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HomeMy WebLinkAboutAcacia Hills Specific PlanACACIA HILLS SPECIFIC PLAN PREPARED FOR: THE TOWN OF MARANA, ARIZONA PREPARED BY: P&D TECHNOLOGIES, INC. SWCA, INC. SIMONS, LI & ASSOCIATES, INC. PRESENTED BY: THE ESTES CO. COMMUNITY DEVELOPMENT DIVISION JUNE 21, 1988 ORDINANCE NO. 88.16 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA ADOPTING A SPECIFIC PLAN FOR THE ACACIA HILLS PROPERTY WHEREAS, the Planning Commission of the Town of Marana, after a public hearing, has recommended approval of a Specific Plan as submitted by the Estes Company for lands owned by it within the corporate limits of the Town of Marana; and WHEREAS, the Marana Town Council has held a public hearing with respect to the Specific Plan submitted by the Estes Company ; and WHEREAS, the Marana Town Council desires to maintain its proper role in shaping future development within its existing boundaries; and WHEREAS, the Marana Town Council has determined that the Specific Plan submitted by the Estes Company is desirable for the continued development of the Town of Marana; and WHEREAS, the requirements of A.R.S. Section 9-461.09 have been complied with. NOW, THEREFORE, BE IT ORDAINED that the Town Council of the Town of Marana, Arizona does hereby adapt the Specific Plan proposed by the Estes Company as more fully set forth in that document entitled "Acacia Hills Specific Plan", dated June 21, 1988 as amended on June 28, 1988 and with the following additional amendements: 1) That there be a second school site pursuant to a separate agreement between the Estes Company and the Marana Unified School District. 2) That the Estes Company will commission the firm of Simons and Li to conduct a conceptual drainage study (similar to the Town's Zonal Land Use Plan) with respect to the Tortolita Fan and the firm shall provide the Town of Marana with a copy of said study within one year from this date. The firm shall be responsible solely to the Mayor and Council in the preparation of this study; and which Plan shall be forthwith a public document of the Town; and IT IS FURTHER ORDAINED that any violation of this Ordinance and the failure to comply with the Specific Plan it incorporates, shall be deemed a class I misdemeanor, and that each day that a violation continues shall be deemed a separate offense. PASSED ADOPTED AND APPROVED by the Town Council of the Town of Marana, Arizona this 5th day of July, 1988. ATTEST: TOWN CLE APPROVED AS TO FORM: } 7� W ATTORNEY MAYOR REVIEWED BY: TOr MANAGER DATE PUBLISHED: WHERE PUBLISHED: ORDINANCE 87, 13 AN ORDINANCE ANNEXING TO THE TOWN OF MARANA WHEREAS the owners of at least one-half of the assessed value of the real and personal property in the area (described below) and more than one-half of the real property owners therein have presented a petition to the Town Council of the Town of Marana, Arizona, requesting annexation to the Town of Manana; and WHEREAS said area is contiguous to the Town limits of the Town of Marana; and WHEREAS the requirements of A.R.S. Section 9-471 have been met; and WHEREAS the Town Council of the Town of Marana, Arizona considers it beneficial to the people of the Town of Marana and of the area to be annexed to extend the limits of the Town by such annexation. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA as follows: That the land more particularly described as (map attached.); ACACIA NLLLS ANNEXATION A parcel of land being a portion of Sections Rlyd !; it► Township 12 South, Range 12 East. Gila and Salt River base and Meridian, Pima County, Arizona, being more or less 4100 acres. more particularly described as follows: All of Section 2, All of Section 3, All of Section 4, AN of Section 5, Except any portion lying Southwesterly of the Northeasterly right-of-way Eine of Southern Pacific Co.'s Railroad, The East half of Section 6, Except the North 50 feet of the West half of the Northwest quarter of the Northeast quarter, Except any portion lying Southwesterly of the Northeasterly right-of-way line of Southern Pacific Co.'s Railroad, The North half of Section 8, Excep; ar^y portion lying South%esterly of the Northeasterly right-of-way, line cl S:,ut�. r.n. PSc:f,c 1.0.'S Railroad; All of the Southeast quarter of the Northeast quarter, and the North half of the Northeast quarter, and the Northwest quarter, and the Northwest quarter of the Southwest quarter of Section 9, Except any portion lying Southwesterly of the Northeasterly right-of-way Eine of Southern Pacific Co.'s Railroad; All of Section 10, Except the Southwest quarter of the Southwest quarterl All of the Northwest quarter of the Northwest quarter and the Southwest quarter of Section 11; All of the North half of the Southwest quarter of Section 1V, Except that portion conveyed In ;look 7221, Page Till Except any portions lying within Oasis Road on file In cook S of Roads and Maps. Page 69. All of the North half of the Northeast quarter, and the Southeast quarter of the Northeast quarter, and the Northeast quarter of the Southeast ouartor er Co N N Q\ At b* Q1% Be annexed to the Town of Marana, Arizona. PASSED AND ADOPTED by the Town Council of the Town of Marana, Arizona this 19th day of August, 1987. ATTEST: MAYOR / TOWN CLERK */ APPROVED AS TO FORM: I 8121 2647 MARANA vas, ; :. I TANGERINE I ROAD 'rt'::::5 E?:::fiC=Gi r-�� �s wr+ma al mom I 0 � #i■�M1 �R a�.rrm a.s�.� s�..�w � C 71 i Llmit of Annexatlon I o 00 x co I i I °c co TOWN] LIMITS �g i 4 ! 3 2 4 1 ■ j 1 co ellARNOW -� I� ri 1 10 L I 8 Ir g,J Iro 10 1 t r� --i--------------I----._—_.___ __ ____ __--_ C I iG* 14 OASISIROAD 15 i f � f 1 co i N 4`' PROPOSED ANNEXATION TO TOWN OF MARANA w A PORTION OF SECTIONS 2,3.4,5,6,8,9,10,11,12.14, AND 15 IN TOWNSHIP 12 SOUTH, RANGE 12 EAST GILA AND SALT n1w f 1E AND MERIDIAN PIMA COUNTY, ARIZONA 0 111 MIL! Gl r" L� � pi �� TABLE OF CONTENTS NO. TITLE PAGE I. INTRODUCTION I A. BACKGROUND I B. OBJECTIVES I C. DEFINITIONS 2 D. DEVELOPMENT CODE 5 II. COMPATIBILITY WITH ADJOINING LAND USES 5 A. ADJOINING LAND USES 5 B. SITE SPECIFIC LAND USE 6 C. CIRCULATION AND INFRASTRUCTURE 7 III. IMPLEMENTATION 16 A. AMENDMENT PROCEDURES 16 B. DENSITY TRANSFER LIMITATION 16 IV. DEVELOPMENT STANDARDS 16 A. RESIDENTIAL: LOW -MEDIUM DENSITY 16 B. RESIDENTIAL: MEDIUM-HIGH DENSITY 22 C. COMMERCIAL 23 D. LIGHT INDUSTRIAL 25 E. OPEN SPACE 26 F. SIGNS 27 G. LIGHTING 28 H. GRADING 29 I. STREETS AND DRAINAGEWAYS 29 J. PARKING 30 NO. TITLE PAGE V. HYDROLOGY ANALYSIS 34 VI. STREET STANDARDS 40 A. INTENT 40 B. STANDARDS 41 C. MAINTENANCE 44 D. PHASING 44 VII. OTHER INFRASTRUCTURE STANDARDS 45 A.' WASTEWATER 45 B. STORM WATER DRAINAGE 45 C. SOLID WASTE DISPOSAL 46 D. PUBLIC UTILITIES 46 E. WATER 46 VIII. STANDARDS FOR NATURAL RESOURCES 47 A. WATER AND AIR 47 B. SOILS 47 C. VEGETATION 48 D. WILDLIFE 50 IX. LANDSCAPE PROGRAM 51. A. PHILOSOPHY AND INTENT 51 B. GENERAL RECOMMENDATIONS AND REQUIREMENTS 51 C. SPECIFIC REQUIREMENTS AND STANDARDS 52 X. PHASING 58 XI. ADOPTED TOWN DEVELOPMENT CODE REGULATIONS 61 NO. LIST OF EXHIBITS TITLE PAGE 1 REGIONAL CONTEXT 9 2 LAND USES/ZONING 10 3 LAND USE PLAN 11 4 LAND USE - STATISTICAL SUMMARY 12 5 ZONAL LAND USE 13 6 MAJOR FEATURES 14 7 CIRCULATION 15 9 PLANNING AREAS 19 9 DENSITY TRANSFERS 20 10 SECTION KEY 36 11 DRAINAGEWAY SECTIONS 37 12 STREET SECTIONS 42 13 OPEN SPACE/LANDSCAPE FEATURES 57 14 SUGGESTED PHASING 60 � I � I � I L INTRODUCTION A. Background The Acacia Hills master planned community will be a comprehensively planned and designed mixed use project comprised of approximately 862 acres located within the Marana Town Limits (Exhibit 1). The most appropriate mechanism to implement development in Acacia Hills is the Specific Plan, which will serve both a planning and regulatory function. It provides an integrated, phased and cohesive approach to the development process. The Specific Plan, in effect, will become an implementation tool of Marana's General Plan. The Acacia Hills Specific Plan will establish the type, location, density and character of development within the plan area. It will function as a guide for all future development and will provide a site specific document focusing on existing site characteristics and development standards which will control development within the plan area. B. Obiectives The primary objective of the Specific Plan is to provide a means by which development may occur at Acacia Hills in an orderly, predictable manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the General Plan in that it sets guidelines for quality development that specifically address the goals of both the Town of Marana and the Developer. The Specific Plan document contains significant, project -wide background documentation and land use descriptions. This will enable future development proposals consistent with the Specific Plan (tentative plats, site plans, and/or other discretionary permits) to be reviewed in an efficient, timely manner. 1 1 I I 1. Zoning Designations The use of a Specific Plan is appropriate for a project of the scale and complexity of Acacia Hills. The Specific Plan will describe in more detail the location, intensity and type of use anticipated within Acacia Hills. The performance standards of the Specific Plan will be more restrictive than the zoning categories of Marana's Development Code to insure an appropriately regulated development process within the community. 2. Benefits The public will, through the Specific Plan, be exposed to the intent of the land use proposal and anticipate its proposed uses prior to detailed design submittals. This project is to be developed as a master plan and not in a random manner without limitation for ultimate size and location of land uses. Additionally, the Town of Marana is assured, through the Specific Plan process, of implementation of its General Plan in an orderly process. Finally, the Town of Marana will enjoy the economic benefits of increased revenues resulting from the implementation of the Acacia Hills Specific Plan (see Acacia Hills Economic Impact Analysis- April, 1987.) The applicant benefits through the security of having approved zoning for the property. Development proposals are then examined through the platting and improvement plan review process. Finally, the Specific Plan creates favorable market conditions, as prospective builders and homeowners have assurances of the quality and predictability of land use patterns. C. Definitions 1. Acres (Acreage)- Approximate acres. 