setback requirements may not be included in
these calculations. Site landscaping shall be in accordance with the
Northwest Marana Area Plan.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
VI-4
5. Cultural Resources
a. Significant archaeological resources shall not be destroyed. Such
resources shall be dealt with per State of Arizona requirements and
be in accordance with Title 20 of the Town of Marana Land
Development Code.
6. Prohibited Signs
The following signs shall be prohibited in all zones within the project area:
a. Inflatable signs.
b. Rooftop signs.
c. Signs on trailers or painted on the sides of disabled or parked
vehicles.
d. Rotating, revolving or flashing signs.
e. Signs advertising or displaying any unlawful act, business or
purpose.
f. Any sign, notice or advertisement affixed to any street right-of-way,
public sidewalk, crosswalk, curb, lamp post, hydrant, tree,
telephone pole, lighting system, or upon any fixture of the fire or
police alarm system of the Town of Marana.
g. Any strings or pennants, banners or streamers, clusters of flags,
strings of twirlers or propellers, flares, balloons and similar
attention-getting devices, including noise-emitting devices, with the
exception of the following:
• Pennants, banners, balloons, or flags used in conjunction
with subdivision sales offices and tract entry points.
• National, state, local governmental, institutional or corporate
flags properly displayed.
• Holiday decoration, in season, used for a period of 45 days
or as approved by the RMWDRC.
Rancho Marana West Specific Plan Amendment r~~
Revised March 18, 2005 ~ ~~o~p~
~ri~
VI-5
D. GRADING AND DRAINAGE
The site for Rancho Marana West is an existing agricultural field with flat grades of
less than 0.5 percent. The design concept for the project is to create a minimal 0.5
percent slope across the site to ensure adequate drainage and to retain the 10-
year and 100-year stormwater flows on site. This will be accomplished by
directing the storm water flows to the Barnett Linear Park which will serve as a
temporary retention basin and, when completed, conveyance of storm water to the
Santa Cruz River. The following standards are incorporated in the Rancho Marana
West design:
Standards
1. Rancho Marana West is designed to accommodate drainage in accordance
with the Northwest Marana Area Plan as specified in the preliminary and
final block plat.
2. All retention areas shall be drained within a 36-hour period of time if they
are holding the entire 100-year storm.
3. All retention basins shall be designed to be as shallow as possible with
multiple uses encouraged particularly recreational and open space. The
design shall not preclude or discourage riparian area establishment.
4. The portion of the Barnett Linear Park along the northern boundary of the
development will be excavated and will function as an interim retention
area until the channel is completed to the Santa Cruz River.
5. On site retention may be required prior to the completion of the Barnett
Linear Park to the Santa Cruz River. This retention area will be designed
so that it may be altered to provide flow-through to the Barnett Linear Park
upon completion of that channel to the Santa Cruz River.
6. Basins requiring security fencing are specifically prohibited.
7. All riprap, erosion protection rock, shall be "Apache Brown" color, or a
similar color accepted by the Master Developer and The Town of Marana.
Rancho Marana West Specific Plan Amendment r`~~j~
Revised March 18, 2005 ~ ~'rO~p~
VI-6
E. CIRCULATION SYSTEM
The layout of traffic corridors within the project reflects the existing public street
network and is specifically designed to unite residential, recreational, public
facilities, and commercial activity areas into a coherent system.
Approach and entry shall be effectively designed to announce the transition into
the Rancho Marana West project. Points of entry announce to the homeowner
and visitor alike the beginning of a familiar or new experience. By using a variety
of materials, accent plantings and accent masonry, and by combining placement
and scale, a fresh entry expression is projected for Rancho Marana West. The
Landscape Design Standards section addresses specific entry feature designs for
Rancho Marana West.
The arterial corridors within the project area are reinforced by the incorporation of
a variety of plant palettes, offering a balanced sense of continuity while
maintaining a clear diversity.
In addition to vehicular facilities, Rancho Marana West will provide a
comprehensive pedestrian and bicycle circulation system. Multi-use lanes will be
provided along arterial and collector streets, and pedestrian paths will provide
access to the open space system.
1. PedestrianlBicycle Circulation
Pedestrian-friendly communities are made possible through well-designed
and efficient circulation systems. Pedestrian spaces and routes should be
designed to invite non-vehicular traffic throughout the Rancho Marana
West community. Pedestrian and bicycle pathways shall be planned such
that they connect all open space and development areas. These circulation
routes should be recognized as recreational amenities and as alternatives
to automobile circulation. A pedestrian and bicycle circulation concept for
the Rancho Marana West Specific Plan Amendment is illustrated below in
Exhibit Vl-1.
Standards
a. Bicycle and pedestrian paths shall be designed to minimize conflicts
with vehicular traffic.
b. Bicycle parking should be provided at focal points, recreation areas
and activity centers.
c. Bicycle and pedestrian paths shall be developed to provide access
to all open space and development areas of the Rancho Marana
West project.
d. The circulation system shall provide pedestrian and bicycle links to
open spaces, recreational facilities, governmental offices and
educational facilities within the proposed Marana Town Core.
Rancho Marana West Specific Plan Amendment r-=,.^'~,`~ T`~g~
Revised March 18, 2005 ~ ~'rO~P~
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VI-7
2. Street Design
All streets within the Rancho Marana West project will conform at a
minimum to the street standards specified by the Town of Marana including
curbing and pedestrian/bike accommodation. The following sections, E-3,
E-4, and E-5, describe the concepts for arterial, collector and local streets
within the Rancho Marana West project
Principles
• Decorative pavement and lighting should be included at all
pedestrian crossings of arterial and collector roadways.
• Driveways serving commercial development shall be shared where
possible.
• Provide access and interconnectivity to and between residential
parcels.
3. Local Street Cross Section
Local streets will serve the residential neighborhoods of Rancho Marana
West and will be characterized by a street tree theme specific to each
neighborhood and sidewalks on both sides of the street.
a. Local streets shall be built in accordance with the Town of Marana's
Subdivision Street Standards Manual within the rights-of-way
specified in that document.
Rancho Marana West Specific Plan Amendment r-=~`~ T~~
Revised March 18, 2005 ~ ~~o~P~
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VI-9
4. Collector Street Cross Section
The extension of Lon Adams and Civic Center Drive through the project
and a new east-west roadway, Clark Farms Boulevard, will function as
collectors in Rancho Marana West.
a. Collector streets will have a 90-foot right-of-way with the exception
of those portions which abut the Town Core, which shall have a
134' right-of-way. These portions include the east side of Civic
Center Drive; the north side of Clark Farms Boulevard between
Civic Center Drive and Lon Adams; and the west side of Lon
Adams, north of Clark Farms Boulevard (See Exhibit IV-3).
b. Collectors will provide primary access to most of the residential
parcels in the Rancho Marana West development.
c. Collectors will include a street tree theme, a continuous left turn
lane, curbing, shrubs, groundcover and accent lighting.
d. Collectors shall have on-street multi-purpose lanes for alternative
mode usage.
5. Arterial Street Cross Section
Moore Road and Tangerine Farms Road will function as arterial roadways
providing access to Rancho Marana West.
a. The arterial street will have a 250-foot right-of-way (See Exhibits IV-
3 and IV-4).
b. The arterial roadway shall ultimately have on-street multi-purpose
lanes for alternative mode usage.
F. LANDSCAPE DESIGN STANDARDS
The Rancho Marana West landscape concept is based on the philosophy of
compatibility with the historic agricultural/rural setting and the suburban
community. Rancho Marana West incorporates coordinated landscaping through
the entire project and provides landscaping standards for arterial and collector
streetscapes; local streetscapes; commercial development areas; and community
open space. The standards contained herein embrace and build upon the policies
of the Marana Northwest Area Plan. Agricultural themes and will be interwoven
into the project to achieve unity and identity for the various components of Rancho
Marana West.
Proposed plant materials shall be appropriate for this climate and shall be resistant
to cotton root rot. Plant layout shall be informal in most areas with some rectilinear
geometric designs, i.e. orchards, utilized to reflect an agricultural theme. More
formal planting plans may be used in areas adjacent to the Town Core.
Landscape plant materials for use in streetscapes, entry features, commercial
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
.~.~r i ~
VI-10
developments, and residential open space areas shall conform to the Rancho
Marana West approved plant list (see Appendix
The landscape design standards are intended to ensure the achievement of the
unique landscape character for Rancho Marana West. There are six major
landscape zones which have been identified throughout Rancho Marana West:
Arterial Roadways, Collector Roadways, Local Roadways, Commercial Parcels,
Residential Area Open Space, and Barnett Linear Park.
1. Arterial Streets (Moore Road and Tangerine Farms Road)
a. Primary Entry Monumentation
The primary entry feature for Rancho Marana West, including walls,
signs, landscaping, and pavement treatments, will be designed and
installed by the Master Developer. The primary entry shall be
developed in general conformance with the design portrayed in
Exhibit VI-2.
1). The primary entry feature for the Rancho Marana West
project will be located at the intersection of Clark Farms
Boulevard and Moore Road.
2). For traffic visibility purposes, all intersections shall comply
with Town standards for Sight Visibility Triangles.
3). Primary Entry Feature Design
a). Copy Size: The maximum area of sign copy size for
entry feature will be 64 square feet per side.
b). Height: Maximum height for primary entry walls is 8
feet.
c). Location: Entry feature shall include both corners at
the intersection listed above. Sign copy may be
placed on either or both corners and/or in the entry
median. The Master Developer shall approve the
location, size, and design of all entry features.
d). Required components of the primary entry feature:
i. Decorative masonry walls and sign copy
ii. A median with a minimum width of 12 feet,
and minimum length of 75 feet. Median may
include monumentation and sign copy.
iii. Landscaping: trees, shrubs, and organic and
inorganic groundcovers.
iv. Decorative paving in accordance with Exhibit
Vll-2 and the Decorative Paving section.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
. ..,...,.r i ~
VI-11
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Exhibit VI-2, Primary Entry Feature Concept Plan
b. Streetscape (Arterial)
1). Street trees are required on all arterial streets with the intent
of establishing a distinctive street scene for the roadway.
2). The Street Tree Master Plan, Exhibit VI-3, indicates options
for tree species in various locations. Tree species or
patterns of multiple species shall be consistent on any given
street. Street trees and roadway median trees shall be
selected from the Rancho Marana West plant palette
(Appendix E.)
3). Arterial street trees are to be located within a 20' buffer area
on the north side of Moore Rd. and spaced at 60 feet on
center.
4). Arterial street trees are to be a minimum of 24-inch box size.
Refer to the Circulation section, VI-E, for roadway cross sections,
including landscape areas.
c. Perimeter Walls and Fencing
1). Wall design shall be in accordance with Exhibit VI-4.
Alternative wall designs may be approved by the Master
Developer.
Rancho Marana West Specific Plan Amendment r~~
Revised March 18, 2005 ~ ~~o~P~
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VI-13
2). Two-rail white vinyl fencing may be used in conjunction with
certain landscape treatments including orchard areas and
other formal tree plantings. Other fence types must be
approved by the Master Developer.
3). Perimeter walls shall be built adjacent to arterial streets and
as otherwise designated by the Master Developer. All
subdivision walls and fences are to be approved by the
Master Developer.
