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Engineering • Planning • Landscape Architecture • Urban Design
Offices located in Tucson, Phoenix, and Rancho Cucamonga. California
14444 East Broadway • Tucson, Arizona, 85711 • (602) 661-7410
ORDINANCE NO. 88.08
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MASANA,
ARIZONA ADOPTING A SPECIFIC PLAN FOR THE ANWAY 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 Ashland Group on behalf of the Anway
Farms Property 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
Ashland Group; 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 Ashland Group 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 adopt the Specific Plan
proposed by the Ashland Group as more fully set forth in that
document entitled "Anway Farms Specific Plan", dated February
1988, Revised March 10, 1988, which Plan shall be forthwith a
public document of the Town; and
BE IT FURTHER ORDAINED that the Town Council may order
a review and re-evaluation of the Specific Plan, at the end of a
Five year period, if no development has occurred in conjunction
with the adopted Specific Plan; 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.
WHEREAS, the immediate operation of this Ordinance is
necessary for the preservation of the public peace, health and
safety of the Town of Marana, an emergency is hereby declared to
exist, and this Ordinance shall be in full force and effect from
and after its passage, adoption and approval by the Town Council
of the Town of Marana.
PASSED, ADOPTED AND APPROVED this 5th day of
April, 1988.
ATTEST:
77 i.
TOWN CLFgK
APPROVED AS TO FORM:
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REVIEWED BY:
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MANAGER
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Engineering • Planning
Surveying • Urban Design
Landscape Architecture
ANWAY FARMS SPECIFIC PLAN
Trico-Marana/Luckett Road
For a portion of the South One -Half (1/2) of
Section 19, Township 11 South, Range 11 East Town of Marana,
Pima County, Arizona.
February 1988
Revised March 10, 1988
Prepared For:
Duff C. Hearon
Stephen J. Lenihan
Henry Vettraino
3939 East Broadway, Suite 200
Tucson, Arizona 85711
Prepared By:
The WLB Group, inc.
4444 East Broadway
Tucson, Arizona 85711
WLB No. 187072
Offices located in Tucson. Phoenix. and Rancho Cucamonga, California
4444 East Broadway • Tucson ,.Arizona, 85711 0 (602) 881-7480
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ANWAY FARMS SPECIFIC PLAN
PART ONE: DEVELOPMENT CAPABILITY REPORT
I.
OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . .2
Exhibit A - Town of Marana Boundary Map . . . . . .
. . . . . .4
II.
TOPOGRAPHY AND SLOPE ANALYSIS . . . . . . . . . . . . . .
. . . . . .5
Exhibit B - Aerial Photo . . . . . . . . . . . . . .
. . . . . .6
III.
HYDROLOGY AND WATER RESOURCES . . . . . . . . . . . . . .
. . . . . .7
Exhibit C.1 - Regulatory Floodplain Map. . . . . .
. . . . . .10
IV.
VEGETATION AND WILDLIFE . . . . . . . . . . . . . . . .
. . . . . . 11
Exhibit D - Letter . . . . . . . . . . . . . . . .
. . . . . . 12
V.
SOILS. . . . . . . . . . . . . . . . . . . . . . .
. . . . . . 13
Exhibit E - Soils . . . . . . . . . . . . . . . .
. . . . . . 15
VI.
GEOLOGY . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . 16
Exhibit F - Geology Map . . . . . . . . . . . . .
. . . . . . 17
VII.
EXISTING LAND USES . . . . . . . . . . . . . . . . . .
. . . . . . 18
VIII.
PALEONTOLOGICAL & CULTURAL RESOURCES . . . . . . . . .
. . . . . . 19
Exhibit G - Letter . . . . . . . . . . . . . . . .
. . . . . . 20
IX.
EXISTING INFRASTRUCTURE . . . . . . . . . . . . . . . .
. . . . . . 21
A. SEWER . . . . . . . . . . . . . . . . . . . .
. . . . . . 21
B. NATURAL GAS . . . . . . . . . . . . . . . . . . .
. . . . . . 21
C. ELECTRICITY . . . . . . . . . . . . . . . . . . .
. . . . . . 21
D. WATER. ..........................22
E. TELEPHONE . . . . . . . . . . . . . . . . . . . .
. . . . . . 22
Exhibit H - Electric . . . . . . . . . . . . . . .
. . . . . . 23
Exhibit I - Water Supply Facilities . . . . . . .
. . . . . . 24
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PART TWO: SPECIFIC PLAN
I.
PURPOSE AND OBJECTIVES . . . .
. . . . . . . . . . . . .
. . . . . 25
A. OBJECTIVES . . . . . . . .
. . . . . . . . . . . . .
. . . . . 25
II.
LAND USE POLICIES . . . . . . .
. . . . . . . . . . . . .
. . . . . 27
Exhibit J - Land Use Plan
. . . . . . . . . . . . .
. . . . . 30
III.
COMPATABILITY WITH ADJOINING LAND
USES . . . . . . . . .
. . . . . 31
Exhibit K - Adjacent Lots
and Structures. . . . . .
. . . . . 32
IV.
SPECIFIC PLAN IMPLEMENTATION .
. . . . . . . . . . . . .
. . . . . 33
A. AUTHORITY AND SCOPE . . .
. . . . . . . . . . . . .
. . . . . 33
B. PLAN ADMINISTRATION . . .
. . . . . . . . . . . . .
. . . . . 33
C. AMENDMENT . . . . . . . .
. . . . . . . . . . . . .
. . . . . 34
D. NONCONFORMING STRUCTURES
AND LAND USES. . . . . . .
. . . . . 34
E. DEVELOPMENT REVIEW . . . .
. . . . . . . . . . . . .
. . . . . 35
F. SEVERABILITY . . . . . . .
. . . . . . . . . . . . .
. . . . . 35
V.
DEVELOPMENT STANDARDS . . . . .
. . . . . . . . . . . . .
. . . . . 36
A. USES.. . . . . . .... .. . .
. . . . . . . . . . . . .
. . . . . 36
B. HEIGHTS . . . . . . . .
. . . . . . . . . . . . . .
. . . . . 49
C. BUILDING SETBACKS . . .
. . . . . . . . . . . . . .
. . . . . 49
D. SIDE YARDS . . . . . . .
. . . . . . . . . . . . . .
. . . . . 50
E. REAR YARDS FOR RESIDENCE
USES . . . . . . . . . . .
. . . . . 50
F. ACCESSORY BUILDINGS IN REAR YARDS . . . . . . . . .
. . . . . 50
G. OFF-STREET PARKING . . .
. . . . . . . . . . . . . .
. . . . . 50
Table V.G . . . . . . .
. . . . . . . . . . . . . .