2 2. Building Site- A legally created parcel or that portion thereof, submitted for development approval pursuant to this Specific Plan. 3. Commercial- A classification including office, restaurant, personal and business services, retail sales, specialty retail and entertainment, recreational, and cultural uses, but excluding manufacturing or warehousing uses pursuant to the standards contained in this Specific Plan (Section IV.C.). 4. Density - The number of residential dwelling units per gross acre. S. Developer- An individual or entity who acquires or leases property in the Acacia Hills project for the purpose of developing in accordance with the Plan. 6. Development- Residential, commercial, industrial, community facility or other construction, together with the land upon which the building or structures are constructed. 7. General Plan- The Town of Marana General Plan. 8. Light Industrial- A classification utilized for industrial, manufacturing and support services, planned as a unit, pursuant to the standards contained in this Specific Plan (Section IV.D.). 9. May- Permissive 10. Office- A place where professional or semi-professional services are provided, or a particular kind of business is transacted, excluding retail and wholesale trade as a principal use. Support and other limited retail uses are 3 permitted as secondary or accessory uses. All uses shall be pursuant to the Standards contained in this Specific Plan (Section IV.C.). 11. Open Space- Any area utilized primarily for the purpose of providing relief or contrast to the constructed environment pursuant to the standards contained in the Specific Plan. 12. Owner- Any individual or entity owning real property within the Acacia Hills project. 13. Plan- The Acacia Hills Specific Plan. 14. Planning Areas- Sub areas within the area regulated by the Acacia Hills Specific Plan with specified permitted uses and regulations governing the development of those sub areas. 15. Planning Commission- The Planning Commission of the Town of Marana. 16. Planning and Zoning Administrator: The Planning and Zoning Administrator of Marana. 17. Prosect- The Acacia Hills project. 18. Residential- A use primarily occupied by dwelling units but having support uses pursuant to the standards contained in this Specific Plan (Section IV.B.). 19. Shall- Mandatory. 20. Specific Plan- The Acacia Hills Specific Plan. 21. Town- The Town of Marana, Arizona. 4 a 22. Town Council- The Town Council of Marana. 23. Town Engineer- The Town Engineer of Marana. D. Development Code The Specific Plan has been designated by the Town of Marana Development Code as an option to traditional zoning designations in order to more clearly define details of zoning, land use, transportation and development regulations for developments such as Acacia Hills. The implementation of the Specific Plan will have a positive impact on the health, safety, order and general welfare of present and future inhabitants of the Town of Marana. As described in the Specific Plan and the preceding paragraphs of this section, the Specific Plan provides intelligently planned facilities, and an orderly method of construction. The Plan is in conformance with the General Plan of the Town of Marana and is consistent with the intent and purpose of the Development Code (Chapter 1.02). It should be noted that where the terms of the Specific Plan conflict or are inconsistent with the terms of the Development Code, the terms of. the Specific Plan take precedence. II. COMPATIBILITY WITH ADJOINING LAND USES Elements of the Specific Plan are described below, suitable and compatible with adjoining land uses and advanced planning programs specified by local jurisdiction. A. Adjoining Land Uses The land adjoining the Specific Plan area is predominately unoccupied and undeveloped (Exhibit 2). These undeveloped lands occupy several thousand acres around the Acacia Hills property. 5 � I if, B. Site Specific Land Use The Specific Plan land use element provides for an urbanized area with major emphasis on residential development (Exhibit 3). Portions of the property are planned for commercial and campus industrial development. A moderate density category will be predominant at Acacia Hills. A lower density use restricted to S4 acre lots with a one story height limitation will be located along the northeast perimeter of the project (Exhibit 3). This restriction will be one lot deep and will serve to further buffer neighboring properties. Support and ancillary uses such as commercial, light industrial and open space will also occupy the property. Additionally, a school site is located in the northeast quadrant of the property. The areas surrounding the intersection of Acacia Way and Avra Valley Road/Lambert Lane will have the most intense development. A detailed statistical summary is contained in Exhibit 4. 6 A few scattered residences occupy parcels mainly east of the project. These consist of mobile homes and other single family structures. Most of these residences are in unincorporated Pima County, and are built under SR (Suburban Ranch) or GR (Rural Residential) zoning categories. These zones do not contain substantial design standards. In comparison, the Acacia Hills Specific Plan will give more detailed guidance to builders and developers within its jurisdiction. The Specific Plan provides for higher densities than those on the land adjacent to the Plan Area. However, the densities provided for in the Specific Plan are consistent with those allowed by the Town of Marana General Plana Furthermore, the Specific Plan densities are compatible with those recommended by the Pima County Tortolita Community Plan. No residence or other structures are located within 150 feet of the Acacia Hills property boundary. Lot locations adjacent to the property are shown in Exhibit 2. if, B. Site Specific Land Use The Specific Plan land use element provides for an urbanized area with major emphasis on residential development (Exhibit 3). Portions of the property are planned for commercial and campus industrial development. A moderate density category will be predominant at Acacia Hills. A lower density use restricted to S4 acre lots with a one story height limitation will be located along the northeast perimeter of the project (Exhibit 3). This restriction will be one lot deep and will serve to further buffer neighboring properties. Support and ancillary uses such as commercial, light industrial and open space will also occupy the property. Additionally, a school site is located in the northeast quadrant of the property. The areas surrounding the intersection of Acacia Way and Avra Valley Road/Lambert Lane will have the most intense development. A detailed statistical summary is contained in Exhibit 4. 6 11 C. Circulation and Infrastructure The Specific Plan circulation system (Exhibit 6) is consistent with the Town of Marana's General Plan Circulation (Exhibit 7) which illustrates a proposed extension of Avra Valley Road from Interstate 10 through the Acacia Hills property to the east. Tortolita Parkway (El Camino de Manana) "touches" the southern boundary of Acacia Hills and will provide access from the south. These roads are interconnected by primary arterials that extend north to Tangerine Road and eventually to the northern loop of Tortolita Parkway. Exhibit 1 illustrates the existing road system in the vicinity of Acacia Hills. Acacia Way and Avra Valley Road/Lambert Lane are the major arterial roads regulated by the Specific Plan within the Acacia Hills community. Other roads will also be subject to the Specific Plan. The master developer of Acacia Hills has undertaken extensive studies that analyze the opportunities to incorporate the project into the existing and proposed area -wide infrastructure network. 7 L The Town of Marana General Plan Zonal Land Use Exhibit designates three use areas for Acacia Hills (Exhibit 5). The primary use area is Zone B: Preferred Development Envelopes, which includes intense residential development; moderate to high density. The other use areas are: Zone E: Transportation Corridor/Mixed Use, which includes highly urbanized corridor and industrial, business, parks and distribution with limited residential; and Zone A: Village Cores, which includes neighborhood commercial/retail, public services and office/professional uses. Thus the land use element of the Specific Plan substantially conforms with the provisions of the General Plan. C. Circulation and Infrastructure The Specific Plan circulation system (Exhibit 6) is consistent with the Town of Marana's General Plan Circulation (Exhibit 7) which illustrates a proposed extension of Avra Valley Road from Interstate 10 through the Acacia Hills property to the east. Tortolita Parkway (El Camino de Manana) "touches" the southern boundary of Acacia Hills and will provide access from the south. These roads are interconnected by primary arterials that extend north to Tangerine Road and eventually to the northern loop of Tortolita Parkway. Exhibit 1 illustrates the existing road system in the vicinity of Acacia Hills. Acacia Way and Avra Valley Road/Lambert Lane are the major arterial roads regulated by the Specific Plan within the Acacia Hills community. Other roads will also be subject to the Specific Plan. The master developer of Acacia Hills has undertaken extensive studies that analyze the opportunities to incorporate the project into the existing and proposed area -wide infrastructure network. 7 L it, I I Feasible options exist for road, water, sewer and utility service to the Acacia Hills site. These options are suitable from the standpoints of physical and economic realities, and have no negative financial impacts on the Town of Marana. 8 m*mm 4w� r mwlwm m m oomm mom +� o , o s \ m B cn CT-2 � •� . Z 1 v GR ,,.• GR \ u y C <..;, 3.'