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Exhibit VI-4, Perimeter Wall Elevation
d. Decorative paving
The hardscape materials available for the paving of special activity
. areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and textures. Interlocking brick pavers, colored or
te~ured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
1). The selection of materials shall be based on the established
architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors (reds and browns) for hardscape and
paving shall be approved by the Master Developer.
e. Irrigation
Non-potable water will be provided by the Town of Marana or CMID
and made available for landscaped open areas, including the buffer
and streetscape areas along arterial roads. Until the supply is in
place, potable water may be used.
Rancho Marana West Specific Plan Amendment T`~~~
Revised March 18, 2005 ~ ~'rO~a.
VI-14
2. Collector Streets (Clark Farms Boulevard, Lon Adams Road,
Civic Center Drive) ~
a. "Village Gate" feature
The "Village Gate" will be designed and installed by the Master
Developer, and shall be developed in general conformance with the
Town of Marana Design Guidelines for the Town Core.
1). "Village Gate" features within the Rancho Marana West
project will be located at Lon Adams and Clark Farms
Boulevard as well as Civic Center Drive and Rancho
Marana West Boulevard.
2). "Village Gate" shall consist of low walls with landscaping.
3). For traffic visibility purposes, no structure shall be built to a
height between 30 inches and 72 inches within the sight
visibility triangles.
b. Streetscape (Collector)
1). Street trees are required on all collector streets with the
intent of establishing distinctive street scenes for each
roadway.
2). The Street Tree Master Plan, Exhibit VI-3, indicates options
for tree species in various locations. Tree species or
patterns of multiple species shall be consistent on any given
street. Street trees and roadway median trees shall be
selected from the Rancho Marana West plant palette
(Appendix E.)
3). Collector street trees are to be located a minimum of 10 feet
from the back of curb spaced at 60 feet on center.
4). Collector street trees are to be a minimum of 24-inch box
size.
Refer to the Circulation section, IV-D, for roadway cross sections,
including landscape areas.
c. Perimeter Walls and Fencing
1). Wall design shall be in accordance with Exhibit VI-4.
Alternative wall designs may be approved by the Master
Developer.
2). Two-rail white vinyl fencing may be used in conjunction with
certain landscape treatments including orchard areas and
other formal tree plantings. Other fence types must be
Rancho Marana West Specific Plan Amendment fi~,`~ Tr~~
Revised March 18, 2005 ~ ~~o~P~
VI-15
3). Perimeter walls shall be built adjacent to collector streets
and as otherwise designated by the Master Developer. All
subdivision walls and fences are to be approved by the
Master Developer.
d. Decorative paving
The hardscape materials available for the paving of special activity
areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and textures. Interlocking brick pavers, colored or
te~ured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
1). The selection of materials shall be based on the established
architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors for hardscape and paving shall be
approved by the Master Developer.
e. Irrigation
Non-potable water will be provided by the Town of Marana, when
available, and made available for landscaped open areas, including
the buffer and streetscape areas along collector streets.
3. Local Streets
a. Secondary Entry Monumentation
Each entry into a subdivision shall include a secondary entry
feature to be developed in general conformance with the design
portrayed in Exhibit VI-5. Designs shall incorporate common
elements that bind the entire Rancho Marana West community
together. Secondary entry features will be constructed by the
developers of each subdivision.
In all instances, secondary entry features shall conform to the
design standards herein. Approval by the Master Developer for all
secondary entries is required. Entry features shall comply with
Town of Marana sight visibility triangle requirements. The following
is a list of required elements and standards for each entry.
1). Secondary Entry Feature Design
a). Copy Size: The maximum area of sign copy size for
entry feature will be 45 square feet.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P,
,
wri~
VI-16
b). Height: Maximum height for secondary entry walls is
6 feet.
c). Location: May include one or both corners at parcel
entries.
d). Required components of the secondary entry
features:
i. Decorative masonry walls (signage optional)
ii. Landscaping: trees, shrubs, and organic and
inorganic groundcovers.
~a s~~~w~~.~c
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Exhibit VI-5, Secondary Entry Feature Concept Plan
b. Streetscape (Local)
1). Street trees are required on all internal streets. Trees are to
be located 5 feet from the back of sidewalk, and
appropriately spaced based on tree species and lot size.
While street tree spacing may vary from neighborhood to
neighborhood, spacing shall be consistent within each
residential parcel with a minimum of one tree per lot. The
Master Developer may require two or more street trees per
lot within individual neighborhoods, based upon residential
product and lot size.
For corner lots, provide a minimum of one street tree per lot
frontage (see Exhibit VI-6). Local streetscape trees are to be
15-gallon minimum size. Along the entire length of a given
street, trees are to be the same species, or a repetitive
pattern of two or more species, as approved by the Master
Developer. All street trees shall be selected from the
approved tree list (Appendix
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~~~P~
VI-17
2). The parcel developer or builder shall be responsible for tree
installation and the prompt replacement of diseased or dead
specimens for a period of 5 years from the date of
occupancy permit issuance.
3). Installation, including automatic irrigation, shall be
completed prior to the issuance of occupancy permit for the
residence. Street trees shall be installed on vacant lots by
the subdivision builder/developer once trees are in place
(homes built) on all immediately abutting lots. The Master
Developer, at their discretion, may require the installation of
street trees on vacant lots in order to further the logical,
orderly development of the project.
4). Streetscape zones shall be well maintained year round.
Deceased plants shall be replaced promptly with materials
comparable in size to existing plants.
5). Single-family mailboxes may be clustered in a wall or
pilaster in accordance with United States Postal Service
regulations. Multi-family developments shall have group
mailboxes. In such cases, common mailbox structures shall
be located near major entry or recreation areas. The
structure should be of a design similar to the planning area
in which it exists. Mailboxes and their standards shall be
uniform in design, shape, size, color and address
identification.
6). Trash receptacles in detached housing areas shall be
screened by an enclosure or landscaping and shall be
concealed from view of adjoining lots. The location and
design of said enclosure or landscaping shall be approved
by the Master Developer. Receptacles shall not be placed
along street rights-of-way except for collection day.
7). Above-ground trash receptacles in single family attached
housing project areas (such as townhouses) must be fully
enclosed with walls (matching the finish of the home) with
wood doors on metal frames with landscape materials on at
least two sides.
8). Residential Front Yards - All front yards are to be
landscaped with trees, shrubs, organic and inorganic
groundcovers. In addition to the required street tree(s),
each front yard is to have a minimum of (1) 15 gallon tree,
(4) 5-gallon shrubs, and (2) 1 gallon ground cover or accent
plants, informally arranged. Turf is an acceptable ground
cover in addition to the requirements listed above.
Decomposed granite, where used, shall not be larger than
3/4 inch and the color shall be approved by the Master
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~p~
..~.ri~
VI-18
Developer. Tree and shrub selection shall conform to the
approved plant palette in Appendix E.
Refer to the Circulation section, IV-D, for roadway cross sections,
including landscape areas.
s~z~~r
~ ' Exhibit VI-6, Local Street Corner Lot
Street Tree Requirement
~
~
c. Interior Wafls and Fencing
1). Interior residential wall design shall be in accordance with
Exhibit VI-7. Alternative wall designs may be approved by
the Master Developer.
2). Interior residential walls shall be utilized along the side
property lines of individual residential lots and where the
rear yards of two individual residential lots abut one another.
Rear yards which abut Open Space shall have an Open
Space Boundary View Wall (Exhibit VI-8.)
3). Residential walls which are on corner lots visible from public
streets shall conform to the Open Space Boundary Privacy
Wall standard (Exhibit VI-8.)
4). Alternative walls and fences within the project area shall be
consistent with the architectural theme of the planned area,
reflecting materials and design of the architectural theme
and must be approved by the Master Developer.
5). Screen walls or fences of sheet or corrugated metal,
asbestos or security chain-link fence are specifically
prohibited.
6). The Master Developer shall determine where walls and
fencing may be placed in Rancho Marana West, with the
ideal to eliminate walls and fencing where appropriate.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
VI-19
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e~ a_ , Exhibit VI-7, Interior Residential
Wall Elevation
d. Decorative paving
The hardscape materials available for the paving of special activity
areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and textures. Interlocking brick pavers, colored or
textured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
1). The selection of materials shall be based on the
established architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors for hardscape and paving shall be
approved by the Master Developer.
e. Irrigation
The Rancho Marana West project will progressively develop the
potential of non-potable water for landscape irrigation. The Master
Developer will provide non-potable irrigation water lines (purple
lines) to all development parcels. Non-potable water will be
available for landscaped open areas, recreation sites and public
facilities from valve connections at sidewalk. Each development
parcel shall be required to utilize said non-potable water supplies to
irrigate landscaped areas including common areas and individual
lots.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
VI-20
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Open Space Boundary View Wall Elevation
Exhibit VI-8, Open Space Boundary Wall Elevations
4. Commercial Parcels
a. Entry Monumentation and Signage
Signage must comply with the sign standards set forth by the Town
of Marana. Perimeter walls that are developed along the arterial or
collector edge of a commercial development shall conform to
Exhibit VI-9.
b. Landscape
The following landscape requirements apply to commercial
development in Rancho Marana West:
1). Trees will be placed in parking lots in accordance with the
Marana Zoning Code. There shall be one tree per every four
parking stalls or as required by the Northwest Marana Area
Plan.
2). A minimum of 50 percent of the trees within a commercial
development are to be 24 inch box size and the balance are
to be 15 gallon size minimum. The number of 24-inch box
trees may be reduced upon approval by the Planning
Director.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
VI-21
3). Plant selection shall conform to the plant palette in Appendix
E.
4). Parking lot trees shall be geometrically arranged in regularly
spaced planter bays to create a formal look. Additional trees
may be planted in front of stalls.
5). No trees or shrubs shall be planted within 10 feet of any
entry driveway.
6). Shading of asphalt areas will be in accordance with the
Marana Zoning Code.
7). Informal groups of trees shall be planted next to structures.
8). Trees shall be located in planter bays to provide shading
effect to the adjacent parking bays. Additional shrubs can be
planted in planter bays to further reduce large areas of
unbroken paving.
9). Shrubs are to be used in planter bays to screen cars from
street frontages, property lines, entry drives and pedestrian
walkways. All other surfaces within planting areas are to be
covered by organic or inorganic groundcover.
10). Landscape berms are allowed and, if used, shall be
undulating and no more than 4 feet in height,
11). Visitor parking and drop-off areas shall be clearly defined
with distinct landscape materials and decorative paving.
12). Service areas shall be screened from view of public streets
with a 6-foot wide (minimum) densely planted landscape
screen and a five-foot wall.
13). Required commercial streetscapes may not be phased. For
phased commercial development the required streetscape
for the entire development, including shrubs used for
parking lot screening and street trees, shall be installed
when the first phase of development occurs.
c. Walls and Fencing
Commercial area walls shall conform to the design illustrated in
Exhibit VI-9.
1). Alternative wall designs may be approved by the Master
Developer.
2). Alternative walls and fences within a project area shall be
consistent with the architectural theme including materials
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
VI-22
and design of the project and any developed areas located
adjacent to such wall or fence.
3). Walls shall be of adequate height to function as a screening
device as determined by the Master Developer.
4). Screen walls or fences of sheet or corrugated metal,
asbestos, or chain-link fencing are specifically prohibited.