. . . . . 54
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V I . HYDROLOGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Exhibit C.2 - Preliminary Alignment of Levee. . . . . . . . . 56
VII. CIRCULATION PLAN . . . . . . . . . . . . . . . . . . . . . . . . . 57
Exhibit L - Circulation Plan . . . . . . . . . . . . . . . . . 58
VIII. UTILITY PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
IX. LANDSCAPE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . 60
X. PHASING PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
APPENDIX A - Marana General Plan
APPENDIX B - Recreation, Open Space, and Schools
APPENDIX C - Survey and Legal Description
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ANWAY FARMS SPECIFIC PLAN
A REGULATORY SPECIFIC PLAN
PART ONE
DEVELOPMENT CAPABILITY REPORT
The purpose of this Development Capability Report is to provide a map and
text summary of the impact of the proposed development on site conditions
existing on the land to be regulated by the Anway Farms Specific Plan. This
report will identify the development constraints and opportunities as they
currently exist and attempt to identify those elements which are subject to
change as a result of the ongoing decision making processes in both the
public and private sectors. It is the goal of this report to serve as a tool
for the Town of Marana, its' Council members, Planning and Zoning Commission,
staff, the general public and the developer in evaluating the recommendations
and proposals set forth in the Specific Plan document.
This Specific Plan is being prepared to guide future development of this
parcel with the assumption that current market conditions dictate that this
will not take place for a number of years. Therefore, the development
capability of this site must consider the long range conditions as well as
the immediate circumstances. The assumptions which are made regarding future
conditions must be clearly understood since they serve as a basis for the
planning and development decisions embodied in the Specific Plan.
Revised 3-3-88
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I. OVERVIEW
The Anway Farms Specific Plan area is located within the corporate
limits of the Town of Marana, approximately 400 feet northeast of the
existing Town boundary. It can be described more specifically as a
portion of the South one-half (1/2) of Section 19, T -11-S, R -11-E, G.&
S.R. B. & M., Pima County, Arizona. The site is made up of two
rectangular parcels totaling approximately 70 acres and is bounded in
part by Trico-Marana Road on the north, Luckett Road on the west, and
the alignment of Judy Road on the south. The eastern property line is
approximately 3,000 feet east of Luckett Road. Exhibit A shows the
location of the Specific Plan area within the Town of Marana. An aerial
photo showing the site boundaries is included as Exhibit B. The current
low -flow channel bank of the Santa Cruz River is located approximately
1/4 mile south from the southwest corner of the Specific Plan area.
Interstate 10 is located approximately 2-1/2 miles to the east; the
Pinal County line approximately 3 miles north.
The Town of Marana: The Town of Marana is located at the northwestern
edge of the Tucson Metropolitan Area. Marana currently has a population
of approximately 2,000, historically made up of farmers and ranchers.
Current growth trends in Pima County, however are shaping a far
different future for the Town. Many changes at the regional level will
impact Marana by creating increasing pressures and opportunities for
growth and development. The Town has recently adopted a General Plan
which envisions a considerable increase in population by the year 2010,
and which contains policies intended to promote economic and physical
growth. The Plan states:
"A thrust of this plan is to accomplish significant physical and
economic growth along with real improvements in the quality of
living for those who make their home in Marana".
The plan not only provides policies for the future growth and
development within the Town limits, but addresses itself to a sphere of
influence of more than 200 square miles reaching well beyond the
existing corporate limits.
The Marana General Plan (Appendix A) makes recommendations which impact
the Anway Farms Specific Plan area in terms of zonal land use and
intensity, open space, circulation, and surface water resources. The
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Zonal Land Use map designates area adjacent to both intersection of
Trico-Marana and Luckett Roads as a Village Core, Zone A. Preferred
land uses in this area would be neighborhood commercial and retail,
public services, and office and professional development. The area to
the southwest of the Village Core, along the Santa Cruz River, is
designated as an open space corridor to be used as drainageways, land
use buffers, natural open space, retention and detention basins, passive
and active recreational opportunities and the like. The remaining area
surrounding the Village Core is designated as Zone B, Preferred
Development Envelope, which is planned to be used for intense
residential development at moderate to high densities and other uses key
to the Village Core Concept.
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The Development Code of the Town of Marana currently designates the
Anway Farms Specific Plan area as Zone A, small lot zone. Within Zone
A, residential, commercial, industrial and quasi -public land uses shall
be permitted so long as each land use is conducted on a lot no larger
than 2.5 acres and is consistent with the significant land use change
procedure. A portion of the property is low enough in elevation to
identify it as being in the flood plain which also changes its zonal
designation to ZONE "D". This designation can only be removed by
construction of protection from the 100 year flood.
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Revised 3-3-88
The Zonal Intensity map, which designates areas planned for various
residential densities, shows this site located within zone intensity
level 1, which calls for a residential range of 4 to 22 residences per
acre, with a target based on gross acres of 8 to 10 residences per acre.
The Circulation Plan calls for both, Trico-Marana, and Luckett Roads to
be developed as principal arterials forming links to the existing
interchanges on I-10 located at Pinal Air Park Road, Marana Road and
Avra Valley Road. Luckett Road is proposed to be extended to the south
and east along the alignment of the northern bank of the Santa Cruz
River to connect with Moore Road, which is proposed as the location of a
future interchange.
The Surface Water Resources map indicates all the area north of the
floodplain of the Santa Cruz as subject to the "pending drainage study".
A hydrology and hydraulic analysis for the Specific Plan area is
included as a part of this Development Capability Report.
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The Development Code of the Town of Marana currently designates the
Anway Farms Specific Plan area as Zone A, small lot zone. Within Zone
A, residential, commercial, industrial and quasi -public land uses shall
be permitted so long as each land use is conducted on a lot no larger
than 2.5 acres and is consistent with the significant land use change
procedure. A portion of the property is low enough in elevation to
identify it as being in the flood plain which also changes its zonal
designation to ZONE "D". This designation can only be removed by
construction of protection from the 100 year flood.
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Revised 3-3-88
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TOPOGRAPHY AND SLOPE ANALYSIS
The Anway Farms Specific Plan area is located north of and along the
broad floodplain of the Santa Cruz River. The topography of the site is
uniform and near level since is has historically been used for irrigated
agricultural purposes. The large rectangular portion of the site slopes
very gradually from a low point of 1940' at the northwest corner to a
high point of 1947' at the southeast corner. The mean cross slope of
this parcel is approximately 0.003. The smaller rectangular parcel
contains an irrigation pond which had a water level elevation of 1938.5',
at the time of mapping. This water surface can vary as the seasons and
irrigation demands vary. The west portion of this parcel was subject to
erosion in previous flooding of the Santa Cruz River, creating a
depression up to 6 feet in depth which crosses this small parcel
diagonally in the direction of the overall slope of the parcel from a
high point at the northeast corner to 1935.5' at the southwest corner.