•%'r::r {.r �. TATE - � GRI SH R i cl Sef p: LEGEND } f UNDEVELOPED (OPEN, GRAMNG, RANCHMG, ETC.) RESIDENTIAL w SH sR SR en BUSINESSANDUSTRIAL EXISTING RESIDENCE ( �• f/ s FTI WELL SITE MARANA \ w ✓ ra i v „i GR GENERAL RURAL © TOWN LIMITS a SH SR SUBURBAN RANCH O ZONE B SH SUBURBAN HOMESTEAD } CR-1 SINGLE RESIDENCE CB/CI BUSINESS/INDUSTRIAL/ WAREHOUSE + C m -- mx LA D M12MO/ZOHHK[# ACACIA HILLS N THE ESTES CO. �. ° RESIDENTIAL i i I 3-6 DWAC RESIDENTIAL 30.o Ac RESIDENTIAL RESIDENTIAL 336.0 ACC 330.8 AC C i 36.2 OWAC J 30.0 AC 30.e AC O.S.. �d i 2A I RESIDENTIAL RESIDENTIAL 3-6DWAC O.A. a-12 DWAC O7 ' 33.0 AC 3b A 30J AC I m RESD. RESIDENTIAL RESIDENTIAL I RESIDENTIAL 13-22 DWAC 3-e oWAc O zs.iecc RESDENTIAL i \ 0 12 DWAC 11.3 AC 28.6 AC 3-6 MAC \`v\27.0 AC ', 31.2 AC RESIDENTIAL /\) � O � RESIDENTIAL 6-12 16. o3 AC D I \ \ 1382 DU/ AC 13-22 W/AC 1e.Iz� 1Fba. V 19.0 AC 18.7 AD LOW NOMINAL/ \W , MUNIOPAL44.3 AC m D.E. 2.4 Ac RESIDENTIAL i o� pI DWAC RESIDENTIAL 3-6 27.1 Ac I \ COMMERCIAL COMMERCIAL 3-6 MAD \\ - 16.6 AC 13.1 Ac 21.7 AC \ \\ + RESD. LAMBERT LANE 13 L COMMERCIAL 13-azA 13O AC 8.7 ACD \ ORA�pEN'A7 LEGEND �\ I RE$IDENTIIAL 10, RESIDENTIAL 14.2 AC I -eAD / RESIDENTIAL 3 \ 1477 �c COMMERCIAL LIGHT INDUSTRIAL{, RESIDENTIAL 3-6 MAD .S 30.0 AC SCHOOL O M� i e.z Ac 6 �__-_- OPEN SPACEDAN ROAD _ O.S. . _ _ — -- _ -- - .. 15 1 RESIDEwAcL -� PROPOSED ROADWAYS I I7A AC I RESIDENTIAL D.E. PROPOSED DRAINAGE EASEMENTS 3'ee.9AD COMMERCIAL 6.6 Ac 1/2 ACRE LOT/ 1 STORY BUFFER x b fl Q \\ ACACIA HILLS w THE ESTES CO. IDA VISTA Anm,KeSID e�T6lidYL EXHIBIT 4 ACACIA HILLS LAND USE -STATISTICAL SUMMARY LAND USE DENSITY ACRES UNITS % Residential 3-5 418.9 2095 54 Residential 6-12 95.8 862 23 Residential 13-22 49.7 870 23 Subtotal 564.4 3827 100 Commercial 65.0 Light Industrial 44.3 School 12.1 Subtotal 121.4 Open Space 16.8 Natural Drainageway 39.0 Drainage Easements 65.2 Roads 55.2 Subtotal 176.2 TOTAL 862 3827 12 ZONAL LAND USE ZONL Jx fpoe!•1 OpPeitxuitip tlniOp Oppeetpitlp Iwep•• DlvYleplwt But• e! W fit Wtin•tiw lWru o fP•eiLie Plp D••1Y••t•e erw Caetl.rW Rew! t:erxsiq P1Y o s« eontsn..ul !.n•. fi.ksYit • t wjµbl- y •.��_ Zr� ;}fly LGLPG•vV �EO _.a_� I.:.-vt. - i'.�S\~ ///Y DYplepppc f•••irlp frp• ZONE 1: vill•p Corp FEE ]ANE O: M•r•n• rpn cer• NvlYn.er.one Co•••rcul/Y•t•11 !ur•1 iw Mrwue IMtapx c Vwy by D•pitip IClpeorintl) Gewrepnul PUYlia/Ou••1-Putl11e t.•M Wp Pu.lac E• o Offic•/Prefp�fen•1 opw fpw Co[rieet Ce.prei•1 NrvleN ►•pip/fetlp lwrwtiw a Ppiewti•1 e Sr•eet•r D•n•i[Sp Lei PipKptip LOYfi 6: P[•t•rrM D•r•leppni EnrYlepp 20ME Nx UrWn Np•rp lntwx•• 1pipnti•1 D•v1 ep•onC 20lE Ex rr•.,.pe:ouen <errlaer/Nips Yp NeleiuY Lep C•y to Yl�lw• Cer• Cow•pt e-Np•r•u M.. D•n•1[Y Nitl.ly o[tl•ni••e Cerriee[ lveptti•1/Wing• Peek•/DLteipilen o Pipl fi[ P•i4 lx.sua wsewss.l zole c: p.wop..nc enwlpP« o New• � oo«x app c•rrseer P[ipril> Ppiewti•1 LAME F: it«rt Cerrieor f••v C[u• !ivr Mee•i•u ce L« Owitip Clw •rinv Tr•n•perutaen D[•iptl• Y•y/YUW [Ase .1Wtt e 6upPortln9 U•w k.«L/P•rp Xes•1• pi•t[i.utaen/Inepcti•3 /Pu•inp• Perk ur•1 !•tOpw sp•e• N•tptiw/D•Cwtion Wi•• e ce.prei.l s•r.a«• r•e.e. tlewenap/rereeliu Newui.. rr.0 sps... P•••!../.stip .wr..tiepl Yppertwitap TOWN OF MARANA r[•ptK fll Wiepts.l Dw•itlp Out P•[b e C.A.P. A R I Z O N A ZONL Jx fpoe!•1 OpPeitxuitip tlniOp Oppeetpitlp Iwep•• DlvYleplwt But• e! W fit Wtin•tiw lWru o fP•eiLie Plp D••1Y••t•e erw Caetl.rW Rew! t:erxsiq P1Y o s« eontsn..ul !.n•. fi.ksYit EXHIBIT 5 f [7 u 1 ................... �o (1 JIVM vlovov! �6D foul xci) =O C) Baca � V� QW QLU aFl. EXHIBIT 6 CIRCULATION t F. ll e .5jW1 �I_ I � • C ��.u.: N •s r _ - #_ - _ + sruellE ar MlrlueMCe - - - •• 6.�" ~�; Rinat Area" ' f a � ■ c ■ � —1-_,n nT,f , rens . - . Secondary -_ F ■ 7 ■ , �4 00 ' " i I -= Moore � (•.. x•. • - — - Tan erin 1_ - L ACACIA HILLS no ■ - I Linda vista - � 4 1, •7' ■ _ Fri i �._. 1 � `t .. Cortaro TM 41 LEGEND a 'E Or ■RUExGE— �, ' E : M : .i N �, r . , r7 . S"1 Proposed Interchange Existing Interchange State Highway /• "' ' —_�__ z " � _ ` Key Feature. 1GIl I-1 Principal Arterial TOWN OF MARANA A R I Z O N A EXHIBIT 7 i] u III. IMPLEMENTATION A. Amendment Procedures When an amendment is requested to the adopted Specific Plan, the Planning and Zoning Administrator will refer the request along with recommendations to the Planning Commission for public hearing after which the Planning Commission shall make its recommendations to the Town Council. B. Density Transfer Limitations The Specific Plan consists of five major planning areas (Exhibit 8). The maximum total number of allowable residential units for the entire project is 3827 units. Exhibit 8 shows the target number of units for each planning area. No planning area shall exceed twenty (20) percent more than its specified target yield and no more than 3827 residential units may be constructed on the entire project without obtaining a Specific Plan amendment. Transfer limitations are also governed by Ordinance 83, Section 05.06.06. Exhibit 9 specifies donor and recipient areas within the plan. These densities may be distributed from any donor area to any. recipient area as long as no planning area exceeds 20% of its target yield. All parcels within each planning area indicate a density range. This is to be used as a guide to the density range of each parcel. Proposals that exceed 120% of the targeted number of units per planning area or transfer limitations shall necessitate a Specific IPlan amendment. IV. DEVELOPMENT STANDARDS A. Residential: Low -Medium Density (3-5 DU/AC) 1. Permitted Uses 16 a. Single-family detached dwellings a. In the event conventional Single -Family Detached b. Two or more attached single-family dwellings shall apply: including duplexes and townhomes. (1) Building site area: Three Thousand (3000) C. Parks and open space areas, recreation centers and (2) Building site width: Thirty -Five (35) feet facilities, riding and hiking trails and golf, health and minimum. tennis facilities. d. Community facilities. maximum. e. Use and structures typically incidental or necessary to maximum for all buildings on the site. residential uses. (5) Building setbacks: f. Public or private elementary schools. 2. Site Development Standards a. In the event conventional Single -Family Detached Subdivisions are implemented, the following standards shall apply: (1) Building site area: Three Thousand (3000) square -foot minimum. (2) Building site width: Thirty -Five (35) feet minimum. (3) Building height: If peaked roof, thirty (30) feet maximum. If flat roof, twenty-five (25) feet maximum. (4) Building site coverage: Fifty (50) percent maximum for all buildings on the site. (5) Building setbacks: (a) Adjacent to Acacia Way, Avra Valley Road/Lambert Lane or Tortolita Parkway thirty (30) feet from right of way. Adjacent to collector roads, twenty (20) feet from the right-of-way. (b) From any property line abutting any other street, ten (10) feet minimum. (c) From at least one side property line not abutting a street, five feet. From any rear property line: ten (.10) feet. 17 (d) Patios: No minimum except the street side property line of a corner lot, in which case a minimum distance of ten (10) feet shall be maintained. (e) Minimum side yard setbacks between units shall be arranged such that along any 300 foot dimension (parallel to a residential road right-of-way) beginning at any side yard property line, a minimum of 20% of the 300 foot dimension shall contain side yard setbacks in order to provide visual relief from the right-of-way. (f) Projections into required setbacks: Eaves, cornices, chimneys, balconies and other similar architectural features may project four (4) feet into any required front, rear or side setback. (6) Garage and carport placement: The point of entry to a garage or carport shall be a minimum distance of twenty (20) feet from the back of the residential right-of-way. (7) Fences and walls, maximum height is six feet. b. In the event Attached Single -Family Dwellings are implemented, the following standards shall apply: (1) Building site area: Three thousand (3,000) square feet minimum. (2) Building site width: Thirty (30) feet minimum. (3) Building height: If peaked roof, thirty (30) feet maximum. If flat roof, twenty-five (25) feet maximum. (4) Building site coverage: Sixty (60) percent maximum. 18 r----------------- 00 1 ° ; ,yV�p J 00. 0 I°Q :off" �� Q,�" a $ of IO ¢ �4 O Qr, i i N O Z y� ail J t0 o ip ° p < Y I I' ' I J li K3 _ Cys _ 00 � w12 p 0o Op 93 1 <p GO w " LuW ` J �0 I al; T-�< J Qi F Who c Q g�� �o �,- > �•�i tu. =gin is eqqe - Y a u itl�I Wb" We< 2< U` Vr, DO Ua OI! C O�.p U,��. 00000�000� 6 0 U - Z. Wj< J O y P��< Z aY�< W e � J _ e Woe ir <yg o JW O O Q 0 C5 O W e" - - MOM Lu > > > V �aWco \.\ cca w a W U \\\ W Z EXHIBIT 8 / } W � � Q Z cci Z N Cf) 2 W o 1 a a O � V J d a O ¢ z OAC w �J V �' aW �aW �Q_ EXHIBIT 9 1 u fl [1 1 11 1 (5) Building setbacks: (a) Adjacent to Acacia Way, Avra Valley Road/Lambert Lane or Tortolita Parkway thirty (30) feet from right of way. Adjacent to collector roads, twenty (20) feet from the right-of-way. (b) From any property line abutting any other street: ten (10) feet minimum. (c) From any side property line not abutting a street: no minimum. From any rear property line: ten (10) feet. (d) Patios: No minimum except the street side property line of a corner lot, in which case a minimum distance of ten (10) feet shall be maintained. (e) Minimum side yard setbacks between units shall be arranged such that along any 300 foot dimension (parallel to a residential road right-of-way) beginning at any side yard property line, a minimum of 20% of the 300 foot dimension shall contain side yard setbacks in order to provide visual relief from the right-of-way. (f) Projections into required setbacks: Eaves, cornices, chimneys, balconies and other similar architectural features may project four (4) feet into any required front, rear or side setback. (6) Garage and carport placement: The point of entry to a garage or carport shall be a minimum distance of twenty (20) feet from the back of the residential right-of-way. (7) Fences and walls, maximum height is six feet. 21 i 11 [I 1 r B. Residential: Medium -High Density (6-12, 13-22 DU/AC) 1. Permitted Uses a. Single-family dwellings b. Two or more attached single-family dwellings including duplexes and townhomes. C. Multiple family dwellings