5). Limit the use of walls along arterials and collectors adjacent
to commercial areas to contribute to a more open feeling.
d. Trash Areas
Trash areas shall be centrally located within a development. These
locations shall be completely enclosed by a minimum five-foot high
walL
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Exhibit VI-9, Commercial Wall Elevation
e. Decorative paving
The hardscape materials available for the paving of special activity
areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and te~ures. Interlocking brick pavers, colored or
textured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
1). The selection of materials shall be based on the established
architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors for hardscape and paving shall be
approved by the Master Developer.
Rancho Marana West Specific Plan Amendment r-=,.^'~`~ ryyr~~
Revised March 18, 2005 ~ Group~
.~.,,.r i ~
VI-23
f. Irrigation
The Rancho Marana West project will progressively develop the
potential of non-potable water for landscape irrigation. The Master
Developer will provide non-potable, irrigation water lines (purple
lines) to all development parcels. Non-potable water will be
available for landscaped open areas, recreation sites and public
facilities from valve connections at sidewalk. Each development
parcel shall be encouraged to utilize non-potable water supplies to
irrigate landscaped areas including common areas and individual
lots.
5. Residential Open Space
Open space is a vital amenity contributing to and enriching the quality of
livable spaces. It provides a refuge from urban development creates
recreational opportunities and establishes buffers between varying land
use intensities.
The Rancho Marana West project will provide residents with a quality
environment in the form of an open space system. The intent of the open
space concept is to develop a system of open space linkages, which will
provide the residents of the Rancho Marana West community the
opportunity to easily access all open space amenities.
a. Pedestrian paths
Landscape designs should recognize the importance of pedestrian
use areas and incorporate treatments to enhance these particular
experiences. Pedestrian paths should be laid out in such a manner
as to permit free and safe access for all residents to amenities
within the project area. Pedestrian paths shall be an 8-foot wide
minimum hard surface. A typical residential area open space
section is shown below in Exhibit VI-10.
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Exhibit VI-10, Typical Residential Area Open Space Section
b. Landscaping
1). Design - The majority of vegetation within the open space
areas should consist of low water use plants. Plant material
with a lush appearance is preferred and use of cactus
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~roup~
VI-24
should be minimized. More water intensive plants may be
used in limited areas to suggest an agricultural character.
Standards
a). Trees are to be a minimum of 15 gallon size with 30
percent being 24 inch box size.
b). Shrubs are to be a minimum of 5-gallon size.
c). Groundcover and accents are to be a minimum of 1-
gallon size.
d). Landscape berms, if utilized, shall be undulating and
no more than 4 feet in height.
e). The use of shallow basins is encouraged for the
purpose of water harvesting to provide plants with
supplemental water.
2). Orchard - Trees shall be planted in an orchard grid
arrangement in various locations throughout the open space
areas. (See Exhibit V1-11.) "Orchard" areas shall contain a
minimum of 12 trees, and shall consist of a single species
per orchard area. Trees permitted in the orchard areas are
listed in Appendix E.
3). Mesquite Bosque - Trees shall be planted in a loose grid
arrangement in various locations throughout the open space
areas. (See Exhibit VI-11.) Bosque areas shall contain a
minimum of 12 trees, and shall consist of a single species
per bosque. Trees permitted in the bosque areas are limited
listed in Appendix E.
4). Plant Palette - Open space planting design shall be
compatible with adjacent development improvements. Plant
materials shall visually identify and separate individual use
areas while blending them into the overall visual
environment. With the exception of the "orchard" planting
areas and accent points, the trees and shrub planting
groups shall be informal. Permitted plant materials are
listed in Appendix E.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~p~
VI-25
~stattrr~ ~cs~u~ ~~araa~a~rnra~ ~aas~.
~GRItdC GR9[3 ff+A'fTERE~i.
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°`~"~~`~~°~~°'"~'~~c°"~°"'~°Rp~~`""~~'~~. Exhibit VI-11, Orchard and Bosque Concept
5). Contiguous Open Space - As development progresses,
open spaces shall be designed in a manner that is
consistent and compatible, as determined by the Master
Developer, with adjacent existing open space areas. This
includes the use of similar and compatible plant materials,
hardscape elements and drainage features.
c. Decorative paving
The hardscape materials available for the paving of special activity
areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and textures. Interlocking brick pavers, colored or
textured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
~ 1). The selection of materials shall be based on the established
architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors for hardscape and paving shall be
approved by the Master Developer.
d. Irrigation
Non-potable water will be provided by the Town of Marana or by
other means, when available, and will be available for landscaped
open areas, including the buffer and streetscape areas along
arterial and collector roads.
e. Amenities
Rancho Marana West Specrfic Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
VI-26
Site amenities may include trash receptacles, ash urns, benches,
planters, bicycle racks, bollards, drinking fountains and information
displays. Additional amenities may be approved by the Master
Developer. The following principles and standards shall be applied
to the selection and placement of outdoor amenities.
Principles
1) Amenities should be located so as not to impede the flow of
pedestrian traffic, and shall conform to applicable Americans
with Disabilities Act (ADA) standards.
2) Design should reflect the character of the project area.
Standards
1) Amenities shall be constructed of longwearing, vandal
resistant materials.
2) The final selection of amenities shall be based on
appropriate materials and design and their consistency with
adjacent architectural features.
3) Outdoor amenities shall be incorporated to some degree in
the majority of open space areas within a given
development.
f. Walls and Fencing
Standards
1) Wall design shall be in accordance with Exhibit VI-8.
Alternative wall designs may be approved by the Master
Developer.
2) Two-rail white vinyl fencing may be used in conjunction with
certain landscape treatments including orchard areas and
other formal tree plantings. Other fence types must be
approved by the Master Developer.
6. Barnett Linear Park
The Barnett Linear Park is a proposed open space area located along the
existing Barnett Road alignment which will function primarily as a storm
water drainage feature, but which will also be utilized as a recreational area
incorporating both active and passive uses. The Barnett Linear Park
concept plan is illustrated below in Exhibit VI-12. .
Rancho Marana West Specific Plan Amendment r-=, Tr~
Revised March 18, 2005 ~ ~~o~P~
.M
ri~
VI-27
a. Trails
A major component of the Barnett Linear Park will be a 14' wide
paved multi-use path, which will meander along the northern edge
of the 200' wide drainage way area. In addition, secondary trails
may be developed to provide greater access to activity areas such
as ramadas or sports fields.
b. Landscaping
1) Design - Portions of the drainage way adjacent to park
areas in the Town Core will feature turf grass to facilitate
active recreational uses. The perimeter of turf areas will
consist primarily of low water use plants. Informal planting
arrangements should be utilized on the south side of the
drainage way, while more formal plant layout is encouraged
along the north side of the drainage way. More water
intensive plants may be used in limited areas to suggest an
agricultural character, as in the use of "orchard" plantings.
Standards
a) Trees are to be a minimum of 15-gallon size with 30
percent being 24-inch box size.
b) Shrubs are to be a minimum of 5-gallon size.
c) Groundcover and accents are to be a minimum of
1-gallon size.
d) Landscape berms, if utilized, shall be undulating and
no more than 4 feet in height.
2) Orchard - Trees shall be planted in an orchard grid
arrangement in various locations throughout the Barnett
Linear Park. (See Exhibit VI-11.) "Orchard" areas shall
contain a minimum of 12 trees, and shall consist of a single
species per orchard area. Trees permitted in the orchard
areas are listed in Appendix E.
3) Mesquite Bosque - Trees shall be planted in a loose grid
arrangement in various locations throughout the Barnett
Linear Park. (See Exhibit VI-11.) Bosque areas shall
contain a minimum of 12 trees, and shall consist of a single
species per bosque. Trees permitted in the bosque areas
are listed in Appendix E.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~'~o~P~
vi-2s
4) Plant Palette - Open space planting design shall be
compatible with streetscape and adjacent development
improvements. Plant materials shall visually identify and
separate individual use areas while blending them into the
overall visual environment. Permitted plant materials are
listed in Appendix E. ~
Rancho Marana West Specific Plan Amendment r~~
Revised March 18, 2005 ~ ~roup~
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c. Drainage
The primary purpose of the Barnett Linear Park is to accommodate
storm water runoff during extreme storm events. Drainage for active
and passive recreation use areas during average storm events will
be directed to a meandering swale or low flow channeL The swale
or low flow channel will be designed to accommodate a one-year
storm event.
d. Irrigation
Non-potable water will be provided by the Town of Marana or by
other means, when available, and will be available for landscape
within the Barnett Linear Park.
e. Amenities
Site amenities may include ramadas, picnic tables, trash
receptacles, ash urns, benches, planters, bicycle racks, bollards,
drinking fountains and information displays. Additional amenities
may be approved by the Master Developer. The following principles
and standards shall be applied to the selection and placement of
outdoor amenities.
Principles
1) Amenities should be located so as not to impede the flow of
pedestrian or bicycle traffic, and shall conform to applicable
ADA standards.
2) Design should reflect the character of the project area.
Standards
1). Amenities shall be constructed of longwearing, vandal
resistant materials.
2). The final selection of amenities shall be based on
appropriate materials and design and their consistency with
adjacent architectural features. Approval regarding materials
and consistency of these elements shall be deferred to the
Master Developer and the Planning Director.
3). Outdoor amenities shall be incorporated to some degree
throughout the entire Barnett Linear Park area, but should
be concentrated in active use areas such as ramadas or turf
areas used for sports.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
VI-31
f. Walls and Fencing
Standards
1). Wall design shall be in accordance with Exhibit VI-8. The
Master Developer may approve alternative wall designs.
2). Two-rail white vinyl fencing may be used in conjunction with
certain landscape treatments including orchard areas and
other formal tree plantings. The Master Developer must
approve other fence types.
g. Decorative paving
The hardscape materials available for the paving of special activity
areas, vehicular and pedestrian, are numerous in their choice of
colors, patterns and textures. Interlocking brick pavers, colored or
textured concrete surfaces are encouraged for use throughout
Rancho Marana West.
Standards
1). The selection of materials shall be based on the established
architectural theme of a given project area.
2). Delineate areas of intense pedestrian activity with accent
pavement and specialty lighting.
3). Materials and colors for hardscape and paving shall be
approved by the Master Developer.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~ouP
ri~
VI-32
G. LIGHTING
Street lighting may be used for safety and to unify the Rancho Marana West
development in accordance with the Marana Lighting Code. The goal of the
Lighting Design Guidelines is to respond to the requirements of a variety of land
uses and environmental conditions created by this development. Street, parking
lot and structural lighting fixtures shall provide adequate illumination for the safety
and comfort of vehicular and pedestrian traffic. All lighting shall protect the night
skies, and shall employ "full-cutoff' techniques where possible.
All lighting in the project shall acknowledge the recommended lighting practices of
the Illuminating Engineering Society of North America.
The type of lighting elements may vary from one zone to the next, but levels of
illumination should remain consistent in quality and clarity. The use of special
lighting elements, i.e. accent lighting is encouraged.
The following applications of lighting elements are permitted:
• Onsite street/parking lot light standards
• Pedestrian sidewalks/transition zones (bollard/walkway lights)
• Landscape accent, spot or flood lights (concealed to reduce glare)
• Lighting for signage and monumentation (concealed to reduce glare -
residential and commercial zones)
• Architectural facade accent, spot or floodlights (concealed to reduce glare
- commercial zones)
The following are standard requirements established to help resolve issues of
safety and aesthetic lighting implementation:
Standards
1. Street lighting fixtures along major and primary roads should be consistent
in design style.