The topography is shown on the aerial photo Exhibit B, which also shows
the FEMA flood insurance designated zones and probable 100 -year water
surface elevation lines used in the hydraulic analysis for the Santa
Cruz River.
LtUtNU
Wvwvw,%L,m6: SUBJECT PROPEF
ZONE A5 F.E.M.A. FLOOD ZC
HYDROLOGY CROS
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III. HYDROLOGY AND WATER RESOURCES
Existing Conditions:
The subject property is located about 1/4 mile north from the primary
low flow bank of the Santa Cruz River at its closest point. Historical
flows have established a sharp meander mend in the low flow channel
alignment just downstream of the subject property. This meander bend
was directed at Berry Acres, leaving the threat that future floods may
cause additional erosion and loss of homes within the subdivision.
Recently and effort was undertaken by the Pima County Department of
Transportation and Flood Control District to re-establish the low flow
channel alignment to a location which would not present the imminent
possibility of erosion damage within Berry Acres. Their efforts
included excavation of the low flow channel to an alignment about 700
feet south of its natural alignment and the placement of a levee and
interim bank protection along the north bank of the channel to forestall
erosion and breakout into the old low flow channel alignment. This
levee bank protection has the function of preventing low flows from
being directed at the embankment immediately adjacent to Berry Acres and
thus serves, as a degree of interim erosion mitigation. It does not
have the capacity or function to redirect major flows or prevent erosion
during a high -magnitude event such as the October 1983 flood.
The only flood of record which overflowed the banks of the Santa Cruz
River and entered the subject property was the October 1983 event.
Available information from the owner indicates that the depth of water
across the subject property was about 0.5 feet during this event. The
source of the floodwaters which inundated the subject property appeared
to be from both direct overflow of the banks adjacent to the property
and due to breakout onto the north overbank at points several miles
upstream of the subject property. The recorded flow at Cortaro Farms
Road,..several.miles .to the south was 65,000 cfs.
The currently adopted regulatory floodplain maps (FEMA) show the 100 -
year floodplain limits to be contained within the banks of the Santa
Cruz River through the reach adjacent to the subject property. These
maps do not show the subject property to be within the regulatory
floodplain of the Santa Cruz River because they are based upon a
regulatory discharge value of 40,000 cfs. In December, 1986, the Pima
County Department of Transportation and Flood Control District
contracted CMG Drainage Engineering, Inc., to perform a redelineation of
the regulatory floodplain limits and flood elevations using a discharge
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value of 70,000 cfs. The 70,000 cfs regulatory discharge was adopted by
Pima County for use in regulating development within the floodplain of
the Santa Cruz River. The revised floodplain delineations that are
based upon the 70,000 cfs discharge were submitted to the Federal
Emergency Management Agency for review and approval in May, 1987.
Tentative approval has been given to these revised delineations by the
FEMA (and the Town of Marana), but final adoption has been forestalled
pending resolution of the discharge values with adjacent communities
such as unincorporated areas of Pinal County. The discharge values
adopted by the adjacent communities must be consistent with the adopted
values for Pima County to prevent any discontinuities in the mapping
across county lines. A time frame for resolution of this discharge
discrepancy has not been established, and therefore the existing
regulatory maps, which are based upon a discharge value of 40,000 cfs,
will remain in force pending resolution of this problem.
The revised regulatory floodplain delineations that were developed based
upon a discharge value of 70,000 cfs show the entire area of the subject
property to be flooded to a depth of about 1 foot. The regulatory
floodway limit on the revised maps cuts across the southwest corner of
the subject property and excludes areas west of this line from being
developable unless future changes in floodplain conditions warrant
redelineation of the floodway line. Exhibit C.1 shows the regulatory•
floodplain, floodway, and flood elevations through the areas of the
subject property.
The subject property is not within an area that has been identified as
being subject to erosion hazards. The property is located approximately
1/4 mile from the low flow channel bank of the Santa Cruz River and is
-not within an area that would be subject to probable future erosion
damage. Additionally, the placement of the bank protection along the
north bank of the channel through the reach adjacent to and just
upstream of Berry Acres provides a limited degree of protection that
would prevent gradual migration of the channel banks during the low flow
events.
No off-site local drainage currently flows onto the subject property
along its south and east perimeters. Existing irrigation canals work to
redirect flow west and north along these property lines. Flow which is
directed north along the east property line is intercepted by Trico-
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Marana Road and turned westerly. The flow which exceeds capacity of the
drainage swale on the south side of Trico-Marana Road is the only off-
site runoff which would drain onto the subject property. On-site runoff
drains to the northwest corner of the subject property and into the
drainage swale along the south side of Trico-Marana Road.
An engineering study is currently being performed by CMG Drainage
Engineering, Inc., to study the feasibility of placing a flood control
levee on the north bank of the Santa Cruz River for the purpose of
preventing periodic flood damage within the Town of Marana. The
preliminary concept plan is to construct this levee in three phases.
Phase 1 would begin at the north end of Continental Ranch just south of
Avra Valley Road and continue to Sanders Road (a distance of 6.9 miles).
Phase 2 would begin at Sanders Road and end at Trico Road; at total
distance of 5.2 miles. Phase 3 would run between Trico Road and the
Pinal County Line. The project feasibility study is scheduled for
completion in January, 1988, at which time Pima County will make a
decision on the feasibility and time frame for the levee construction,
tentatively scheduled to begin after January 1990.
IV. VEGETATION AND WILDLIFE
This site and much of the surrounding area has been used for
agricultural purposes for many years. The native vegetation and
wildlife habitat no longer exist.
A letter from William Rutan, Wildlife Manager of the Tucson Regional
Office of the Arizona Game and Fish Department is included as Exhibit D.
It states that two state listed threatened or unique species are likely
to occur in this general area. These species are the Desert Tortoise
and the Gila Monster, and can easily be relocated should they be found
on the site at the time of development.