including, but not limited to, condominium projects and community apartment projects. d. Parks and open space areas, recreation centers and facilities, and riding and hiking trails.. e. Community facilities. f. Uses and structures typically incidental or necessary to residential uses. g. Congregate Care Facilities 2. Site Development Standards a. Building site area: three -thousand (3,000) square feet minimum. b. Building site width: No minimum. C. Building height: Thirty-five (35) feet maximum. d. Building site coverage: Sixty (60) percent maximum. e. Building setbacks: Twenty (20) feet minimum from any property line. f. Accessory building setbacks, including garages: Twenty (20) feet from any street right-of-way. g. Fences and walls, maximum height is six feet. h. Trash and storage areas: All storage, including cartons, or trash shall be shielded from view within a building or area enclosed by a wall not less than six (6) feet in height. i. Screening (1) Abutting adjacent residential areas: An opaque screen or other similar structure shall be 22 L 1 IBJ 1 I installed along all building site boundaries where the premises abut adjacent residential areas. Except as otherwise provided below, the screening shall have a total height of not less than six (6) feet and not more than seven (7) feet. Where there is a difference in elevation opposite sides of the screen, the height shall be measured from the highest point of elevation. C. Commercial 1. Permitted uses a. Retail and service-oriented businesses. b. Administrative, professional, medical and other offices. C. Institutional, financial and government facilities. d. Civic, cultural, commercial recreation and recreation uses. e. Restaurants (indoor and outdoor), cocktail lounges. f. Theaters and entertainment complexes. g. Parking lots, facilities and structures. h. Outdoor vendors. i. Automobile services, service stations and related uses. j. Accessory structures and uses necessary and customarily incidental to permitted uses. k. Residential dwellings, above the ground floor. 1. Business parks. M. Motels and motor inns. n. Educational facilities. o. Fraternal organization offices and club facilities, including health clubs and spas. p. Community facilities. q. Congregate care facilities r. Golf, health and tennis facilities S. Open space 23 u 11 1 fl 1 t. Infrastructure facilities, including but not limited to public and private roadways, pedestrian walkways, utilities and related uses, as approved by the Town Engineer and subject to the Town standards and policies in effect at the time of submittal. 2. Site Development Standards a. Building site area: One thousand (1,000) square foot minimum. b. Building height: Forty (40) feet maximum. C. Building site coverage: Sixty (60) percent for all buildings on the site (maximum). d. Building setbacks (1) Adjacent to Acacia Way or Avra Valley Road/Lambert Lane, thirty (30) feet from right of way. (2) Adjacent to all other streets, twenty (20). feet from right of way. (3) Adjacent to residential properties, thirty (30) feet from property line. (4) Adjacent to all other uses, twenty (20) feet from property line. (5) Setbacks may include landscaping, pedestrian walkways and vehicular access. e. Screening (1) Abutting adjacent residential areas: An opaque screen or other similar structure shall be installed along all building site boundaries where the premises abut adjacent residential areas. Except as otherwise provided below, the screening shall have a total height of not less than six (6) feet and not more than seven (7) feet. Where there is a difference in elevation opposite sides of the screen, the height shall be measured from the highest point of elevation. 24 1 L Ci C t u n J 1 l 11 D. Light Industrial 1. Permitted Uses a. Uses primarily engaged in research activities, including research laboratories, development laboratories and related uses. b. Manufacture, research, assembly, testing and service of components, devices and equipment. C. Industries which provide a service as opposed to the manufacture of a specific product, such as: appliance repair, tooling, small machine shops. d. Industrial parks. e. Business Parks. f. Office (as defined under Commercial) g. Retail Establishments. h. Trade Schools. i. Hospitals, clinics and medical offices. j. Congregate care facilities k. Public/private utility installation/facilities. 1. Storage garages. M. Accessory uses. n. Golf, health and tennis facilities o. Infrastructure facilities including but not limited to public and private roadways, pedestrian walkways, utilities and related facilities, as approved by the Town standards and policies in effect at the time of submittal. p. Support commercial uses. (1) Blueprinting (2) Administrative, professional, financial and business offices. (3) Restaurants (4) Automobile service stations. (5) Wholesale establishments 25 11 1 �l C 2. Site Development Standards a. Building height: Forty (40) feet maximum. b. Building Site coverage: Fifty-five (55) percent as averaged over the entire light -industrial parcel, excluding public and private streets. C. Building setbacks: (1) Adjacent to Acacia Way or Avra Valley Road/Lambert Lane, thirty (30) feet from right of way. (2) Adjacent to all other streets, twenty (20) feet from right of way. (3) Adjacent to residential properties, thirty (30) feet from property line. (4) Adjacent to all other uses, twenty (20) feet from property line. (5) Setbacks to include landscaping, pedestrian walkways and vehicular access. d. Screening (1) Abutting adjacent residential areas: An opaque screen or other. similar structure shall be installed along all building site boundaries where the premises abut adjacent residential areas. Except as otherwise provided below, the screening shall have a total height of not less than six (6) feet and not more than seven (7) feet. Where there is a difference in elevation opposite sides of the screen, the height shall be measured from the highest point of elevation. E. Open Space 1. Permitted uses a. Public and private open space lands and facilities, including parks, playgrounds and similar permanent open space uses. 26 b. Greenbelts C. Riding, hiking and bicycle trails, limited to nonmotored vehicles. d. Public and private golf courses. e. Drainageways, retention facilities, permanent and temporary. f. Infrastructure facilities including but not limited to public and private roadways, parking areas, pedestrian walkways, utilities and related uses, as approved by the Town Engineer and subject to the Town standards and policies in effect at the time of submittal of offsite improvement plans. 2. Development standards a. Coverage (1) Specific Uses: Commercial and light industrial use shall have a minimum of ten (10) percent open space in permanent landscaped materials. Five (5) percent of all areas within parking lots shall be landscaped. (2) Residential: A minimum of five (5) percent of residential uses shall be accessible open space. Open space uses shall include drainageways, permanent landscaped areas and common recreational facilities. Five (5) percent of all areas within parking lots shall be landscaped. F. Signs 1. Intent a. Proper signage controls increase safety, enhance directional character and protect the overall visual environment of the project. 27 1 28 b. Signage shall be minimized in number and size . throughout the Acacia Hills Community. 2. Requirements a. Temporary project identification signs (for individual ' parcels) shall be permitted. Not more than one temporary project identification sign may be installed per project. b. Permanent project identification signs shall be of the monument type. C. Acacia Hills entry/monument signs will be limited to ' main and secondary project entries (Exhibit 10). d. Identification signs for community facilities must be in keeping with the architectural style of the buildings they serve. e. Standard signs shall be used to facilitate safe on-site traffic circulation. Traffic signs shall comply with the Town of Marana and Arizona Department of Transportation standards. G. Lighting 1. Intent a. Lighting shall be provided only as necessary to provide the functional requirements of safety and security. b. Unecessary use of lighting is prohibited in the interest of maintaining a peaceful, subdued, nighttime environment. C. Light shall not spill into adjacent owner's properties. 2. Requirements a. Recommended lamp types are low pressure sodium and temission incadescent which may minimize undesireable light into the night sky. 28 b. High pressure sodium, metal halide and quartz lamp types are discouraged. Mercury vapor lamps are prohibited. C. Temporary project signs and permanent entry signs/monuments may utilize lighting fixtures to illuminate the signage. d. Light fixtures for community facilities shall provide the necessary lighting for safety and security. Lighting shall be minimized to prevent "spill over" onto adjacent properties. H. Gradin 1. Intent a. Grading will be necessary throughout the Acacia Hills community. 2. Requirements a. To provide visually attractive, controlled grading conditions, all proposals must conform with conditions set forth in the Covenants, Conditions and Restrictions. b. No grading shall be performed more than 120 days prior to commencement of construction. I. Streets and Drainageways 1. Intent a. Community streets and drainageways are considered major design elements. Thus, their design and relationships to adjacent uses is of paramount importance. 