2. Street lighting fixtures on secondary and internal roads should be
consistent in design style and match those of adjacent parcels.
3. Luminaries and poles shall have a durable finish.
4. Lights shall be constructed of vandal resistant materials, recessed, or
otherwise designed to reduce potential problems associated with damage
and replacement of fixtures.
5. Lighting elements shall have controls to allow their selective use as an
energy conservation measure.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
„~ri~
_
VI-33
6. Exterior lighting designs shall develop a hierarchy by varying heights and
fixtures. This defines the organization of pedestrian and vehicular
circulation patterns.
7. Creative lighting design shall be placed at focal areas such as entrances
(both pedestrian and vehicular), plazas, public art and courtyards to
provide a sense of place and arrival.
8. Parking areas, pedestrian walks, courtyards, plazas, seating and building
entrances shall be well lighted for security purposes.
9. Service area lighting shall be contained within the service yard boundaries
and enclosure walls. Light sources shall not be visible from the street.
10. Architectural lighting should be used to articulate structural design elements
(i.e., wall washing, etc.) and emphasize community focal points.
11. Area Lighting includes building entries and other public plazas and
courtyards.
12. Building entries can be illuminated with soffit, bollard, step or other
comparable lighting.
13. Bollards used for pedestrian areas should not exceed 42 inches in height.
18 inches is the minimum height for bollards.
14. Steps, ramps, and seating walls shall be illuminated with built-in fixtures.
15. Pedestrian area lighting shall utilize subdued warm-white mercury or
incandescent lamps.
16. All exterior architectural lighting shall utilize indirect or hidden light sources.
17. Allowable lighting includes wall washing, overhead down lighting and
interior lighting that spills outside.
18. Roof mounted light fixtures are not permitted.
19. Freestanding fixtures shall be painted the same as parking area fixtures.
20. Pedestrian lighting shall be used along walks and neighborhood parks
when independent of streets.
21. Lighting fixtures for parking lots that are located adjacent to any
residentially zoned parcel shall be limited in height to minimize light
trespass and glare into residential areas.
22. Lights shall not be placed or directed in a manner causing glare or
excessive light to fall on adjacent sites.
23. A uniform light color shall be used within project areas.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
VI-34
a. Levels of illumination should remain consistent throughout the
project area.
b. Incandescent lighting is permitted for residential applications only.
c. The use of color lenses is permitted subject to approval by the
Master Developer.
25. The design of freestanding light standards and their accompanying
structural supports shall be architecturally compatible with surrounding
structures.
26. Security lighting:
a. Security lighting fixtures shall not project above the fascia and/or
roofline of the attached structure.
b. Fixtures will have shields that are painted and designed to be
compatible with attached structure.
27. All parking lot and driveway lights shall provide uniform illumination.
28. Electrical connections or junction boxes shall be concealed either within the
structure of the light or in a below-grade structure.
29. Accent illumination is recommended to be located at key positions within
each project area such as entrances, exits, drives and loading zones.
a. Accent lights shall be positioned to be hidden from pedestrian view
using plant material and a dark color scheme (dark brown or black).
b. The position of light thrown by accent lights shall be adjusted at
regularly maintained intervals to reduce glare thrown on adjacent
traffic.
30. Transformers or other electrical feeder apparatus shall not be located at
the primary entrances to the project. Also, they should be screened from
public view and painted to match the building or wall color.
Rancho Marana West Specific Plan Amendment r~~
Revised March 18, 2005 ~ ~~o~P~
VII-1
Vll. TOWN CENTER DESIGN GUIDELINES
The Town Core is designated as a"Special Planning Area" and will be addressed by
separate document.
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
VIII-1
Vlll. SPECIFIC PLAN /MPLEMENTATION AND ADM/NISTRATION
A. Purpose
Development will be implemented in conformance with the regulations and
guidance contained within this Specific Plan. This section provides information
regarding general administrative and amendment procedures.
For the purpose of identifying those responsible for implementation of the
improvements for the Rancho Marana West Specific Plan Amendment area, three
entities must be identified. These are the Master Developers, the Builder, and the•
Custodial Agency.
The Master Developers are the entity responsible for ensuring the basic
infrastructure facilities are planned and constructed to serve the development
areas within the Rancho Marana West Specific Plan Amendment.
The Builder is the purchaser of a development area, or portions of a development
area, responsible to build or provide for building within their areas of ownership.
B. Proposed Changes to Zoning Ordinances
The Development Regulations section of the Specific Plan addresses only those
areas that differ from the Town of Marana Land Development Code. If an issue,
condition or situation arises that is not covered or provided for in this Specific Plan,
those regulations of the Town of Marana Land Development Code that are
applicable for the most similar issue, condition or situation shall be used by the
Planning Director and the Development Services Administrator as the guidelines to
resolve the unclear issue, condition or situation.
C. Site Plan and Architectural Review Process
The Site Plan and Architectural Review process shall follow the Rancho Marana
West Design Guidelines, as outlined in this document. The Town Core is
designated as a"Special Planning Area". Review processes for the Town Core
shall be addressed in a separate document.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
.
wri~
VIII-2
~ D. Development Review Procedure
The development review procedure for Rancho Marana West shall be
implemented through the review and approval process of preliminary and final
plats by the Town of Marana and through the Town of Marana building permit
approval process. Final decision on grading, drainage, final road alignment,
revegetation and other matters will be made at the final plat stage.
Review process shall include the Master Developers as follows: No structures
including signs, shall be erected, improved or altered, nor shall any grading,
excavation, tree removal or any other work which in any way alters the exterior
appearance of any structure or area of land be commenced unless it has been
approved in writing by the Master Developers or designated Design Review
Committee (DRC).
All proposed subdivision within the Rancho Marana West Specific Plan
Amendment shall be required to submit plans to the Master Developers or DRC for
approval prior to submitting to the Town for approval and permitting. Subdivision
plats shall be approved by the Town of Marana in accordance with Town of
Marana procedures.
Final plats shall require the approval of the Town Council.
E. General Implementation Responsibilities
The Specific Plan shall be implemented through the subdivision review process.
This process will allow for the creation of lots as preliminary and final plat maps
which allow for implementation of the project. The Rancho Marana West Specific
Plan will guide the platting process with other official Town of Marana ordinances,
policies, maps, and regulations.
Implementation of the Rancho Marana West Specific Plan shall be the
responsibility of the developer, builders and the custodial agency in accordance
with the regulations and guidance contained within the Specific Plan, unless
otherwise noted. These entities shall be responsible for the engineering and
implementation of the spine infrastructure. The spine infrastructure systems are
defined as those systems that are necessary to provide development opportunities
to the Rancho Marana site. These systems include access roads, residential
collectors and associated streetscapes, trunk sewers, irrigation, water mains,
electric lines, gas, fiber optics, and phone lines and cable television facilities in the
major streets. Once these spine infrastructure systems are put into place, the
builder may be responsible for implementation of facilities within the spine
infrastructure system that would be damaged or destroyed by secondary
development if installed by the developer.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
..~,ri~
VIII-3
Approval of a subdivision plat, development plan, or building permit is subject to
the following requirements:
1. Conformance with the Rancho Marana West Specific Plan as adopted;
2. Provision of development-related agreements as required by applicable
agencies,
3. Dedication of appropriate rights-of-way for roads, utilities, and drainage by
plat, or by separate instrument if the property is not to be subdivided;
4. Individual CC&R's for each residential subdivision shall be recorded;
5. Adoption of Master CC&R's; and
6. The maximum number of dwelling units in Rancho Marana West shall not
exceed 3,164.
F. Phasing
It is envisioned that this project will be developed as a cohesive, comprehensive
development, achieved in several phases. Development will require significant
investment in and installation of site infrastructure including utilities and roadway
improvements for the entire developable area.
Cx Specific Plan Administration
1. Enforcement
The Rancho Marana West Specific Plan Amendment shall be administered
and enforced by the Town of Marana Development Services Department in
accordance with the provisions of the Town of Marana Land Development
Code, and by the Custodial Agency for areas dedicated as Open Space in
accordance with the guidelines set forth by the U.S. Fish and Wildlife
Service for this site.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Planning Director or Development Services
Administrator, providing said changes are not in conflict with the overall
intent as expressed in the Plan. Any changes must conform to the goals
and objectives of the Plan.
The Planning Director's or Development Services Administrator's decision
regarding administrative changes and determination of substantial change
as outlined below shall be subject to appeal to the Town Council.
Categories of administrative change include, but are not limited to:
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
,:~,r i ~
VIII-4
a. The addition of new information to the Specific Plan maps or text
that does not change the effect of any regulations or guidelines, as
interpreted by the Planning Director.
b. Changes to the community infrastructure planning and alignment
such as roads, drainage, and water and sewer systems that do not
increase the development capacity in the Specific Plan area.
c. Changes to development plan boundaries due to platting. Minor
modifications to the boundaries and acreages of the planning areas
or adjustments because of final road alignments and drainage will
occur during technical refinements in the platting process and shall
not require amendment to the Specific Plan.
d. Changes to development standards that are in the interest of the
community and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the same procedure
as it was adopted. Each request shall include all sections or portions of the
Specific Plan that are affected by the change. The Planning Director shall
determine if the amendment would result in a substantial change in plan
regulations, as defined in the Town of Marana Land Development Code.
4. Interpretation
The Planning Director shall be responsible for interpreting the provisions of
this Specific Plan. Appeals to the Planning Director's interpretation may
be made within fifteen (15) days from the date of the interpretation to the
Board of Adjustment.
5. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule
that is in place at the time of development.
Rancho Marana West Specific Plan Amendment ryyr~~
Revised March 18, 2005 ~ Group~
IX. APPENDICES
APPENDtX A: LEGAL DESCRIPTION
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Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~o~P~
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Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
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54I.~4 t~tt Lt~ a ntsznt Lh~r~c+s~;
T~£~l~C~ I~aerircq said north 'f~ne. ~ it1' t~8" 35" E~S~S.~C1
feet to ttac P+~Yt!"C ~F B~~I~ttttH~ and ~~z~&xi~~s€g 24~.~Z85
acre~ o~ lasas~.
StIBJE~'d` 'F~ arcc! i{~G£"t'~tER ~tIT~S alI rsa~ters csf recrsrti.