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Ms. Linda Polito
The WLB Group
4444 E. Broadway
Tucson, Az. 85711
Dear Ms. Polito:
ARIZONA GAME &
FISH Dke-AW tMENT
555 N. Greasewood Tucson AZ 85745 628-5376
December 15, 1987
The Arizona Game And Fish Department has reviewed the area in
Section 19, T11 S. , R11E. , and we wish to provide the following
information:
The Department's Data Management System was accessed for the
site, and there are two State listed special status (threatened
or unique) species that are likely to occur in the area
Gopherus agasazi (Desert Tortoise)
Heloderma suspectum (Gila Monster)
Although both species are listed as endangered, due to the
location of the project site any encounter with these species may
or may not occur. If however, they are found on site relocation
of species should be effected. Additionally, we wish to note
that with the close proximity of the project site to the Santa
Cruz river the use of native desert vegetation to relandscape
will enhance wildlife and riparian values.
wnr
Sincerely,
William N. Rutan
Wildlife Manager
Tucson Regional Office
i An Equal Opportunity Agency
EXHIBIT D
EVAN MECHAM, Governor
rmmn unntvr
FRED S BAKER. Elgin, Chairman
LARRY D ADAMS. Butthea0 City
cRANCES W WERNER, Tucson
THOMAS G WOODS. JR- Phoenix
PHtLLIP W ASHCROFT. Eagan
01'e,
TEn+vLE A. REYNOLDS
/
4,uuanr Dmr•tor
DUANE L. SHROUFE
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Ms. Linda Polito
The WLB Group
4444 E. Broadway
Tucson, Az. 85711
Dear Ms. Polito:
ARIZONA GAME &
FISH Dke-AW tMENT
555 N. Greasewood Tucson AZ 85745 628-5376
December 15, 1987
The Arizona Game And Fish Department has reviewed the area in
Section 19, T11 S. , R11E. , and we wish to provide the following
information:
The Department's Data Management System was accessed for the
site, and there are two State listed special status (threatened
or unique) species that are likely to occur in the area
Gopherus agasazi (Desert Tortoise)
Heloderma suspectum (Gila Monster)
Although both species are listed as endangered, due to the
location of the project site any encounter with these species may
or may not occur. If however, they are found on site relocation
of species should be effected. Additionally, we wish to note
that with the close proximity of the project site to the Santa
Cruz river the use of native desert vegetation to relandscape
will enhance wildlife and riparian values.
wnr
Sincerely,
William N. Rutan
Wildlife Manager
Tucson Regional Office
i An Equal Opportunity Agency
EXHIBIT D
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V. SOILS
The soil survey of the Tucson-Avra Valley Area, prepared by the Soil
Conservation Service of the United States Department of Agriculture,
indicates that this site is located within the Anway-Anthony Soil
Association. These are level to nearly level, to gently sloping soils
that are dominantly silty clay loam to gravely sandy loam and are
located on valley plains and in drainageways. A soil association is a
landscape that has a distinctive, proportional pattern of soils. It
normally consists of one or more major soils and at least one minor soil
and is named for the major soils. The soils in one association may
occur in another, but in a different pattern.
Soil properties important in engineering design include permeability,
shear strength, compaction, expansion, drainage and shrink -well.
Permeability refers to the rate water moves downward through undisturbed
soil material. Rate of permeability depends largely on soil structure,
texture and porosity. Shrink -swell potential indicates the volume
change resulting from shrinking of the soil when it dries and swelling
as it absorbs moisture. Shrink -swell potential, as well as contraction
and expansion characteristics, are estimated on the basis of the amount
and kind of clay in the soil. Soil drainage is a function of the soils'
porosity, and shear strength depends upon soil origin, thickness and
parent material.
Expanding and collapsing soils can be a foundation problem due to
volcanic terrain and clay content of the soil. In general, soils with
high clay content which rest upon a volcanic under -structure have
potential for expansion. Soils with low to medium density silt and sand
have potential for collapsing. Preliminary investigation indicates that
this should not be a problem here since the on-site soils have a low
shrink -swell potential and are usable for development with proper
engineering design. A complete engineering soils analysis will be
necessary at the time the site is developed. When the site has reached
the stage which will allow development to proceed, each structure and
site development project should provide soils investigation data and
foundation designs to insure stable construction.
The soils map (Exhibit E) showing the location of individual soil types
indicates that the predominant type on this site is Gila loam (Gb6),
with a smaller area of Grabe silty clay loam (Gm). In both of these
soil types, runoff is slow and the hazard of erosion is slight or none.
Permeability is moderate, shear strength and shrink -swell potential are
low.
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The Gila series soils consists of well drained soils that have a subsoil
of loam and very fine sandy loam. These soils formed in mixed material,
layed down by water on floodplains and alluvial fans. Slopes are 0-3%,
elevation ranges from 1,860 to 2,400 feet. The soil profile is
moderately alkaline and generally is calcareous throughout. Some areas
of Gila loam are found on alluvial fans and valley slopes above the
floodplains of major drainageways.
The Grabe series soils consists of well drained loans, gravely loams,
and silty clay loams. These soils formed in recent alluvium deposited
on floodplains, alluvial fans, and valley slopes. Slopes are 0-3%,
elevation ranges from 2,000 to 3,000 feet. The soil profile is
moderately alkaline and calcareous throughout. Grabe soils are used for
irrigated crops, urban development, desert range, wildlife, water
supply, and as a source of material for engineering work.
Grabe silty clay loam (Gm) is a level and nearly level soil found on the
floodplains of the Santa Cruz River and its' tributaries. The surface
layer is silty clay loam 6 to 12 inches thick, but otherwise, the
profile is similar to that described as representative of the series.
Included in mapping with this soil are small areas of Grabe loam and of
Pima silty clay loam.
F]
1 14
(Joins sheet 4)
LEGEND
GbA GILA LOAM
Gm GRABE SILTY CLAY LOAM
1. 11 S.
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SOURCE:
SOIL SURVEY OF TUCSON-AVRA VALLEY AREA, ARIZONA,
U.S. DEPT. OF AGRICULTURE, SOIL CONSERVATION SERVICE
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VI.
1
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GEOLOGY
The Santa Cruz and Avra valley are north -trending troughs that are
bounded on either side by ranges of rocky mountains. These valleys are
in the Sonoran Desert section of the Basin and Range province. The
trough of the Santa Cruz River is 55 miles long and the floodplain is 1
to 2 miles wide. The floodplain is bounded by terraces and alluvial
fans that grade down from the mountains on either side of the valley.
The level and nearly level soils in the area are on the floodplain; the
gently sloping and moderately sloping soils are on terraces, alluvial
fans, and alluvial slopes. The two major tributaries of the Santa Cruz
River are the Canada del Oro and Rillito Creek.
The uplift of mountain blocks and the depression of the areas between
the mountains formed the long narrow areas that make up the Avra and
Santa Cruz valleys. Later sediment washed from the nearby mountains
filled the troughs. At one time both the Santa Cruz and Avra valleys
were closed basins and the mountains stood as islands of bedrock in a
sea of detritus of Pleistocene age or older. No water flowed from the
... area.