2. Requirements a. All streets and drainageways shall comply with The Town of Marana Development Code and shall be governed by the Covenants, Conditions and 29 Restrictions to be recorded by the developer of the property. J. Parkin 1. Minimum Parking Requirements for Individual Uses Off right-of-way parking shall be provided for all land uses, as listed below. The applicant may elect to provide a greater amount of parking than shown. Minimum parking requirements are listed for the following uses: a. Residential Uses. (1) Detached single-family dwellings, two (2) covered parking spaces per unit. (2) Duplexes, two (2) covered parking spaces for each unit. (3) Three (3) or more dwelling units on a site. (a) Bachelor and one (1) bedroom units: One and one-half (1.5) spaces per unit, one of which shall be covered. (b) Two (2) bedroom units: Two (2) spaces per unit, of which one (1) shall be covered. (c) Three (3) bedroom or more dwelling units: Two (2) spaces per dwelling unit, of which one space must be covered. (4) All building sites or lots containing five (5) or more dwelling units: two-tenths (.2) guest uncovered parking space shall be provided for each dwelling unit, in addition to the required number of parking spaces state above. b. Boardinghouses and Clubs, Lodges, Fraternities, Sororities, Group Care Facilities, and similar establishments providing sleeping accomodations on not less than a monthly basis: One space for each guest room, suite, or other accomodation, or for each �, two beds, whichever is greater. 1 t El 1 I I i C. Hotels: One (1) space for each guest room up to a total of 300 rooms; eight -tenths (.8) of space for each room in excess of 300 rooms. d. Motel: One space for each guest room or rental unit or one space for each two beds, whichever is greater. These facilities are specifically designed for guests utilizing the automobile for their primary means of transportation on the trip or vacation causing the need for overnight accomodations. e. Neighborhood Convenience Facilities: (Convenience Grocery Stores) One space for each 150 square feet of gross floor area; provided, however, if parking requirements for a. specific use are prescribed elsewhere in this section, the requirement for the specific use shall apply. f. Retail Stores and Other Commercial Establishments in a Shopping Center: One space for each 200 square feet of gross floor area, excluding floor areas used exclusively for truck loading. g. Retail Stores and Service Establishments Not in a Shopping Center other than Neighborhood Convenience Facilities: One space for each 225 square feet of gross floor area for buildings of less than 20,000 square feet, plus one space for each 275 square feet of gross floor area for buildings exceeding 20,000 square feet, excluding floor area used exclusively for truck loading in either case. h. Repair Shops, Repair Garages, Blueprint and Photo Copy Services, Heating and Ventiliating Shops, Plumbing Shops, Wholesale Business Establishments, and Similar Establishments and Retail Stores Handling Only Bulky Merchandise, Such as Furniture and Household Appliances: One space for each 400 square 31 1 32 1 feet of gross floor area, excluding floor area used exclusively for truck loading. i. Retail Nurseries, Garden Shops, and Similar Establishments with Outdoor Sales and Display Areas: One space for each 500 square feet of outdoor sales or display area plus additional spaces as may be required by the Planning Commission. j. Automobile Sales and Service Agencies and Other Types of Sales, Service, and Rental Agencies for Automotive Vehicles, Boats and Equipment: One space for each 300 square feet of enclosed display or sales area, plus one space for each 1,000 square feet of outdoor sales or display area. k. Warehouses and Other Storage Buildings: One space for each 500 square feet of gross floor area up to 20,000 square feet plus one space for each additional 1,000 square feet up to 100,000 square feet; 120 spaces for the first 100,000 square feet, plus one space for each additional 2,000 square feet up to 500,000 square feet; 320 spaces for the first 500,000 square feet, plus one space for each additional 10,000 square feet up to 1,000,000 square feet; 370 spaces for the first 1,000,000 square feet plus one space for each additional 50,000 square feet. 1. Manufacturing Plants, Assembly Plants, and Other 1 Industrial Establishments: One space for each 600 square feet of gross floor area, excluding floor area used exclusively for truck loading, or one space for each employee on the maximum shift, whichever is greater, but not less than six spaces. M. Sanitariums, Nursing Homes and Congregate Care: One space for each six patient beds, plus one space for each employee on the maximum shift, other 32 1 n. o. P• q• r. S. t. than doctors, plus one space for each staff and one space for each regular visiting doctor. Places of Public Assembly, Such as Churches, Theaters, Mortuaries, Community Centers, Auditoriums (including school and college auditoriums, arenas, gymnasiums, and similar places): One space for each four fixed seats in the principal assembly area or one space for each 40 square feet of floor area in the principal assembly area if fixed seats are not provided. Nursery Schools, Preschools, and Daycare Centers: One space for each employee on the maximum shift and one space for each 10 students for visitor parking; but not less than six spaces. Public and Private Schools, Elementary and Junior High Level: One space for each teaching position and each non -teaching employee on the maximum shift and not less than five additional spaces conveniently located for visitor parking. Arts and Crafts Schools, Music and Dancing Schools, and Business, Professional and Trade Schools: One space for each employee on the maximum shift and one space for each two students, based on maximum enrollment capacity. Nonprofit Social Service Organizations Involving Office Activities Only: One space for each staff member on the maximum shift, but not less than six spaces. Private Libraries, Museums, and Art Galleries: One space for each employee on the maximum shift plus such additional spaces as may be prescribed by the Planning Commission. Public Buildings and Public Facilities: One space for each employee on the maximum shift plus additional 33 spaces as may be prescribed by the Planning Commission. U. Public Utility Structures and Installations, Transportation Terminals, and Transit Stations: One space for each employee on the maximum shift plus such additional spaces as may be prescribed by the Planning Commission. Parking requirements for land uses not specified above shall be provided as approved pursuant to a resolution of the Planning Commission, in accordance with the guidelines for parking set forth in the latest revision of the Marana Development Code. 2. Exceptions to Parking Requirements Specific requests for parking reductions shall be considered on an individual basis and supported by information contained in a traffic engineering investigation, prepared by a registered traffic engineer. V. HYDROLOGY ANALYSIS The drainage conditions which exist within Acacia Hills consist primarily of shallow, braided "sheet flow", with little channel definition. The channels which do exist have very little capacity for conveying flood waters, and will be overtopped even during small flows. After flowing across the Acacia property, runoff will proceed southwesterly for a short distance across private property, and then pond on the upstream side of the I-10 and the S.P.R.R. embankments. The water will then move northwesterly along this obstruction, gradually flowing through undersized highway culverts in a westerly direction into the Santa Cruz River. 34 � I I I The proposed drainage plan for Acacia Hills consists of three (3) major elements: (Exhibits 3, 6, 10, and 11) 1. A system of collector channels; 2. Three major conveyor channels; 3. Three spine washes. The collector channels will be located along the upstream perimeter of the development. These channels will serve the purpose of capturing the sheet -flow runoff which ordinarily flows across Acacia Hills, and direct it to three major conveyor channels. The conveyor channels will deliver the offsite runoff to two large bridge or culvert structures to be located at the I-10 and the S.P.R.R. embankments. A short reach of channel will also need to be constructed downstream (west) of these embankments in order to convey the combined flows arriving at these structures into the Santa Cruz River. The central conveyor channel will split into two channels in an upstream direction. A secondary purpose of the conveyor channels is to convey onsite runoff. A portion of the runoff generated on Acacia Hills will be routed to the conveyor channels in order to be discharged from the site. Runoff will be generated on the Acacia Hills site, and this runoff will need to be discharged from Acacia Hills at specific locations. As can be seen on Exhibit 6, the system of collector, conveyor, and spine -wash channels proposed for this project will cross properties other than the Acacia Hills project site in order to pass under both the S.P.R.R. and I-10; then finally drain into the Santa Cruz River. The Estes Co. and the owner of the adjacent downstream property have agreed that drainage will be accepted onto the downstream property at or near the locations shown on Exhibit 6. Ultimately, these channel alignments will be continued all the way to the proposed culverts or bridges planned to be constructed under both the S.P.R.R. and I-10. 