Rancho Marana West Specific Plan Amendment Tyyr~~
Revised March 18, 2005 ~ Group~
APPENDIX A GONTINUED: MAP
~
~ w. ~
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es'<;
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. +es axe:m~E`. ~ ~ a,.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
APPEND(X B: ARIZONA GAME AND FISH DEPARTMENT LETTER
~
~
~w;~.~~
~a.~~~t~c~t,~ ~s~,~xc~ ~ ~zst~ r~~~~,t~~rrrt~r~-r
~x~~
~
~ ` .z~as ~CC~r~y, G~t ,.~+y..~:~
555 t~. ~z~a~evae~rl Tu~s~n Aa 85745 6~~=5~'k6
Aec~nsber 3U.I9&8
~i~, Don ~~sa~~ie3d
'^he P1~r~n%ng Ce;~~e~°
9513 North Fi¢aanee Cent,er ~r, Sui~~ ,~:ii~
T?.zGSS3~ti,. ~r_ 85i1{3'
L~a~~ Hr. C2~.at+~z~el~+«
it~~ Bi~izona ~~sn~ Arcd F,LSts i3ep~~tsaent> ha~ reuieu~szi the ate~ its
S~tic~t5~ ~nd 27, Toun~txip 1:2a^ 8L$~sge 3.iE and ~ae rri~h 'ec+ pcn+rA:~e
~'~e f~sl~:or~~rsg infArma~iosz~
'S~Se €~e~~r~senc's l~ata t~iaa~~g~,a~tc~ s~rs:.eas uas ac~~ss~d E~ts ttc~
sit~, and is cs~e Sta~e 1.isted sp~~ia3 stasus tt~a~~a~~~~~3 ~r
u~~;que3 sp~eies t~at 3.s l~.keiy to ~cur in the asea,
F~e~od~zuEa sus~eataam ~(G~~.a .~icnster3 ~~de~ai cateqt~ry Zf ang~ t+f.
ttae~e sp~c~~s ace iaeaC~d ~a€s ttae site re3.rscaCi~rn ~hta~tld b~
ef~~ve~-
A15+~~ x~.sh tca e~~te ~h~t the acea txf qa~estiesn a~}~e~srs ka
cssnsair~ 2nc3stly az~rieulture lands anst ~#~~s m~t cmn~~ira an~
~ensz~:v~ ~r: c~i[i~a2 vi~.€iii~~ ~abz4aLs.
f7a re~~e~c9 tlaaG any develCpment con~~pt ft~z the site inC2ucie
~c*vg,~~tatiG+rs u'st~ rcaLi~re ~es~rt gslsert ~pcc~.ev~. I: y~su tzarre an~
guestic>ns ~ar aseed ade3itional infcxrac~ti~€~ pl~~~~e ~a~.1 sse_
:'Las ereB+p,
s:ti~kiam tt_ Ruta~
~9i.1d2ife riatsages
'd'ucsnr~ Regio~sat O~fic2
~ ~..6~...ro:...a..+,.».~..: ~ .
Rancho Marana West Specific Plan Amendment TyVr~~
Revised March 18, 2005 ~ Group~
e
APPENDIX C: ARIZONA STATE MUSEUM LETTER
~ ~ ~.~i~t~~t~ STAT~ M~JS~t.tA~tt>~
'^.,.i ~ rr~~ ttx~v~~srt~ ~s~izar~h
'rue~osv, ,~~c~.or+r. xs72a
Uc:~emb~: I, T988
'.#s. I~~r~c ~ga~a
'X~~ Pi~nisag ~Gcaccr
95f1 3~. ~`i~c~ Ccnter 27ri~e
S+az~e 2~t1
'~ucsoa, Ar~a~a 957I tt
L~ear :fs Cxg~..~s
:'4xxis ~ec~cr is i~ zesao~xe ts yac: requcs< for safoz'ss~LZ~sn oa
gtrCe~ial,iy sig~i~icant arc'~aeaLag'sca2 remains l~cased i~a :is~ pzogcssesi
~~n~cs ~Saran~ Spe~z£ic Plaa. "tta~e ar~ c3~rer prr.~niscoric ar4iEac~
aca~~ess vicl~z:a .hr bau~aaz~s~s o~ thzs grojc~L atea. tFY~ile a21 a~ chese
site~ ii~ vic3bi~ madera da~ sgriceslenral ;i~Id~. c4sert is s~sfficienc
zrei:£~cC di;v~:sit~ aa the sur£act (Chipped scane, gzaurada~~na,e s~ui
ecrr~mics~ ~o' sngg~sc t;sev vr.re smaLZ uill~cges. besign ~Cytes oc~
csraaaics ar~ ~a~e+3 ea placc xices iato pacrticsz~ar timt periads, haucver,
disgttras~ie e~:as~ics are abses~z s~n c4~~ surEa~c~ nf tl~esc Clsx~~c sic~a. TYtc
gfai~ ararc ~att~~y ho~ver, ,~c~ggrsex Che~ ~rt liaha~kam a~i< ~hartfare data
be~~~c~ ~t90' and A»~. I~SQ_
A xmn2i r.naat e~c~eaeis vhraugh a garsi~a ag cha p~cpcrzy isa
Sec~iarc 26 '~_225, ~_SIE. J~ curceaasty baizc~ ;h~ canal vss coc~xtr~e~te~
~Sy ~i~e'tt~trak~ co pravide c~ac~r eo tt~r i~arana ~itlagcm fram tha 5an~~
Cru~ ~3:ive~» hx'cifac~a alan~ tho ca~xnL suggcsC it vas~ bui1L dura~& t3~
lta~akami ~las~"sc P~eicd CA.€1. 2i5tl-l354~. 'Y'hi~ ~ara1 uss alsc re-~usrd
dur"x;~~ ~.tae ~id-I8fd4s.
Evc~ thcu~h thm tt~rsc arci€ac~ srafczmrs ar7s Racated sn
agri~ulCUr~i £ialds t,2~are is a g,oad chan~e Chac buried archicecL~rxl
Ee~aeuz~s ~nd osf~tr i~eebc such xa hrsmx~ cemarins may ba undisr+urbcsi. Ha.~t
grehaxcoric s?.zes aa~t sts,e Eirrud plain utre +sfCen daepty hucicd ucrder
~edimcncs ta~g "seiors h'xstaric £armin~ hegan. The baeza~ aE stse piv~
zomc ~art snacetim~s be airaue che ptehisCaria ~.wit~ural feac~xers ~ad
.h+~rcfceca Che sico remains andixturi>cd. 'E'he xr~ifxcts ~can ia che
fizisi~ uece prab~~ty braegbt t;o thc iacsdcra ~rcund surfxcc b7 rcdcncs
prissc tc gEoving and Ch~se garticulac artifaces continnc co bn chncz~cci
`u}~ ae~ dis~rzbuLed auay fraea zh~ szec,by Earm Gqai:~wenc.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~'roup~
?is. L~enc £~'gaCa
Pa~~ ~
~ec~:~+et l , 1$88
'Z'~Se aas°scx~ and mast znexgcn~ive uay eo dctmraozzsa af Cher~ srx
iusa:.~ a^c.mains i4 cas h~ve ~e sic~s t~sced by a prof~ssianal
ar=haecslogisc vzza vcwid prcbabl~r use a series aF back,l3r~ tran~ches ca
~tas~ti i`~c h~tied Pesrssres.
~,;:CQi~,_2dDAT't9H~
, 'T'hr Arz~ana SCaCt 2~useum, Unaverssfiy o~ Ar;r~na r~~ammes4c4s Ltsac
a t~sting prograa bc cox~dssctr~ prior Ccs dsvelr~gmez~t ~E che praperzy.
als~ sugg~sc C4at y~ co~zac~ ks. Liada l^fa,rra {~~c Piw.a C~aaty
Ar::haezatagist } a~. bf32-293-~,:I33 'a~ fuzz#ser consu ttatiax~ corscerssing t3se
8ancssu 2~iarana Pl~n.
~zn~ereiyR
~ cr,,~..f ~ ~~~,.r
Joh~ }t. Hadst~
A~sssc~nc Arets~eatngisc
~Hti; a jc
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~roup~
APPENQIX C': RANCHO MARANA CULTURAL RESOURCES
Rarcc3~cs ti~~nna, 'C~,z~.tz~rul Re;~osa:~ce..
~.ackgz`sar~s~sti_ ~`h~ ,lz'~~o:sa ~+.a~c Htt.~cuza, as par~ a~ is~ t~rar~.:s~t'n
Tu~~a:rrt Basin S~sr~,'y, crar~~u~~~ri an ttrct~axs~lrsc~z~.aA ~urv~y o~` ~aszc~c
~€za~aana prcag~~y in ~~8~,.. ~uring ~tae c~u.;se of ~:he ~ze2d vork 3
~~`~s5 ~t~::~ z'~CA~d~d ais r1~'C:lc3ets3.t:~g3.G$1 ."].~.~s (:+Z nA:I3:G?8, RZ
R~s z I.~ _ t 8 t1 an~, ~~.~CZr~.is~n o~ AZ I12 ~ b 8 a) saz ~.hin t?~~ prop~~y
bounefari.e~.; Zz~ ts~ci~~itirsn, tk~~~i p~es~.e.y..~ce cary~ a pyr~.y~.his-.9f~r+~zc yqcan~~a}.r 1:s
.;'i~~s~~e~i..~'~ da.~t ~ 4}S'~'ba ~ j ~ry~. 3r.~ ~~E.r~ir~~I.~. K~~ i. 4~ ~L 1"~ lt ~ . i.~2.~ .
iSd~.iIZ`~' ;.5 «~~$~~L3 390~,"~.~'i f3~ ~sl~' ~ST~•L'1'S~3S~.~ 3i1C'~ CJ~ZY~~t"3.~.,}cf
pti~3~.3.~.'.L~ 2t .~.°s~ ahc?tl~, 5Di1 zne~~~ j2fl0t1 i~.. }
Pi~.a.s~ T~ :~,r^.':ae~sloqi.ca2, Reasz~u:~~ ~~:er~:.~fi~~~:,~n .
A-. '~.~~r~,~v ~s~ e~is~.~.ng ~QCSaazents ar~~I re~~z~ds C~~3.'L..~T~D
£s~ ~aa~s~l~t.iar~ tsf a;n arc.~aeo~,ogi.c~l su.,,'~vey
~nd ~i~.~ d~~uzaerz~^.~t~n_ O~~ sY~e develvpmes~i•s
~~rsuld b~ evzz~..3.uat~~_
~°ie:~d :,as .~,~,csn a~ a~ezss anc3 ~~,t~ a~ ~~~zx~pri~st~
3?~ Co~~ul~a~;.ot~ ~.rz~'s SHPt~ arsd c~t.~e> ~~'s~e~alcsg~~:s
as n~cde~3,
I'has~ ~T ~ ~u~:~u~al s{~zc,u; c~s M~.:~aga~lc~r~ P].~.r~
a'i_ ~~~c?Ltre~ ~sseSS~zen~
L. Ex~sloratsa~y ~esting ~~c~aerslc~q~.ca.~ si~es
Ac~e..--~~,ne nazzarc a.rsct g~rs~ra~. ~x~ent ot si~c~
~zsd c~zasiuc~ sur~r~c.~ cca~lec:i~an~
:Ta. ~s~~bli.~h ~i~#saz~i~ar~c~ c>f ~-e~~aurc~
h.,ce~~,aizs r~ope ~rf ~+~~k z~equireti t€~r tta~:a
: ccc~v~ry ~hrouc~h ex~u~ti can
r. E:vaiu~t:.o~~ ~t I'.~~~r.~stzrsn ,~l~erna~:.~~~
~'s. ~rs :~r~r~tiv~ pr~~~rva~it~~r
h. I~--pla~~ presez-~a~it~n
~u2LVrai T~cs~u~`c~ ~:c~~sa~~n~ ~epc~~t :.h~it ir~~lu~3~:s
~nfcs;,~at~on srrssn sz~rvey, s~b-~~u~~~c~ znd
~~°~se*"'sr~~i~n a 3'te~"1~t~s~i've~.
~r~~sara~zc~r~ r~Y :a~~ it_~.ty_ ~oc c,tata recav~rl fvr chc~sc:
~rc~sa~c~l~gical si~~s r3~em~t3 ~~r t~e si,r~i~i~~r~~ azsd
:~rs~ ~men~~i~# s,~ ir~=g~lac:c~ nre~~rv~c;s~n, c~i~r.ai lett ~~i~n
. ..+g.: b.F}f~X. St3, ~ ~ ~SC C~~LBC~l.~I7~';t'~., . .