At present, the valley fill is more than 1,000 feet deep to bedrock and
in some places is more than 3,000 feet deep. In the Santa Cruz valley
the depositing of sediment ended when structural uplift of the area
began. This uplift was accompanied by tilting of parts of the basin and
by minor faulting of the beds of basin fill. During this period of
uplift, the Santa Cruz River formed a course through the central part of
the basin and it began stripping, eroding, and cutting into the basin
fill. The alluvium in this area is made up of terrace deposits layed
down in Tertiary and Quaternary times as pediments, plains, alluvial
slopes, and valley terraces throughout the survey area on lower mountain
slopes. (Exhibit F)
1 16
11
' TUCSON-AVRA VALLEY AREA, ARIZONA
_ PINAL COUNTY
71`t�10 T TORTOLITA
I Jo MOUNTAINS 80
3
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2- SEDIMENTARY ROCKS 3 •Continental 2 2
3- VOLCANIC ROCKS / I
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DEPOSITS
--SURVEY BOUNDARY
o TOWNS �. I 4
CIVIC CENTER �
0 5 10 I I
L— -- 3 z
SCALE IN MILES r-
• SUBJECT PROPERTY SANTA CRUZ COUNTY
SOURCE: GEOLOGY MAP
SOIL SURVEY OF TUCSON—AVRA VALLEY AREA,
ARIZONA, U.S. DEPT. OF AGRICULTURE SOIL
CONSERVATION SERVICE, APRIL 1972
NO SCALE
.WLBLB Group
EXHIBIT F
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1 18
Revised 3-3-88
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VII.
EXISTING LAND USES
The large rectangular parcel is
currently being used for agricultural
purposes. There are two parcels
within this area which are currently
used for residential and farm purposes. The smaller rectangular portion
of the Specific Plan area has
an irrigation pond and vacant non-
irrigated land.
In the surrounding area uses
include agriculture, single family
residential, mobile homes, and wrecked car storage. (Exhibit B)
All existing land uses will be
regulated by Part II, Section IV -D,
Nonconforming Uses.
t
1 18
Revised 3-3-88
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VIII.PALEONTOLOGICAL & CULTURAL RESOURCES
Miss Sharon F. Urban, Public Archaeologist with the Arizona State Museum
has provided the following information from the Archaeological Site
Survey File.
"In conjunction with the Greater Marana Survey, canals and field
borders surrounding your project area have been surveyed. Cultural
remains have been found so that there is a high potential for the
recovery of archaeological site materials within the project area.
Therefore, the Arizona State Museum recommends that an on -the -ground
survey be conducted on this property prior to any ground modification
activities."
Although this property has been used for farming, the archaeologists
should be able to locate cultural remains similar to what has been found
previously in canals and field borders. From this on -the -ground survey
it can be determined whether or not there is only a shard scatter or if
there is the possibility of a village site. The color of the ground can
be an indication of the existence of walls or structures of some sort.
Based on the findings of this survey, the site could be cleared for
development, or exploratory trenching might be required in order to
determine the depth and extent of archaeological material. A letter
from Miss Urban is included as Exhibit G.
19
®� ARIZONA STATE MUSEUM
ZZ
® THE UNIVERSITY OF ARIZONA
TUCSON, ARIZONA 85721
December 8,1987
Ms. Linda E. Polito
Project Planner
THE WLB GROUP
4444 East Broadway Blvd.
Tucson, AZ 85711
Dear Ms. Polito:
This letter is being sent with regards to yours of November 25th
requesting information on your project of Anway Property Specific Plan
Luckett/Marana Trico Roads WLB No. 187022, at T11S R11E Sec 19.
The Archaeological Site Survey Files at the Arizona State Museum
have been consulted with the following results. In conjunction with
the Greater Marana Survey, canals and field borders surrounding your
project area have been surveyed. Cultural remains have been found
so that there is a high potential for the recovery of archeological
site materials within the project area. Therefore the Arizona State
Museum recommends that an on -the -ground survey be conducted on this
property prior to any ground modification activities.
Should you have any questions concerning this statement, please
feel free to contact me at 621-4011.
SFU
Sincerely,
Sharon F. Urban (Miss)
Public Archaeologist
EXHIBIT G
C�
... A. SEWER
At the present time there is no sewer service available or existing
in the vicinity of this Specific Plan area. Pima County Wastewater
Management is the agency which is currently responsible for planning,
construction and operation of the sewer systems throughout the
county, including the Town of Marana. The Town has scheduled an
election in March 1988 to request authorization to form a municipal
sewer utility. Should this be successful it will allow Marana to
enter into agreements with Pima County for the provision and
management of sewer services. Negotiations with a number of
developers who are planning large scale projects in this northwest
area, are currently underway to extend a major sewer trunk line north
to the Pinal County line where a new wastewater treatment facility
will be constructed. It is possible that these improvements may be
under construction within one to two years.
It can be assumed, given the relatively long time frame for
development which is anticipated by this plan, that sewer service
will be available within a reasonable distance from the site at the
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IX. EXISTING INFRASTRUCTURE
C�
... A. SEWER
At the present time there is no sewer service available or existing
in the vicinity of this Specific Plan area. Pima County Wastewater
Management is the agency which is currently responsible for planning,
construction and operation of the sewer systems throughout the
county, including the Town of Marana. The Town has scheduled an
election in March 1988 to request authorization to form a municipal
sewer utility. Should this be successful it will allow Marana to
enter into agreements with Pima County for the provision and
management of sewer services. Negotiations with a number of
developers who are planning large scale projects in this northwest
area, are currently underway to extend a major sewer trunk line north
to the Pinal County line where a new wastewater treatment facility
will be constructed. It is possible that these improvements may be
under construction within one to two years.
1 21
It can be assumed, given the relatively long time frame for
development which is anticipated by this plan, that sewer service
will be available within a reasonable distance from the site at the
time development occurs. At such time as a sewer basis for this area
'
is delineated, it is anticipated that the property owners will enter
into a sewer service agreement to participate in construction costs
for offsite improvements as required.
B. NATURAL GAS
Southwest Gas currently has lines located in Luckett Road and Trico-
Marana Road adjacent to the site. Laurie Lynn from the Marketing
Department of Southwest Gas has indicated that the capacity of these
lines would be sufficient to serve future commercial development.
'
C. ELECTRICITY
This site is located partially within the franchise area of Trico
'
Electric Coop and partially within the Tucson Electric Power
franchise area. (Exhibit H) Since the parcel is divided between the
two service areas it is our understanding from Tucson Electric Power
Company' representatives, that at the time the parcel is to be
'
developed, the two companies will negotiate an agreement as to which
1 21
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one will provide service to the area. This agreement would be based
on a number of factors including the location and type of existing
facilities and the cost involved in extending facilities to serve the
proposed development.