35 1 1 1 1 1 1 I 1 1 1 .8-.S �p .6-.c H Z W 0 idW O eL Qcn U J ccnn W a aW Z EXHIBIT I1 1� 1 I I 11 In the event that Acacia Hills channels are constructed prior to the downstream channels, certain measures will be undertaken to mitigate the effects of concentrated flow on the downstream property. These measures may consist of temporary flow spreaders/energy dissipators or similar devices which will expand the concentrated flows and reduce their velocities back to values near those for existing conditions. These structures may consist of some combination of splitter vanes and/or rip -rap aprons or plunge basins, or other measures suitable for this purpose. The spine washes will consist of "corridor strips" centered on the main channels of Prospect Wash and Canada Agua wash. These "corridor strips" will be left in a natural state, except where crossed by roads or collector channels. No offsite runoff will be allowed into the spine washes. The functions of the spine washes will be to serve as open space to provide continuity with the spine -wash concept for the region and as conveyors of onsite runoff. These washes will carry the onsite runoff that cannot go into the conveyor channels. Some erosion protection may be needed along the edges of the spine washes, due to the braided nature of the existing channels. In order to prevent erosion and meander, the banks of the collector and conveyor channels will need to be stabilized with an appropriate treatment (e.g., rip -rap, soil cement, concrete, etc.). The channel beds will remain earthen, with cut-off walls placed at certain intervals, as necessary, to stabilize the vertical profile of the constructed drainageways. This plan not only answers the drainage needs of Acacia Hills, but also provides a'maximum degree of flexibility with respect to future growth within the upstream watershed. As development continues, the collector channels could be abandoned, and the system of conveyor and spine washes could be continued upstream to serve the drainage needs 38 t I I of future developments. However, the system of collector channels should be maintained in order to control sediment and water inflow into the spine washes. A major feature of this plan is the relationship of the offsite drainage system to the onsite system within the Acacia Hills development. Onsite drainage will need to be discharged from Acacia Hills. Under this system, the collector channels and spine washes will exit Acacia Hills at several key points, which will also serve to discharge the onsite runoff. Although the details of the onsite drainage system are not yet formulated, this concept will fit in well with any onsite scheme. "Therefore, the proposed concept is comprehensive in nature, with features that will allow it to be integrated with all future development planned to be constructed either upstream, downstream, or onsite. 1 39 Prior to implementation of this plan, a complete Hydrologic and Hydraulic Report will be prepared which provides detailed information on design discharges, flow parameters, channel geometrics, construction materials, channel alignment, and erosion/sedimentation aspects of the drainage system. Details will also be provided regarding the locations where possible future upstream channelization could connect into the Acacia Hills system, as well as details for temporary flow spreaders at the downstream limit of the Acacia Hills channelization. With regard to sediment -transport through the project, the detailed report will address the entire drainage system, including (1) sediment supply from the upstream watershed; (2) concentration of flow and sediment by the collector channels; and (3) the conveyance of same through all conveyor channels, including any future culvert/bridge structures, for final release into the Santa Cruz River. it is important that the entire system be considered in conjunction with any sedimentation analysis, in order to assure that the design will function • as intended. 1 39 I'l These drainage structures will be constructed as part of a logically phased system by the developers of the Acacia Hills property and/or surrounding property owners as part of a mutual agreement or through other funding mechanisms (Exhibit 11). VI. STANDARDS FOR PHASING, CONSTRUCTION AND MAINTENANCE OF STREETS. A. Intent 1. The street system for Acacia Hills will consist of a series of arterial, collector and local streets that will serve the community. 2. Standards and Codes that apply or relate to the design and construction of streets and other community circulation system elements include, but may not be limited to: a. Town of Marana General Plan, Transportation Element b. Town of Marana Standard Cross Sections for Roads C. Applicable Fire Department standards for fire equipment access. 3. It is the philosophy of the Master Developer that community streets and associated Rights -of -Way should be treated as major design elements. Beyond accomodating vehicular traffic, streets are the most frequently used and most visually prominent elements in the community. As such, they must be planned, designed, and engineered with great sensitivity. W In addition to streets, bike paths and pedestrian walkways are elements of the community circulation system. A comprehensive system of bike paths, equestrian trails and pedestrian walkways is to be provided throughout the Acacia Hills community. 40 I I 4. Safety must be given highest priority in the design of the community street system. Additionally, streets shall be designed to be as visually attractive and unobtrusive as possible. In general, road alignments should flow with the existing topography to minimize the required cut and fill. Road alignments should also utilize a combination of curves and tangents. This approach will reduce the visual scale of the road corridor, will discourage high speed traffic, and will allow for the framing of significant views and vistas. B. Standards 1. Arterial Streets: (Lambert Lane/Avra Valley Road, Acacia Way - Exhibits 10 and 12). 11 41 The design of arterial streets within the Acacia Hills community shall be based on the following: a. Right -of -Way widths shall typically be 150 feet. b. The ultimate pavement section shall typically include (2) 12' travel lanes in each direction. C. Ultimately, the outside edge of the pavement shall be curbed with a wedge type curb, vertical curb, or extruded curb. d. Access onto arterial streets shall be limited to intersections with major collector streets. Locations of such intersections shall be approved by the Master Developer.and Town Engineer. Access from individual residential lots onto arterial streets will not be allowed. e. Arterial streets shall typically include a 201 median within 500' of an intersection with another major arterial street or collector street. Within 500' of 11 41 e� 0 O C/). W O W V maw V� W o QW aFE a EXHIBIT 12 m< o ,o o li W O Ifl W �> W J �; *o p 0 e� 0 O C/). W O W V maw V� W o QW aFE a EXHIBIT 12 1 intersections, medians shall include left turn lanes at intersections. f. Signalized intersections shall typically be spaced no closer than one half mile. g. Rights -of -Way shall be landscaped per the landscape design section of this document. 3. Residential Streets Residential streets within the Acacia Hills community shall be based on the following: a. Rights -of -Way widths shall be a minimum of 60 feet. b. Pavement section shall typically include (1) 15' travel lane in each direction. C. Typically, edge of pavement shall be curbed with a wedge type curb. d. Tee configuration is recommended for intersections at residential and collector streets. e. A tangent with a minimum length of approximately 100' shall be provided where residential streets 43 2. Collector Streets (Exhibits 10 and 12) The design of collector streets within the Acacia Hills community shall be based on the following: a. The Rights -of -Way shall be a minimum of 60 feet. b. The pavement section for collector streets shall typically include (1) 15' lane in each direction. C. Collector streets shall typically include a 12' to 16' median within 250' of an intersection with a major arterial street. Medians shall include left turn lanes at intersections. d. Collector streets shall be curbed with a vertical, wedge, or extruded type curb. e. Rights -of -Way shall be landscaped per the landscape design section of this document. guidelines 3. Residential Streets Residential streets within the Acacia Hills community shall be based on the following: a. Rights -of -Way widths shall be a minimum of 60 feet. b. Pavement section shall typically include (1) 15' travel lane in each direction. C. Typically, edge of pavement shall be curbed with a wedge type curb. d. Tee configuration is recommended for intersections at residential and collector streets. e. A tangent with a minimum length of approximately 100' shall be provided where residential streets 43 1 t C. 1 D. 1 intersect with collector streets. Tangents shall be 90 degrees to the centerline of collector streets. f. Cul-de-sacs are recommended for residential streets. Lengths shall typically not exceed 8001. A turnaround with a minimum radius of 40' shall be provided at the end of each cul-de-sac. If the radius of the turnaround exceeds 501, typically, it is recommended the developer provide a planted center island to reduce size of pavement. g. Where residential streets are through streets, a curvelinear alignment is encouraged wherever possible so that the visual connection between intersections is eliminated and through traffic is discouraged. Maintenance 1. All streets accepted by the Town of Marana shall be maintained by the Town in accordance with established Town policies. Maintenance of all private streets shall be the responsibility of the landowners within the Acacia Hills project and shall be regulated by Covenants, Conditions, and Restrictions. Phasing 1. Roadway and other infrastructure phasing shall be designed to logically serve the phasing of land uses within the Acacia Hills community. Road phasing may include staged construction of a pavement section (i.e. two lanes may be built initially and the latter two built when warranted). Construction shall be phased so that the continuity of the improvements is maximized so as to produce a safe and visually attractive environment (Exhibit 11.) 44 VII. STANDARDS FOR PHASING, CONSTRUCTION AND MAINTENANCE OF OTHER INFRASTRUCTURE. A. Wastewater 1. Sewage collection and treatment will be provided by Pima County. 2. Standards a. Those wastewater facilities located in public streets shall follow the ultimate alignment of such streets, subject to the approval of the Town Engineer. Public wastewater facilities shall be placed in streets, in easements within private streets or in other easements subject to the approval of the Town Engineer. 3. Phasing a. Ultimate phasing of wastewater improvements shall be consistent with the development of land uses within Acacia Hills. All sewage discharges will comply with the Town's wastewater ordinances and resolutions. B. Storm Water Drainage 1. The Specific Plan delineates the contemplated location of drainage improvements for Acacia Hills. As construction proceeds, developers of Acacia Hills must demonstrate that adequate facilities exist to convey stormwater in a safe and responsible manner. 2. Standards a. Accomodation of storm water run-off is subject to the approval of the Town Engineer. All stormwater drainage facilities are subject to the review and approval of the Town Engineer, based on an approved hydrology study. Retention basins may be acceptable as a drainage solution, with a commitment on the part of the property owner to participate in permanent storm drainage facilities as they are implemented. 