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
B. I7a~~. Recr~v,~~y k~y ~c~va~.~.~rn-w-~ezae~al ,Scc,p~ o~ Wcm~k
3.~ sur:`~sc~ Colis~iQr~s
iystersa~ic ':'€:s~
3 _ ~c~vn'~,~.s~n
~ _ ~^a~a~>an an~ ana~:~:*~~.~ es~ »~atez;k~1:~
s.. R~pc~~~
Sc2~~t~ui~
',~'~~~~21+t~ 3Iit3 ~.X~vc'1fi~.I.a~'I 1s,L11 C>CCt3T' b@~OT~* ~:Ei'~' ~J~Cat1TSC3
t~.2S'"'31,.."~J.12L3 QC~.A~:~..~..3.~ O1G~i#~ fl~' Ch~ 3~t:+31~St?.~,QCJ3.~3~. ~~.«RS~
~si3.I b~e '~ulZy ~Sra~ac::~~3. t~~~ ~ans~~?~acsz~ z~~~i~+r~;~ie~«
~`se3.~3 vra~k ~a~r i~ ghases~ raver ~.i~e o~ t.*~e d~v~~apm~~
prs~~~~t~
7spgez3d.i.~c
Cit~.
~.ux°a:~ Rescaur^~~: ~n~ez~~csry
~,:~5...,1~ z 6'7 ~
A,i~s» :i ~ : fa~3 t3
~i~`I~:6$4
~ars~l
Rancho Marana West Specific Plan Amendment ryyr~~
Revised March 18, 2005 ~ Group~
APPENDIX D: PIMA COUNTY WASTEWATER CAPACITY RESPONSE LETTER
~ ~
~
~t~t~; ~~o~rr
ws~~'~ws~'t
cR ~+~~~t~ts~- t~~
~~a ~csr ~
nr~r~~: ~azae,~. as~os
~~c~ A. ~?~co a~e: a~.a~as
~«recar
~r~'y ~'9~9
~ TSr~ P~driis.SiKf CGSHttt'
t10f`C$1~. ~42sAf+CG'C,~Bi.Sd' $1Y'Iv~~ $l0'fLC.~~$Q
T~t. Aa°x nxve PST 9fl
XTT7R; Iros+c Ct~ta
9~. ~PJC~iY R~' 1k1. 8'9-4~'i
0~ tts: d)gata»
Sie h8ve rern~++r~tl y+dta` r~e~yu~tl°, ~tf ~exx' 29, l~r regarziim~ tt~ avtilability a~ s~ev.es- s~rvice €rar
'G3se Stl6$win~ ~ aeze .~uf~
~c:ia3~ncsi+decrtiai +9~++tlApmea~c axs ~#msatel~ '~93 acr~es tn 5tctbas 25 .aand 2F,
~°72E, R39S.
3kwiet^ ~xis'Ging e~ar«iitiorrs (aCtual ckvclap~st5 an~1 carssit~sniCZ ~ar ~rvica tii~s~ Scwer'
5ex-ricc ~tsb. ~~ixy &~s ~aot~ ~ist for thiz prca~s~ed d~retc~waenk, tbw~c-. 'ef
cx:s°~s'sa ra°6tirari da~rtr~arr x+e+Kx^ e^cacSm~s s+er~c ~s+c~i~ed, ~r rcevicc ta tRis Prze.fect crsutd iae
przrrritStd.
fi~iim'smary analysi. ~rf ttr~ tlu-aii~:pe Sus4r, zndicat~es zt~at c~n~e or marc of thc czistic~ t~aazt+Gwtrtr'
1'~=~+9 *igtaa+z ~am~trrau nf t!~ prc~asa4 e7evct~k ~ry h.iwe ta ~e auy~t~ted. k~ e.a~L o[
au+~artaiicw c.r~xrwc~ion, sncleadis~g .~my a~c7d~t#+c~+s5 rig~scx-af.w~ stsse sy7 De nscrss.~. vilE bc Eise
r,~xpcnsiba3aty a~f iht s~+~+' ae' de~lc~+er wi~t we~t irv? Pmra ~runt~. in a~aliticn,
u~earae~t rap~acit~ ax not.avay7ahie at 2he ~'asii+~g tsarana uarstcwtrr Tre,as;~rsc ~ac~ility,
Tl~t;~3rreic~" a$ tfiix pst~al eag waa# tb ca'suet :k~- Qcscz`,, tfic c+syie+~r tar> tt~e '"t~a^~rwx Gxrd~ecs"
pa~n,jcct tc inbii;ace di~rusxir~ ta~+aur~! agrr.mec~k ror a~d asxt fcmd'crg a#` i~pkeriir i~snr+,m~cntz tra
~ t3~ xxixtine,~ tlai.rana u7~trw~.t~a- ~7rrrtm~eat fscili~ty_ ~ .
A~ ma ml~rswati+ne, tiac dc~r~i~x-fs) caxa3d wit tcr carrtzru~et'sa+ s~f 4t~e "++~wr, Ckaw~~ tiYastc~raEcr
"Preacarset ~acaiit~«e ~i~izion a~' a ne+r s8tt ttxas bt~9u~ ,m~w3 a c~suiCant ix rieing ze&ected La c'F~xag4c
ci.e s,c++ ftciiaiy. "~mstnattian uf tT+r.~aa~st~s~x' zrezc,ncac fa~itiep czwid krGyir+ in lafas i~S.
S~gatrd8rrz a~ hn~.+ i~ imea4vcd ~t~augt iz trcated 6vi~ irittrim ~rprcnr~wr:nt~s tz~ thc eziaCiasg dt,tc,ar.t
~+ax~wter TreaLmasc Facility, r~- ~t R:~c pz~r~pased nc+r Faara~ra kr~ger~nrl a~mxc~++ster 7rzaat~r:nc Sa~i3ityl.
ttae ccizzeng pu~yaong'xtasasxrz.ey rcqu6rc augxr~rtaxzcn.
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
irei+e~
11oa Plar~nsine~ Cestitcr
~a,wary 25. 1~
Pag~ .Z:.
S1~.cu7a9 ycxa e~ice to enker inco a 5e+.rr Srr9+icr ,~gat~esesat, a~e~+ri~t Plaa s~r s~¢nntati~e Ptat,„
s8s~cting tSrt ~xliainarx <se+~cr laycws for ~i~e R~'~d tarc'Ject, ausi be xu4m"rttes~ auwi a~Aqvurt;Q,
ta =~:ali#y ~s a~ putrlic sc~neyanet .ystmw, t1o,+ ousi be I~y graviik~ ta aaa eaca~siia~g pa~itic zms s^y^xteaw„
SF~~14 ycs~ sSesice ar3diii~al infc~ewwRit~s rr~~ic~;p tdxis s~sb,jt~t. plc~xr r.~ntar.t 2Bai~ otf"acc
{)9?~76#.
Ver^; L~l~
. ts~ Strattx~n, P.E.
Saasx~+xtt+" Pt~ing ~
Ed~,u~,t Gr ~,~.~L~r~~~
Sr~ ~.EJa,, ~i;t~! P#~n}rg
~IL~'af;~'+.S:c3m
Rancho Marana West Specific Plan Amendment T~~
Revised March 18, 2005 ~ ~~o~P~
w.,,,r i ~
APPENDIX E: RECOMMENDED PLANT PALETTE
Tree Palette
Arterial and Collector Street Trees
Acacia salicina Willow Acacia
Acacia smallii Sweet Acacia
Acacia stenophylla Shoestring Acacia
Celtis reticulata Western Hackberry
Cercidium praecox Palo Brea
Chilopsis linearis `Lois Adams' Desert Willow
Cupressus arizonica Arizona Cypress
Eucalyptus microtheca Coolibah Tree
Eucalyptus polyanthemos Silver pollar Gum
Fraxinus velutina Arizona Ash
Pinus eldarica Afghan Pine
Prosopis chilensis Chilean Mesquite
Prosopis glandulosa Honey Mesquite
Prosopis hybrid Thornless Mesquite
Prosopis velutina Velvet Mesquite
Quercus buckleyi Redrock oak
Quercus polymorpha Montery oak
Quercus virginiana `Heritage' Heritage Oak
Locai Sfreef Trees
Acacia salicina Willow Acacia
Acacia stenophylla Shoestring Acacia
Fraxinus velutina Arizona Ash
Prosopis chilensis Chilean Mesquite
Prosopis glandulosa Honey Mesquite
Prosopis hybrid Thornless Mesquite
Quercus buckleyi Redrock Oak
Quercus polymorpha Montery oak
Quercus `Heritage' Heritage Oak
Orchard Frees
Acacia smallii Sweet Acacia
Celtis reticulata Western Hackberry
Chilopsis linearis `Lois Adams' Desert Willow
Fraxinus velutina Arizona Ash
Juglans major Walnut
Quercus buckleyi Redrock Oak
Quercus polymorpha Montery oak
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~~o~P~
~ii~
Mesquite Bosque Trees
Prosopis hybrid Thornless Mesquite
Prosopis velutina Velvet Mesquite
Open Space Trees
Acacia berlandieri Fern Acacia
Acacia salicina Willow Acacia
Acacia smallii Sweet Acacia
Celtis reticulata Western Hackberry
Cercidium floridum Blue Palo Verde
Cercidium praecox Palo Brea
Chilopsis linearis `Lois Adams' Desert Willow
Fraxinus velutina Arizona Ash
Juglans major Walnut
Prosopis chilensis Chilean Mesquite
Prosopis glandulosa Honey Mesquite
Prosopis hybrid Thornless Mesquite
Prosopis velutina Velvet Mesquite
Quercus buckleyi Redrock Oak
Quercus polymorpha Montery oak
Quercus virginiana `Heritage' Heritage Oak
Patm Trees
Note: Palm trees may only be used in commercial development areas.
Brahea armata Mexican Blue Fan Palm
Butia capitata Pindo Palm
Chamaerops humilis Mediteranean Fan Palm
Cycas revoluta Sago Palm
Phoenix canariensis Canary Island Date Palm
Sabel palmetto Palmetto Palm
Trachycarpus fortunei Windmill Palm
Washingtonia filfera Mexican Fan Palm
Washingtonia robusta California Fan Palm
Shrub Palette
Shrubs listed below may be used in all areas.