' D. WATER
The property is currently served by a private well owned by Mr. Lim-
li. The quality and availability of water from this source would not
however be adequate for the planned development. This well and
others in the vicinity have poor water quality resulting from a high
nitrate content. The Cortaro Water Users Association (Cortaro-Marana
' Irrigation District) holds the franchise for water service to this
area and currently has water lines located in Wentz Road from Greer
Road to approximately 1/4 mile north of Hardin Road, within
approximately 1/2 mile of the property. The Town of Marana, if
' successful in the March 1988 election, is planning to establish a
municipal water company which would ultimately be responsible for the
provision of water service within the Town boundaries. This water
service could possibly be augmented and supplied by agreement with
the City of Tucson Water Department. (Exhibit I)
If this site were being developed today it would be necessary to
extend the existing CWUA lines to this property and augment the
capacity by drilling a new well outside of the local area where high
nitrate concentrates have been a problem. If the Town is successful
' in forming the municipal water utility, this utility would have an
assured water supply until the year 2000 and would provide water
service to this area based upon standard aid -in -construction
' agreements.
E. TELEPHONE
' Telephone service in this area is currently sufficient only for
residential use and would need to be augmented to meet commercial
requirements. It will be necessary to re-evaluate existing
facilities at the time of development to determine what, if any,
improvements will be required.
1
22
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ELECTRIC
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WATER SUPPLY FACILITIES OF
CORTARO WATER USERS ASSOCIATION
LEGEND
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BOUNDARY OF CORTARO WATER USERS ASSOCIATION.
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OPERATING WELL.
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CORTARO WATER USERS ASSOCIATION
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BOUNDARY OF CORTARO WATER USERS ASSOCIATION.
CANAL
PIPELINE
OPERATING WELL.
tttttttr•tttttw�ttt� BOUNDARY OF CORTARO-MARANA IRRIGATION DISTRICT.
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1 ANWAY FARMS SPECIFIC PLAN
PART TWO
SPECIFIC PLAN
'
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I. PURPOSE AND OBJECTIVES
The purpose of the Anway'Farms Specific Plan is to establish a pattern
of allowable land uses based upon an analysis of the development
capability of the Plan area. The Specific Plan provides a development
control mechanism which will insure that future growth and development
occur in accordance with the adopted Marana General Plan and contains
'
policies designed to achieve land development patterns which will
maintain and enhance the physical, social, and economic values of the
area.
'
A. OBJECTIVES
Development of the Anway Farms Specific Plan area shall:
1. Provide a rational pattern of residential, business, commercial,
and manufacturing uses which will be mutually beneficial;
'
2. Provide safe, efficient, and economic use of the land,
transportation, public facilities, services, and natural
'
resources;
3. Foster the character of a small town by allowing a range of land
uses, housing types, and job opportunities in a balanced
'
development;
4. Promote development which will be compatible with existing and
'
proposed adjoining land uses;
5. Avoid inappropriate development and provide for adequate drainage
and protection from flood damage;
6. Encourage patterns of land use which will decrease automobile
trip length, encourage trip consolidation, and promote alternate
'
modes of transportation;
25
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Inc
11
7. Encourage innovative. development which is responsive to the goals
and objectives of the Marana General Plan;
8. Improve the design, quality, and character of new development.
1 26
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II. LAND USE PLAN AND POLICIES
A. The land uses proposed for the Anway Farms Specific Plan area respond
to the Marana General Plan designations for Zone A, Village Core, at
the intersection of Trico-Marana and Luckett Roads and Zone B,
r Preferred Development Envelope, around and to the southeast of the
intersection.
The Marana General Plan does not call out the optimum size of the
Village Core area, but some assumptions can be made with regard to
this particular intersection. Since there are no existing land uses
or physical constraints which would limit development of any of the
four quadrants, it can be assumed that the Village Core uses would be
distributed evenly in each. The Village Core activities which relate
most directly to the intersection are the neighborhood commercial and
retail uses. Surrounding the retail core are the secondary general
business uses, public services, and offices which are less dependent
on high volume traffic locations. The next tier becomes the
preferred development envelope including high density residential and
employment generating uses which support the uses in the Village
Core, gradually transitioning to medium and low density residential
further east of the Core.
The Anway Farms Specific Plan calls for limited areas of local and
general business uses which surround the presumed location of a
retail core at the intersection. The central portion of the plan
assurance to the Town and to the property owners that future
development will occur as envisioned in the plan based upon specific
policies and criteria.
The thrust of this Plan is to identify the specific activities and
land uses which will be permitted. Beyond that, the Land Use
Policies establish locational criteria to be applied to proposed
development based upon compatibility with surrounding uses and the
concept of decreasing intensity of land use from the Village Core
outward toward residential areas.
1 27
area is a probable site for a technical park or other
employment
uses. Further east, the
projected uses are high density
residential
or business and office
uses which support the adjacent development.
Since the development
of this area is sometime in the
future, the
Specific Plan attempts
to allow adequate flexibility to
respond to
currently unspecified
development on adjacent parcels
as well as
future market demand.
At the same time, there is a need
to provide
assurance to the Town and to the property owners that future
development will occur as envisioned in the plan based upon specific
policies and criteria.
The thrust of this Plan is to identify the specific activities and
land uses which will be permitted. Beyond that, the Land Use
Policies establish locational criteria to be applied to proposed
development based upon compatibility with surrounding uses and the
concept of decreasing intensity of land use from the Village Core
outward toward residential areas.
1 27
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6. All development plans which are submitted for the Anway Farms
Specific Plan Area shall be consistent with the following policies:
I. Support a hierarchy of land uses which provides for the reduction
of development intensity from core commercial and manufacturing
uses decreasing toward residential uses.
a. The first development plan to be submitted shall establish a
hierarchy of land uses and a rational for the development of
surrounding parcels based on the policy of decreasing
development intensity from commercial and manufacturing uses
to residential uses.
b. All development plans submitted subsequently shall provide a
rational for the proposed land use type and location, based
upon the relationship of the proposed development to the
established hierarchy of uses.
c. Each development plan shall be evaluated based on the
compatibility of proposed uses with surrounding land uses.
2. Mitigate negative or adverse impacts between land uses.
a. The first use to be developed shall provide for necessary
buffers to any reasonable future uses as determined by the
Planning and Zoning Commission. As additional parcels develop
each will be required to take additional steps as necessary to
mitigate any possible conflicts between land uses. When two
parcels are developed simultaneously, the responsibility for
mitigating conflicts is upon the more intense use.
b. The following measures shall be used to mitigate conflicts
between land use types:
(1) Open space setbacks;
(2) Landscaping and topographic changes;
(3) Orientation of buildings and activities;
(4) Use of physical barriers such as fences, walls, berms, and
landscape screens;
(5) Architectural compatibility of materials, colors, scale,
and prominence of building;
28
l
1
(6) Locations of streets and parking areas to reduce land use
conflicts.
3. Provide adequate drainage and flood control measures to protect
proposed development as well as the surrounding areas.
4.1 Establish a circulation system which allows for convenient access
between and within land uses and is compatible with the existing
and planned transportation circulation system. Pedestrian and
vehicular movement shall be separated to the greatest degree
possible. Use of alternative modes of transportation shall be
encouraged.