45 3. Maintenance a. All drainageways accepted by the Town of Marana shall be maintained by the Town in accordance with established Town policies. Maintenance of all private drainageways shall be the responsibility of the landowners within the Acacia Hills project and shall be regulated by Covenants, Conditions, and Restrictions. All maintenance shall be in accordance with Town standards and policies in effect at the time of acceptance of improvements. C. Solid Waste Disposal 1. Solid waste material generated as a result of this project will be disposed of by a contractor designated by future agreements with users of the property. D. Public Utilities 1. Telephone, electrical, natural gas and cable systems services shall be provided to the Acacia Hills site. It is contemplated that Mountain Bell, TRICO and Southwest Gas along with a selected cable contractor will be the primary suppliers of these services. All utilities shall be in the ground. Those facilities located in dedicated streets shall follow the ultimate alignment of said streets, subject to the approval of the Town Engineer. Ultimate phasing of all improvements shall be consistent with the development of land uses in Acacia Hills. All utility crossings in open space areas are subject to the approvals of the Town Engineer. E. Water 1. Water service will be provided by Tucson Water or the Town of Marana. 46 2. Standards a. Public water facilities shall be placed in dedicated public streets, in easements within private streets or in other easements subject to the approval of the Town Engineer. The size and location of these facilities, which presently do not exist, shall be determined by a Master Water Plan. The Master Water Plan will be submitted to the Town for approval, all or in part, by the Town Engineer. b. Maintenance (1) Tucson Water or the Town of Marana shall be responsible for maintaining all water related equipment and facilities. C. Phasing (1) Ultimate water facilities phasing shall be consistent with the phasing of land uses within the Acacia Hills community. Different infrastructure improvements and phasing may be required than those 'shown on phasing exhibits contained in this plan. VIII. STANDARDS FOR NATURAL RESOURCES A. Water and Air Procedures to maintain the existing level of water and air quality include: 1. Routine sweeping of public streets by public agencies. 2. Routine sweeping of private streets and parking facilities by the landowner, community association and/or other designated entity. B. Soils The Acacia Hills site is relatively flat. No areas exhibiting excessive slope or unstable terrain are found to exist in the area. Steps that could be taken to minimize soil erosion include 47 compliance with the Town of Marana grading ordinance and completion of further soil testing prior to major construction. Storm drains and protected drainageways constructed will mitigate hydrologically induced soil erosion. C. Vegetation The reuse of existing native vegetation and the introduction of native materials is the cornerstone of the Acacia Hills revegetation and landscape program. 1. Standards a. The development plan for Acacia Hills calls for development of the entire site, due to constraints posed by drainage, area -wide market conditions and grading requirements. As part of the developer's analysis of the product type to be developed at Acacia Hills, the relatively low habitat values associated with the site were considered. The proposed land uses and densities were based, in part, on the low habitat values of the site when it is compared with other developable areas in the Tucson Basin. Mitigation for impact to the existing habitat is outlined as follows: Impact to vegetation, and the associated impact to wildlife values will be mitigated by: 1) salvage of mature, specimen trees from the roadways, drainage structures and, eventually, the building sites; 2) salvage of saguaro and other cacti. Design guidelines which require sub -developers to salvage and transplant on- site vegetation, utilize a Sonoran Desert landscape theme and plant two native, nursery stock trees at each detached residence will be imposed as part of the Covenants, Conditions and Restrictions. In addition attached products and commercial facilities will be landscaped with predominately native materials. 48 The development program includes a commitment in the Design Guidelines and CC and R's requiring each sub -developer to plant two native, nursery stock trees at each detached residence. This program alone will mitigate for the loss of approximately 40% of the total vegetative volume on site. Recent studies have shown a nearly one to one linear relationship between vegetative volume and wildlife value, as indicated by the density of avifauna. Thus, as trees planted at each detached unit grow over a five to ten year period, it is assumed that habitat values, expressed by vegetation volume and avifauna densities associated with native trees, will be restored. Native nursery stock will be used for landscaping, and for native habitat restoration. The master developer has committed to 49 The development program calls for salvaging specimen trees for transplant during final construction. The initial salvage and transplant program will include those areas to be impacted by the structures. The master developer has proposed to include, as a condition of sale for parcels within the project, a requirement of the sub -developer to salvage those native trees whose appearance and soil condition warrants such a program. Salvageable native vegetation on-site includes foothill and blue paloverde (Cercidium microphyllum and Cercidium floridum), mesquite (Proso is juliflora), ironwood (Olneya tesota), ocotillo (Fouguieria splendens), catclaw and whitehorn acacia (Acacia greggii and A. constricta), barrel (Ferocacuts wislinzeni), chollas (Pountia spps.), hedgehog (EchinocereusL-), and prickly pear (Opuntia phaeacanta). The development program includes a commitment in the Design Guidelines and CC and R's requiring each sub -developer to plant two native, nursery stock trees at each detached residence. This program alone will mitigate for the loss of approximately 40% of the total vegetative volume on site. Recent studies have shown a nearly one to one linear relationship between vegetative volume and wildlife value, as indicated by the density of avifauna. Thus, as trees planted at each detached unit grow over a five to ten year period, it is assumed that habitat values, expressed by vegetation volume and avifauna densities associated with native trees, will be restored. Native nursery stock will be used for landscaping, and for native habitat restoration. The master developer has committed to 49 including in the CC and R's a stipulation that Sonoran Desert vegetation be used in commercial and multi- family housing project -wide revegetation programs during final construction. Along drainageways, where feasible, efforts will be made to plant stock cottonwood trees. b. As development takes place, visual changes will occur and habitat will be impacted. Planting native species of trees, shrubs and grasses in streetscapes along with revegetation of drainage features will help maintain scenic values associated with undisturbed Sonoran Desertscrub biotic communities. Paloverdes and ironwoods are the most effective of the native tree species located on-site for providing buffering/screening. Salvage and transplant of mature, specimen trees will provide on-site buffering and off-site screening, when used along drainage, road, and property perimeters. Due to historic grazing use of the site, soils at Acacia Hills were - not significantly stabilized by native vegetation. Various understory species, such as mormon tea (Ephedra s.), paperflower (Psilostrophe cooperia), desert zinnia (Zinnia acerosa), and native grass species will aid in stabilizing soils that may be disturbed by construction. D. Wildlife 1. Wildlife values at the Acacia Hills site are low and will be impacted by construction. Habitat restoration will be different from the habitat it is replacing. However, revegetation with mature, native vegetation, and with native nursery stocked species will provide for replacement of habitat impacted by development. Exhibit 10 50 1 1 [l r illustrates the location of major landscape features. Use of non-native vegetation in project -wide landscaping elements is not recommended in any phase of habitat restoration. It is imperative that native vegetative species be used to maintain or restore habitat for wildlife existing on-site. Nursery stock native vegetation (5, 10 gallon stock) will in time, replace foilage values associated with mature vegetative specimen. IX. LANDSCAPE PROGRAM A. Philosophy and Intent It is the philosophy of the Master Developer that appropriate and attractive landscape development of public spaces within the Acacia Hills community is of critical importance. Towards this end, each project within the community will be required to participate in a comprehensive landscape development program. Further, it is the belief of the Master Developer that the most appropriate type of landscape development is one which preserves or replicates the Sonoran Desert plant community. B. General Recommendations and Requirements The approach to landscaping that should be utilized whenever possible is preservation of existing native vegetation. This approach can be very effective in terms of cost in that no new plants need be installed. It is also efficient in terms of water use in that irrigation water need not be provided. Where preservation is not possible, plant salvage and relocation is recommended. This approach can yeild a mature, natural looking landscape in a very short period of time. 51 In areas where new, supplemental plant material is required, native and draught tolerant species should be utilized. The use of non-native plant species which require extensive irrigation should be minimized. (See appendices for approved and prohibited plant Ilists.) The overall residential community landscape development scheme should utilize the 'basis" concept. This concept limits intensive, lush plantings to patios and small public use areas only. Native, drought tolerant landscape themes are used in all other project locations. These streets also serve to connect the various parts of the community. As connectors they should accomodate not only vehicular traffic, but pedestrians and bicycles as well. High h eed traffic along arterial streets represents a speed g f potential safety hazard and is a generator of noise. These 1 52 In addition to plant materials, landscape themes should utilize other potential site features such as: earthwork and grading, walls and fences, paved walkways, and inorganic surfacing materials. These materials and features must be used in concert with plants to create an appropriate overall landscape theme. C. Specific Requirements and Standards The following is an outline of recommended approaches and minimum standards for landscape development within various areas or zones of the Acacia Hills community (Exhibit 13). 