Ornamental Grasses
Carex buchananii Leather Leaf Sedge
Festuca glauca Blue Fescue
Liriope muscari LilyturF
Muhlenbergia capillaris `Regal Mist' Regal Mist Deer Grass
Muhlenbergia rigens Deer Grass
Nolina microcarpa Bear Grass
Pennisetum setaceum `Rubrum' Purple fountain grass
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~
w...,r i ~
Stipa tenuissima Mexican feather grass
Shrubs
Anicanthus quadrifidus wrighti Mexican Flame bush
Acacia berlanderi Fern Acacia
Calliandra eriophylla Pink Fairy Duster
Cordia boissieri Texas Olive
Dalea bicolor Silver Dalea
Dalea frutescens Black Indigo
Dalea pulchra Indigo Bush
Dodonea viscosa Green Hopseed Bush
Ericameria larcifolia Turpentine Bush
Ilex vomitoria Youpon
Larrea tridentata Creosote Bush
Leucophyllum spp. Texas Ranger/Rain Sage
Lysiloma thornberi Feather Tree
Nandina domestica Heavenly Bamboo
Nerium oleander `Petite Pink' Petite Pink Oleander
Nerium oleander `Sister Agnes' Sister Agnes Oleander
Punica granatum Pomegranate
Punica granatum `Nana' DwarF Pomegranate
Rosmarinus officinalis prostratus Trailing Rosemary
Simmonsia chinensis Jojoba
Graund Covers
Acacia redolens Freeway Acacia
Calylophus dummondii Calylophus
Dalea capitata Golden Dalea
Dalea greggii Trailing Indigo Bush
Lantana spp. Lantana
Oenothera stubbei Chihuahun Primrose
Rosmarinus officinalis prostratus Trailing Rosemary
Verbena tenusecta Sand Verbena
Accents
Dasylirion longissimum Toothless Desert Spoon
Dasylirion wheeleri Desert Spoon
Dietes bicolor Fortinight Lily
Encelia farinosa Brittlebush
Gaura lindheimeri Gaura
Hermerocallis hybrids Day Lily
Hesperaloe parviflor.a Red Yucca
Hymenoxys acaulis Angelita Daisy
Viguiera stenoloba Golden Eye
Yucca baccata Banana Yucca
Yucca elata Soap Tree
Yucca recurvifolia Weeping Yucca
Yucca rigida Blue Yucca
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~~~P~
~ri~
APPENDIX F: RIGHT-OF-WAY LETTER
,~A~ ~
~ 1~ t3 ASJt?~IAT~~. ~.IILi, AFit'~-ilT~i'SI ENGINEEF35 732 N 57~3N~ RVE . TLlCS~~t. ~2 8s~'L?5 6f}}21792-i2Lt~
January 2+i, I989
TkiE P#.Ad~HitiG CE~~'~f{
~SQ N. F i nan~e ~t~ter Ori ve
~aLesaa;~ Gtnttr, Suite 21Q
?u~xon, RZ 85~1t1
Attentioa: Ir~ne ~g~ta
Referenee: Rigtsts-of-~tay
F' & A Job Mc~ . 89D2. f~4
{~ear t3s. Oc~ata-
Y~ea have r~~s~ed infcr~aai~~n fro~a ers abarat righL-~f.•xay xidLbs e~n several
roads in Marana_ C}ur resp~nsibilitie~ as T~w°n Eng~ne~rs have not ye~ 6een
exten~ed tcs inc~~sde comPiling records o1` a2l righis-~f-yra~ pn Hararsa rnads.
~3hat infraa-matioa xe ha~e at hand indi~a~es the f~tlu~+ing:
Fi~r~.Raa~ - fiandario to I-1~ . &0 f~e~
tiarnett ~load Sassdaria tn I-It? Sil fe~k
~andarsca - Mr~ore tra Barn~tt 6~t fe~t
PQ~~,vate - Hacre trs ~8arn~tt 6t1 feet
_ ~
l~e ~~re pes~f'arsae~f ¦asur ~srn r~search un onl~ one cf Lhese--Sarneti_ A. ~~p~ of
resr~l~ of that x~ra~y ix inctucied ~ere+ritls far ,your i~~arr~s??atin~. Y~su ~15r~
are a~rar~e that tt~e n~r'~€ had€ mm~ 8arneLL Raac! f#~~ Laa Adams to Atrstv~t~e is
not in t~irana.
1de trttSC tSS1i iEit`D~id~iQr~ ~ay b~ i?~ help Lti ~G~.
Since~l~r„
F & A A55tl~IR7'~5, 4.°t't~. '
Tt?zi3t 13~ ttARAl~A EttGI #t~'RS
Jt~t~s~ E, L,)'~~!, P. R.L~S.
Director ~f Gi T~ gi er-ir~g
~
~'~a ns ~E.. R,L.S.
fl~nager°, G~vit ~ngin~ring ~~sig~
d~. rmt
~n~l ctsures
x~:R~y 'teran
, ~'etehratin~ Qur .~.ath I~'e~rr
~ ~ ~r~u~~ t ~~a~~+r
R~lt#~`A~` kl1A~R~41~ e~cY~i'j'~ QF +~'1#T~ f ~1 t +4~,FSf~ ! i'i~`~ i ~
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~~o~P~
,ti.~r i ~
APPENDIX G: CORTARO WATER USERS LETTER
Cc~r~~r~ ~+r'~ter User`s 1~,~sa~iati~n
~x .~+Cta~rs wr
Cortaro-M~rana lrzagaiion Eyistsi~t
xaaaac ~~coa~tts snar~,a~a r~ ~ xt~ca~ a!~~»2:~r
R4R4~r+~s ~BSazt~t~A t~5~3A a~~cq~~ta s~z
~t
,~tttC~t3Sw ~~.r
S~1i~at3S 3ffiSC~ S?Si2bdt~~ ~.~tiP (~~~1C~8
]i~~Ti: AD1C. Ja'~Gk ~+1~'LY~~~~
P<~}. ~Q~~{~~J~~
2'r,z~scac~, ~rizona 857`03
1~~z W~ter ~erv~c~, Raxxcts?~ ~t~rar~a ~~ec~,fic P~~.~a
~~<'1 L` .T~4Ck r
T~tC ~Ldli3G$4CA ~!8$L'3tt~ 5~~~.~2G ~'~S$1 £SV1~~~.c"~S ~~'1~ tiT~t~CT° .~~~tiCf~L` ~~~3 fl~
~vrtaro ~t~ter t~se~s's ?.ss~cia~.i~nr The ~c~~i~~a.~~ r~~dy ~:a prca~~;de
drsz~es~i~ p~a~able +~ater s~rvi~~ E~~ the Rar~~3so tiarana Specifi~ k*,Lars ~~~a;,
subj~c~ Ct? ~~~nda~t~ ]s:~oci:at~.csn te~sus ~~x+c~`grcavz~.i~?n ~L ~t~~h ~~~~i.ce
an~ appcava2s ~~c~~ ~11. th~ ~pgrc~~ri~~e ~~sweraaaa~tal ~g+~nci~ tl~~t'
req~~.a~~ +3o~es~ic vat~r servi~~ a~ad ~~s~s~ru~tics~_ s~~~re auy ~~.~t~s are :
a~groved ~r ccnst~ua~~.~aa ,aas ~cr essa~mesac~ ~sr~ n:er+ x~t~r se~v~"se~ ~a~i2iti~s.
~~teemet~~ ~e~xeen ~~ie Itssaczati~an aa?c3 t~xe par~ics ~e~ete~~i~g sezv~.c~;
~utl~a~izsq th~ re~pcsnsibi3:stes of <ea~ party s".nrr~lv~ci~ r~oul.d be ~~u~.~er~.
~t~c~ xill u~.~i~at3,y gr~sv"sde ~~ter sez'~'z~c~ sr3se~r d~+a~,~ag~ae~rt ~ec~isz~
tt~ ~cc~3~ i~s th~e tt:xncl~e tsa~ana ar~~ is soa~+~~rha~ s.~ qst~stior~ a~ t~is ~im~
r,ri~~ the 2csaraa ~f Harars~ ~urr~t~tly o~ferzng ~~a pss~claaa~e t~c 1t~~a~iat"xan'~
dame~tic v~r~t~ syste~. 2`t?~rc, az~e ~lso con~t~rr~,tir~~ r~fsc~~~~„csas~ b+~txree~
tls~ 1~s~oci~ti~n ~r,z3 "~'t~c~on ~n pr~vidz.cac~ dcs~esti~ s~~Ct~ ~etrri~ce. ~tlav~ver
~2~imaitet}~ ,~r~vides Cttr se~vic~ ~S~ot~~t~l:y mak~s ~.s~tle ~£f~e~~~ce aas
a.~~ av~a3:a~iiity cc the tersns und~r sfk~ich se~vice it ~covi~cc3. ~~e
Ass~~'za~~.~ra d~es claam~ ~he ttarncho Ha~~rta are~ as part ~f itg ov~~a~.~:
srater s~S'vice area ae this tirat ar~d ~zasemiLted taa gr~~rir3~~~ r3~~+~~t°s~'
vaCer se~vi~e as rac~ueste;d Crs ~txl lands w3t~in ~ts b~t~~da~z~s ar~~l ~rate~
se~vice~~C~a. . ,
e Si~~~ i;(~
~
~obert ~on ~.t, ~3ar~~ge~
Css~'taCO tfiat~~ U~C~S' ASSC~Cic3ts'.t,~n
Rancho Marana West Specific Plan Amendment ryyr~~
Revised March 18, 2005 ~ Group~
,
wri~
APPENDIX H: GRC SOILS LETTER
~ .~..,.,.....,.w..w....
GF3C Cansa~tt~ni:, Inc. : •..••.~•••w,.•-•
~ ..i..K~.....i.r............u._...,... ~ .u.ir....~r.t ~
~ir#~P~~'*+f++•N".-~i.e-++s~t~.inwr ~ ~ aMww~r~rwaw~. ~ww~r[wii
~ti.~i.~.rws.rtl~.~M~MMYwwl~t+r?MV~rlr~. ~+'~wwaO.Mwr4~~Mr+~~~~ •M~N
. . . . . i~!fi~i OIM M~I~~~?.~1~
~
. . . . .
t~'~.` PTO,~~.."'~ ~r~WD1~"; # 1~3
Y~f~t P~itMx~~Q ~"if1'Li~f"
11rQ~t~"L~'y ~~~{t'LIbPMGr ~i~fL'.:?~~ ~fv11. .
S~t1'C~ ?.tt1
'F~: ,J1.~"~o~:Ctti,t? ~.S' 71t1
- ~L CLrwC i on ~ 1#. :'S++rsae~ l~eb~e 1
Aw+~: l+r+sl#rri~et~ Sai1s Er?~ir.~y?rsrs4 ~++GLs
~~t,iur~a.~a Say.~i f i~ P t sn
iURP'~M4~ At""{ #~DM'414
~f?~" ; Hi.r ~i~110r~ ~ :
~`~Z"~~ ~i~~+Mf" ~ K?Li11" ~i ~~4 0~1~Z~f'itldif"~
ya,oC.~Ci~et i~CS l'~r'Kti ~ r+9 f c+r~ L!°?~ Rrr+~ciso . t~aa~,iiraa S~1?G i~' i ~C P~ a~~+?
ar~rs., 1rr~ e?+er+r brt"#+rft:~ rwxww~ sa~rrittaa:i ~o+f ttsr Rr~s+ei+o r~arw+~
St~+~~i f! C P`l ara~., ~awr'+us+~rw~ f t~r" C~.~+'~~ s~ 5,aat7G~r+wct S~+w+C..
Ie~,., dat+~! ,~~ur?~ TS. ~ 1'.~+~:3. lia~ 11~w+r tscrwt~ 3~? e~.~a i*Csd ~
~iGtt1 r+~+ar~C . f or ~t~ar a~d ~~'irir•t ?~a i'Z sc7 t~+r e~ t.~s,r'
~t ~ a+f '3';cr? ~.+xa.~s ti~aad .rntl b~arY.~.L^t ti~rs~.~t 'in Macs~+~+t.