29
EXHIBIT J
1
III. COMPATIBILITY WITH ADJOINING LAND USES
..-The Anway Farms Specific Plan provides for development which will be
compatible with adjoining land uses through the implementation of
policies which regulate the relative location of land uses based upon a
hierarchy of intensity from commercial and manufacturing to residential.
In addition, each development plan is required to assess the possible
conflicts with adjoining uses and provide for appropriate mitigation
measures in the form of buffers, landscaping, and other all site
development features.
At the present time, land uses surrounding this Specific Plan Area are
primarily agricultural and low density residential. The focus of this
specific plan document, however, is toward development which is expected
to take place in the next decade after basic flood control improvements
on the Santa Cruz River. Therefore, the Marana General Plan has been
used as a guide in determining the appropriate uses for the Specific
Plan Area in relationship to both the uses planned for the immediate
vicinity and the land uses patterns for the community as a whole.
The Zonal Land.Use element of the General Plan shows the intersection of
Trico-Marana and Luckett Roads as Zone A - Village Core, planned for
neighborhood commercial/retail, public services, and office/professional
uses. To the southwest of this village core is the open space corridor
to be formed parallel to the Santa Cruz River. The remainder of the
area around the village core is planned as Zone B - Preferred
Development Envelope, which is defined as intense residential
development of moderate to high density.
The Circulation Plan calls for the extension of Luckett Road
southeasterly along the alignment of the Santa Cruz River bank to a
connection with Moore Road at Sanders. Both Luckett and Trico-Marana
Roads are scheduled to become principal arterials. The Anway Farms
Specific Plan identifies a development program which is compatible with
the surrounding proposed development and land uses as envisioned in the
General Plan.
1 31
3.820 51'r.
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IV. SPECIFIC PLAN IMPLEMENTATION
A. AUTHORITY AND SCOPE
The Anway Farms Specific Plan has been prepared in accordance with
the provisions of the Development Code Ordinance of the Town of
Marana, Ordinance 84.04, Title 05.06 Specific Plans. The Specific
Plan is a regulatory document which designates the Specific Plan Area
as Zone F - Specific Plan Zone. The permitted uses, density
requirements, setback, and other regulations applicable within a
Specific Plan Zone shall be those contained within the Specific Plan
as adopted by the Marana Town Council, pertaining to the Anway Farms
Specific Plan area. All development plans, plats, permits, and
approvals must be consistent with the Specific Plan. Developments
which are.found to be consistent with the Specific Plan will be
deemed to be consistent with the General Plan of the Town of Marana.
The Arizona Revised Statutes, Section 9-461.08 authorizes
jurisdictions to prepare, review, adopt, and implement Specific Plans
using uniform procedures and criteria.
B. PLAN ADMINISTRATION
1. The plan shall be adopted in accordance with the provisions of
the Town of Marana Development Code Ordinance 84.04, Title
05.06.
2. The Planning and Zoning Administrator shall be responsible for
enforcement of this plan.
1
1 33
3. Where ambiguity arises
to the terms of this Specific
Plan,
recommendations by the
Planning and Zoning Commission
and
subsequent action by the
Town Council shall -govern.
4. Before any permits may
be issues for any project within
the
Specific Plan area, the
Planning and Zoning Administrator
shall
determine that the project
this Specific Plan.
is consistent with the provisions
of
1
1 33
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C. AMENDMENT
1. The Specific Plan may be amended by the same procedure as it was
originally adopted. A.written application for a plan amendment
must be submitted to the Planning and Zoning Administrator by the
property. owner or agent. This application shall state the
specific regulation or regulations which are requested to be
amended along with any affect of this amendment on the remainder
of this Specific Plan. All Specific Plan amendments shall be in
substantial conformance with the remainder of the Specific Plan,
with' the Town of Marana General Plan and with other applicable
land use plans that have been adopted by the Town.
2. The Planning and Zoning Administrator shall refer the requested
amendment along with his recommendation to the Planning
Commission for Noticed Public Hearing. The Planning Commission
shall make its recommendation to the Town Council, which after
Public Hearing shall approve, reject, or modify the proposed
amendment.
3. The Planning and Zoning Administrator may allow minor changes to
the criteria set forth in the Specific Plan, providing the
changes are not in conflict with the overall intent as expressed
in the plan. Minor changes do not include anything which alters
allowable use of buildings, heights, or residential densities.
4. Land uses not specifically listed as permitted in this Specific
Plan may be allowed after determination of the Planning and
Zoning Administrator that such use is similar in nature to
permitted uses, are consistent with the intent of the Specific
Plan, and is compatible with other permitted uses. The decision
of the Planning and Zoning Administrator may be appealed to the
Planning Commission.
D. NONCONFORMING STRUCTURES AND LAND USES
All nonconforming structures and land uses shall be governed by the
provisions of Chapter 05.04 of the Town of Marana Development Code,
except that in no circumstance shall land uses or structures which
are owned, leased, or rented for agricultural purposes, including
cultivation, farming domestic, and related uses, be declared
nonconforming until such use or structure is, or hereafter becomes
abandoned, or is removed from use for a continuous period of five
years or more, and shall not thereafter be occupied except by a use
which conforms to the regulations of the Specific Plan.
34
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E. DEVELOPMENT REVIEW
All developments within the Specific Plan area must conform to the
provisions of the Town of Marana Development Code, Title 6
Subdivisions.
F. SEVERABILITY
If any provision, sentence, clause, section, or subsection, or phrase
of this plan is for any reason held to be invalid or
unconstitutional, such decision shall not affect the validity of the
remaining portion, or portions of the plan.
35
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oup
V. DEVELOPMENT STANDARDS
A. USES
Within the area regulated by the Anway Farms Specific Plan map, the
following specified uses are allowed. Uses allowed in any sub-
section are understood to include all uses allowed in preceding sub-
sections, and as in conformance with the Land Use Policies of this
plan.
1. Principal Noncommercial Uses:
APARTMENT HOUSES. An apartment house for any number of families
or housekeeping units.
DWELLINGS. A building occupied or intended to be occupied as an
abode by not more than two (2) families.
EDUCATIONAL USES. Public and parochial schools, colleges and
universities, including dormitories in connection therewith,
public libraries, public museums and public art galleries.
EDUCATIONAL INSTITUTIONS. A private kindergarten or nursery
school, or a private school or educational institution for
academic instruction.
FRATERNITY AND SORORITY HOUSES. A fraternity or sorority house
for any number of guests.
GARDENING AND AGRICULTURE. Nurseries, truck gardens, greenhouses,
customary general farming uses and buildings, including dairies,
animal farms and commercial kennels.
GROUP HOUSING PROJECTS when authorized by the Planning
Commission.
MUNICIPAL USES. Municipal, county, state or federal buildings or
properties, except for such uses as warehouses or garages or
other uses that are customarily conducted as a gainful business;
but including municipal water wells and necessary accessory
equipment.
r
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Inc.