1. Arterial Streets and Medians Arterial streets are highly visible public spaces. As such they should be attractively landscaped to establish an attractive community image. These streets also serve to connect the various parts of the community. As connectors they should accomodate not only vehicular traffic, but pedestrians and bicycles as well. High h eed traffic along arterial streets represents a speed g f potential safety hazard and is a generator of noise. These 1 52 7, objectionable features must be mitigated through landscape development. a. Requirements Arterial street medians shall be landscaped using trees with relatively small mature size with some shrubs. Plantings shall be drip irrigated. To minimize maintenance requirements, inorganic surfacing materials should be used in lieu of ground cover plants. A landscaped area shall be provided between the edge of pavement and the property line. This area shall be planted with drought tolerant trees and shrubs and shall be drip irrigated. This planted buffer may incorporate a bike or pedestrian path. Bike/pedestrian paths may also be located in the paved portion of the street. All non -paved areas shall be seeded with native grasses and shrubs. A continuous 6' high wall or berm shall be provided between the arterial street and residential properties. This wall and/or berm shall be constructed by the developer/builder along that portion of the arterial street that abuts his project. The wall shall be constructed of masonry. Breaks or a stepped alignment of the wall is strongly encouraged to mitigate the monotonous corridor effect of straight walls parallel to the right-of-way. The construction of landscape improvements along arterial streets shall be the responsibility of the developer for that portion of the street that abuts his project. Such improvements shall be constructed in such a manner as to provide safe, visually attractive and logically phased environment (Exhibit 14.) 53 I I 2. Major Intersections Major intersections along arterial and principal collector streets shall be treated as landscape nodes or oases with moderately intense landscape development. Project entry signs will typically occur at these intersections. All permanent entry signs or monuments must be fully integrated into the landscape scheme. a. Requirements (1) Sight triangles must be kept clear of vegetation, berms, or other items which could obstruct lines - of -sight. (2) Entry signs may be incorporated into raised planters. (3) Colored, and/or textured crosswalks of a material other than asphalitc concrete are strongly encouraged. (4) Curb cuts shall be provided for bicycle and handicapped movement. 3. Collector Streets Collector streets will offer a more limited opportunity for landscape development than arterial streets. This is due in large part to narrower rights-of-way. Landscape improvements, none -the -less, shall be incorporated into street development. The principal feature of collector street landscape development shall be street trees. Street tree plantings will soften and reduce the visual scale of the roadway corridor. In addition to tree plantings, all disturbed areas along collector streets shall be reseeded with native grasses and shrubs. 54 i a. Requirements (1) Street trees shall be planted so that there is, on average, one tree per 50 linear feet of roadway. Trees shall be salvaged specimens or new trees of 20" box size, minimum. Trees shall be drip irrigated. All disturbed areas within the right-of-way shall be seeded with native grasses and shrubs. A continuous 6' screen wall shall be provided between the collector street and residential properties. The wall shall be constructed of masonry. Breaks or a stepped alignment of the wall is strongly encouraged to mitigate the monotonous corridor effect of straight walls parallel to the right-of-way. The wall may be phased along any portion of the collector street as long as grading requirements are met. Medians at major intersections shall be planted as per requirements for arterial streets. i The construction of landscape improvements along collector streets shall be the responsibility of the developer for that portion of the street that abuts his project. 4. Residential Streets As with collector streets, tree planting shall be the principal element of residential street landscape improvements. 55 Trees planted in front yards of individual residential lots will also satisfy the requirement for residential street tree plantings if appropriately located. 6. Drainageway Corridors Corridors along constructed or improved drainage channels 56 Street tree planting shall be coordinated with the tree planting requirements for individual residential units. a. Requirements Street trees shall be planted so that there are, on average, two trees per residential lot. Trees shall be salvaged specimens or new trees of 20" box size, minimum. Trees shall be drip irrigated. The construction of landscape improvements along iresidential streets shall be the responsibility of the developer for that portion of the street that abuts his project. 5. Individual Residential Units The primary responsibility for the landscape development of individual lots, will be with the owner or occupant. The tree developer must, however, provide a minimum planting as outlined below. a. Requirements For each single family detached home, the developer/builder shall provide and install not less than two trees. These trees shall be salvaged specimens or new trees of 20" box size, minimum. Trees shall be drip irrigated. The irrigation system shall be connected to the units metered water supply line. Trees planted in front yards of individual residential lots will also satisfy the requirement for residential street tree plantings if appropriately located. 6. Drainageway Corridors Corridors along constructed or improved drainage channels 56 _cz--Q%— -t W jJ J a Q F a u ~ cc W ? < F- cc W Z co Oa W 9. Lu W W Z Ya Y Z H W d z1- W ¢p ¢ d LLI IL-ja c a 0 z c �¢ rrW 2 W 2 LU ZQ Z H J S < W J 2 J 6 Q (�� W tll uj J Q 1- J U) gwmi ° 4 � V aW aui Q W O EXHIBIT 13 shall be landscaped to approximate native riparian environments. Landscaping shall include tree planting and seeding with grasses and shrubs. Drainageway corridor landscape schemes shall incorporate pedestrian and/or equestrian paths in their linear parks (Exhibit 13). a. Requirements All disturbed areas on the margins of the drainage channel, exclusive of the channel bottom and banks, shall be revegetated. Revegetation shall consist of indigenous tree planting and seeding with grasses -and shrubs. The quantity of trees planted shall be sufficient to q Y provide, on average, one tree per 2,000 square feet of revegetated area. Trees shall be 15 gallon container size, minimum. Trees shall be drip irrigated. i The landscape development of drainageway corridors through individual projects shall be the responsibility of the developer of that project. The landscape development of drainageway corridors that divide projects shall be divided, with each developer ' responsible for that bank of the channel that abuts his project. IX. PHASING Land use and infrastructure will follow a phasing pattern that will ' allow a visually attractive, marketable and logical development at Acacia Hills. The anticipated phasing program is shown in Exhibit 11. 1 58 1 [I fi It is anticipated that the construction of Avra Valley Road/Lambert Lane east from Interstate 10 will initiate the development at Acacia Hills. The northwest portion of the property will be developed in the first phase. Utilities -to serve this phase ' will be extended from the south along Acacia Way. The second phase will extend to an area that generally covers the north -central portion of the property. Phase Three will extend south of Avra Valley/Lambert Lane with Phase Four including the remainder of the southern portion of the property. Utilities will generally follow the northwestern -eastern -southern phasing pattern. Drainageways will be phased to adequately protect each phase. Roads will be constructed to provide safe, effective service. An alternative to this phasing scheme is possible if Avra Valley Road/Lambert Lane is not immediately constructed. In this case, development would begin at Camino de Manana and proceed north. The development period for the overall project is contemplated to be 10 years. It 1 59 r■� r r� r r� r a� r r �■r' 'rr r r� r� r LEGEND PHASE 1 PHASE 2 PHASE 3 PHASE 4 X 2 AC THECO. M-0 PHMN(a HILLS newK�NA QiJ)�1� 1 i i 1 1 1 1 1 1 1 1 1 1 i 1 1 XI. ADOPTED TOWN DEVELOPMENT CODE REGULATIONS As described in the Specific Plan and the preceding paragraphs of this section, the Specific Plan provides intelligently planned facilities and an orderly method of construction. The Plan is in conformance with the General Plan of the Town of Marana and is consistent with the intent and purpose of the Development Code (Chapter 1.02). Where the terms of the Specific Plan conflict with or are inconsistent with the terms of the Development Code, the terms of the Specific Plan shall take precedence and prevail. 61