Tl.r q.~rc~+~a'~ raesn~rt ts a.~csn .iui~ x7. t~+~s~ IA ac~st'low+~. +M.
t~a?w ~alsa o~^~*~•~a ~ tas'~e+?ica3 a~...t~ra.s~ta. ++Aic~r' v~rt+ri~ncs a-
~~tt ~+L at Etws • yi+atawtt~irsl cxsrkt4~iw*s ,wr~i+~ ~.~a~r
sti'rrcL~ t:~'tr~sapar'~s.tic+n au+d l:~rid uasar xf+rwel~n~L fot L~r 'fo~•+~ a!
W~rrss+~? spt++rn. ot 1n~ts.ra~a. ~s a rrwri^C.,, w~~+r ~ccw.?!h~ii +~f
`c!'~+r 3 0? l so i 1 autr0 ~a9 ~ c C+ae+Q i C~ ors~s as,a~C f acs+rrd ~ i~I? ~+~r ~ta~r+~svs~
#+~rr'awst 'S~f.~C~f#fi PYae't ~i.
Bas~.~c! +aa~ t~ ~ucisLi»g ~ tt~e-sCerx'i. :th+ :Rt'a!~+d ~ ?aa~~rna
es~ l crt~.r+*t l i+s~ ca~.a l~s,~? i~+ +u~aw~ L3v~ Sa+sz.s G~^us R# w?r' s~~
tarr~ses ~t i ts j~e^i xa++s Gw t o~g f ca i S++r"'!tir~r. o~Gw++-! i I• rs~pa~''C DlM-
t# t,. 'L'l~~r c+.rx~,~ir c~s i ts ..r rr~ as .~,~eY as e0 f.~c ttk i cMt
i oca ~ i r. h!or~r+krrs` , ~.r aww g~n~~~ 3 i~? t~i r.rrar+r. '#'t+r+~ sars•+~a~ar
o~eans i t,~ a~ tpp~ i cat l l r cQ.ax'ti s+`d al" rr+rori~~s! a i cl~e+r' X.atz"a~t +~++e'2
tt~s:t1+~ Fil:t aa~r+riai an~t c~t ir~w: t~ e~i~?~rt. ue+~cwri~i~+9
- Yat1~r ~~1~~ au~+d 'C~s+rrac,.fr a+4o~sf#aE. Sww?~rat t~r~~cara arwR ~ocaLa~A'
a3e~ t.t~r Sae?u ~z !tlvwr, tro~..~rwr,; cr+lY Lt+~ ~*t. S.~erra+c~
s~oo+~ar~s to ;pr+rs.rit .r i Lh ~i rti L,twr Rsnctw Ntarsa?,~ 5orec i t i c P 1 aue
a+rsa. 'ttsw #rrrra~ i~ in ,s+~}w a+~ ~r i~r+~tian cuxw+rrd l'fssr
F#~+~t' l
I.C}b.+~ 1 .
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
v+~ Sant.s Crv~ t1v+~r ctsa~rn+~l. TM Yow?qa?at arb Lopa~pr~t+iCali~r
lw..at ts~'racaR j irs a~d,~aca+st to tJw+s tt~wr ~I. Tt~+r ~?oc~r~fst
s ar~r s+~a # s.W.,..rrc 1~r Lsd w i c» .restl~rrr t ~ aod p 3 a~*~ arf tt~s S~wr+x.a C.ru_ .
ga~s,wa on tsss ex t s t f r?q ~ 1 t:~rr~L~urf arK1t on aur txs~wr~#.Nn~ ~r i et?
s~ct~ i ~C~iC'tar~r ir? uy+ •r~r. w~rrLlCipat.a~ Lt?s~ Lxs~ n~?ar svrfac~r
o~aooa # s.s,~ 4 n so~araac i.~,tas 1 Y ~t?+r ta~s i 0 !'~r+rt trM?10,~ tt++? ~ ax i sLz r+y
grw,~++~ wriacs. •sxy.~is'i 1y as~e+~l~sLwd with t.tw y~qs,~t t.~erraca.
..i 11 ct~r+~sis~, ol' sar~dY si 1t :r?d sa~wl~r• ~1aY sat1~. to~a3 iY, t,~s
.~nar si tt sr?~t sa»a~? c1a~? soi ta ~i i 1 qrsr~r 'lat+~rs~ ~r ir~s.c~ ~ci lty
or c l ar.~r aanst. Th.sw nsar suir~f ~ ao! ~ t rri 14 ke l r Ds
ur?Rt~ri" t s i r? ~r ~ a, rs:1 ~C ! k,~ i 7 Ct+i ri 1 a r+at o~f awMi i w? +~~r?+~.+r 'LCa rise+~t~
s.~,r+d ,~.ni +~xt i n wrrs i s cse+~rr i a i~! Ct~ sar+d~? prai.w 1 v i L!t txatxb 1 w s:r+e7~
t~c~+u 1 o+rs.
~as~d an ~t ~ca~re~ i.i+Ca w i th r..t~s so i 1 c~! # L i aw?,a i~ ar~d e~r u~
s~~r ar~ a ai~d o~n oa~r r^w i~.+ +on!' t?a? ~N+w ~c f 1 sJ~ I• d~ t.s, w c.x~c ~ irp~
Usi~ c'a*•?+.3+c?t+.rr~nt .rr ts+#n t!?~~ O+`c~a~s•4 R~t?o 1~aara~sa? Sa+ci f i C F?tsr?
ir+• i• t~w~s i b~~ f ro+. ? g~?est~ l t.a ~•~~e+da~ i n~C,. vr snt i c~ o.~tr
=s~aL. #n y~asrr~t}, r'st~tcl+~++tiwi w" ot~' a#a~1taX'#~ ~C?a+c~ard
szr~r.s ~~ur ~ r 1~aa~a cr~ww~rrc i. rw cs~ i 3 0~ i~r, a ti
tw i 1 d i ng~. c~ tas c~raa+r 1~r sa~oQO~d an c~t~ ons t f~a~.i wrs
w~ cc~t t~?a~ on Ar~o~wr 1 p ~a~r~pacLa~i t# 1 Z, ~ i rs na W ts 1 4 r~. c?r
,~r'oo~rl~ ~r"~a~'~rqt nstut~arl 9t"n~r~d. Mwt~sr~r~r.x?l~r tarx has~i lY ~ax~+ea
ss~t'~ac~tur,rs i I t qa?r+~rs r r+o4+~i rs :t~ i~ 3 t c~.~naa L i an
c,~o~e i a~ t~f crrr d~rc?+r+a t~+g ois v?r t r 1~ L# nn~c . Ttwe ~e j ttr
g~?ota~cn+icsl cc~ncsrrae r~irp d+~rvv~lopr.~r~t a~r+e i~ u*e
~cs ~ 1 i t~r o! n~.r sv+rt ar,~ ~ a~ ar ,aoft a ~ 1 uv i a t sa~ i t scra~.s
r.r+. :it~r. 2~ lv. te~ ~t~rr.~ri~r ~~riraR cZs~. ~tct~ cars t~*t
,?x~.rCT.,.~ tD D. Dr~.s~~e+t taC.a~31y aCroa~ Ltyr ''a,nLa Ct"ut #tiwrrr
t.~rrraca. a~r~ct 3~ aoc.+rci~.i callspaiot~ iro~1 ~cK+a#tiwns •+aich ar~
t# k+~ 1~r t,o~ ax i s~ a~ an~q r'i w~st' tarr~,tar~?.
.
w~Lrr st?~7!'i~C bw+lac~r~resC t~i~+ms ?sav~ b+wer tltwloo~e+s. ~a~s
aetailwrd :#~a xv~rcif#~ iatwstir~Cl~oe?~a !~w c~rlor~weCt i?s
sr~rnt at Qew~!+~a~••r~+L Lo 1 f t?a~L~ra^~rir~ +rx:aar~iv+~ sot~s, 1oas+e ~sr
safL wrtsc+~ sc~ils,. o~ votans.ia~l~? cot~~rtasibxi sa3ls ar~ ar~es+~~sL
an~ rro.r ~„nr~? wi 11 ia~oac~ ~ pr~w~ sxr~uct~+rts. a+r+,c~ ga~rrai
ci+~,?• ~ oc.~nt i n~rsst.rvCtaar+~ rcwro~ars arb vL'~ t~ L'# ra:. and ~ 7 c~~r~rt 1 tr~o
+wo+~~ t 1c r:c,o+~.~catiw~s t~tsac Aa?r*a~in ca s~+r~ ~ f i c s~ t,~ sas i
C~'ifW'~LiOrs~ at~d filZiQiD+Md tf~l~rrrlOO~t'M'!C.
d,c+r s~ecitic we+~•1oo•rnc ot~r,s ar~ ~r~~oarM„ ww rarcu~.•ea . v+aL
s i tar s~a+~c i t" t~ 9a?ot~rcM+ i ca~ 1~a ~ or:~C ~ onra b+~ cae+a~cte~l L~o rv a~ 1 w=.a
su~wr#su G+~9iC~oe~t sa tL~aL saif~f'~~~•s 4~rstqn DarswLwrs .a~?
twr prcvic~es. ixsti?raci4atian~ wswlrt #iiruri~r t:+~C}~ed~ driltirig Cr~s:
o~o~inqt~ ta wm'~ust+r subs~rria+Ga •~ss~rials. In 'adet#tia+. oarro•~
+~r~as o~wca ~cs:~en stw~id b~ ierwsC~qatwQ ~~+rtl~rwint sut~~.so~~~t~
~9~ 2
t.1~3 , j t
t~RC :o~tar+~e~.3~+e.
Rancho Marana West Specific Plan Amendment Tr~~
Revised March 18, 2005 ~ ~~o~P~
at oFras~o~d rili ~.+?~a~i~?ls, 7Pria~- ta 9raxtinq ~rew ez?++~~ttvcLion'.
}ir~a1 p~o,~+rkcz a~rw~er~s ar~,wle! ta~ rseri++r.d b~r ttr+r ~oL~rt~+ses3
se++~ie~rw~r io sNUr 1CR~s~; t.M~ r~e~.~n#~aC~~ar?~s c~e~wid~d irt site
s~Cific g~?t~tri~+rsi+ms~ r`fraarz~ ar+r »car9or'~Lard #r~ ti~?~? ~staj~e~t
~T~*s.
l`tw~ p~r`+? i 1 aE~ e~arry? # t r~tti »y~. e4 w+iC~s~t# c~ess an~t +coe+c 1 us t oet:s o t, tn s:
~~rts,~+r ar~ ~aa.d on ~ I+wca1 ~x~r~~e+~+~ ai+e! t.t~ rea+ults at ~rrior
1i~ctr~tu~+~ rwir... I!' ~ hav,~ ar~~e e~u~ws~iar~ r~qarding Lt~~s
~wt~ar', pisr~ d0 !'~c7rL !?~s~'td~ti CO 'CR~1sLiCL L3l1s P'~flClt. we1
ioo~t"+uG{'it~ Lhis +DpS'~'i!'Lxw7tL~I T,O b~ Or{ iirt"1tiGt.
V.+7 ~*'~~Y
G~G Cons+~t~a~ntac. 2ne `
~
',.~--w
P". Sr~a'Ct P.E.
A~q f nr?a ~ Kanup~~' -
c~C: Cts~w~~r"Cir1 Sa~u~sC I.~+r+sa~ta~++t
~r, t~oi~ t'+raair~+ar.
A{'.~8;, a~,~a
Rancho Marana West Specific Plan Amendment rr~~
Revised March 18, 2005 ~ ~~o~P~