MUNICIPAL USES such as water wells, water towers, water tanks,
filter beds or towers.
PUBLIC UTILITY USES. Branch telephone exchanges and static
transformer stations without service or storage yards. Any such
building located in any residence zone shall conform
architecturally with the character of the zone in which located.
PUBLIC UTILITY USES such as radio broadcasting stations, towers
and studios.
RAILROAD RIGHTS-OF-WAY but not including switching, storage,
freight yards or sidings.
RELIGIOUS USES. Churches and other places or worship, and Sunday
schools.
SOCIAL USES. Public recreational and community center buildings
and grounds; parish houses and grounds for games or sports,
except those the chief activity of which is one customarily
carried on as a business.
SOCIAL USES such as clubs, lodges, social and recreational center
buildings except those the chief activity of which is one
customarily carried on as a business.
WELFARE USES. A sanatorium, hospital or charitable institution
not for penal or correctional purposes or for the care of the
insane or feebleminded; provided, that the aggregate ground
coverage of all structures shall not exceed twenty-five (25)
percent of the area of the lot, and that all principal structures
shall be at least twenty (20) feet distant from all lot lines.
2. Accessory Uses and Structures:
Accessory uses or structures customarily incident to any
aforesaid permitted use, including private garages and stables,
under conditions hereinafter specified.
HOME OCCUPATIONS. Customary, incidental home occupations when
conducted and entered from within the dwelling and in which no
person not a resident of the premises is employed, provided not
more than one-fourth of the floor area of the dwelling is devoted
to such home occupation. In connection with such home
1 37
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up
occupations, no goods or commodities shall be sold on the
premises, and no mechanical equipment used except such as is
customary for domestic household purposes.
ROOMERS. AND BOARDERS. The taking of boarders and the leasing of
rooms by a resident family.
3. Local Business Uses as Follows:
Antique store.
Apparel store.
Art gallery or store, picture framing.
Art needlework or handcraft establishment.
Automobile parking.
Automobile service station.
Bakery.
Barber or beauty shop.
Baths, Swedish, Turkish, steam, etc.
Bicycle shop.
Billiard or pool hall.
Book, newspaper, magazine store, new and used.
Catering service.
Cigar store.
Clinic.
Club or lodge.
Collection agencies for cleaning, dying or laundry.
Confectionery store.
W
a
1
1
TtteB
roup
Inc.
Custom dressmaking, millinery, hemstitching, pleating, weaving or
mending.
Dealer in coins, stamps or similar collector's items.
Delicatessen.
Dental or medical laboratory.
Drugstore.
Dry goods, notions or variety store.
Electrical appliance and equipment store.
Electronic security monitoring systems.
Florist shop.
Food store.
Frozen food locker.
Furniture, house furnishing or office equipment store.
Gift, curio, novelty, toy or hobby shop.
Hardware store.
Hotel, inn or lodginghouse.
Ice cream store, soda fountain.
Ice storage or sale.
Interior decorator.
Jewelry store or jewelry and watch repair.
Laundry and/or dry cleaning establishment.
Leather goods store.
Library, rental or public.
39
t
1
1
The
roup
Inc
Liquor store.
Locksmith, tool or cutlery sharpening, lawnmower repair, fix -it
or handyman shop.
Massage establishment, reducing salon.
Multigraphing, mimeographing, duplicating, addressographing.
Music, phonograph or radio store.
Nursery., flower, plant or tree.
Office, business, professional or semiprofessional.
Orthopedic appliance shop.
Pet shop.
Photographic studio or photographic supply store.
Postal station.
Refreshment stand.
Resale dress shop.
Restaurant, cafe, lunchroom, tearoom.
School, barber, beauty culture, business, handicraft, art, music,
dancing.
Shoe store or shoe repair shop.
Sign painting shop.
Sporting goods, hunting and fishing equipment.
Station, bus or stage.
Stationery, art and drawing supply store.
Tailor shop, pressing establishment.
40
Taxicab stand.
Taxidermist.
Temporary revival.
Theater.
Water, telephone or telegraph distribution installation,
electrical receiving or distribution station, provided that any
public utility substation, pumping or storage facilities not
enclosed within a building shall be subject to the front and side
yards required in the Specific Plan and to appropriate screen
planting along any street frontage, which planting and any
necessary fencing shall be set at a distance not closer to the
street lot line than the least depth of the front and side yards
required in the Specific Plan.
4. General Business Uses:
Advertising sign, structure or billboard, as regulated by the
Town of Marana.
Ambulance service.
Amusement enterprise conducted as a business, including archery
range, bowling alley, dance hall, games of skill and science,
gymnasium, miniature golf or practice driving or putting range,
penny arcade, pony riding ring without stables, shooting gallery,
skating rink, sports arena, swimming pool, commercial beach or
bathhouse, tennis court.
Animal hospital or boarding or stabling of animals, if the site
is located two hundred (200) feet or more from any residence
zone.
.. 41
Auction (no
animals).
Auditorium
or assembly
hall.
Automobile
accessories,
parts, supplies and equipment sales.
Automobile,
trailer or
machinery repair or painting, including
body and fender
work
only as may be permitted by Section 5,
mechanical
or steam washracks, battery service.
.. 41
1
T�l/teB
' Group
1
Automobile, trailer or machinery sales, new and used, or rentals,
provided any such unenclosed area is surfaced with a hard,
durable, dustproof material, that the required yards are observed
and properly maintained, and that any lights used to illuminate
such area shall be so arranged as to reflect the light away from
adjoining premises in any residence zone.
Bakery.
Bar, cocktail lounge, nightclub, tavern.
Blueprinting or photostating.
Bottling works.
Building materials sales yard, for new materials.
Circus or amusement enterprise of a similar type allowed for up
to fifteen (15) days. If the use is for more than fifteen (15)
days-, Planning Commission approval is required. Site
requirements include:
(1) One hundred -foot setback from carnival activity to lot line
of any residentially developed parcel;
(2) A minimum of fifty (50) percent of parcel will be available
for parking;
(3) Parking area will be paved.
Cigar manufacture (custom hand -rolled).
1 Cleaning and dying establishment.
Commercial Warehouse
Contractor's equipment yard.
Engraving, photoengraving, lithographing.
Feed or fuel store (or processing), providing that coal shall be
stored in dust -controlling containers or the dust controlled -by
means of effective devices and that no coal yard shall be within
two hundred (200) feet of any residence zone.
1 42
The
WLB
Limp
Inc.
t
1
Fortune-telling.
Gas storage in quantities not exceeding five thousand (5,000)
cubic feet or in quantities not exceeding one hundred (100) cubic
feet if the pressure exceeds one hundred (100) pounds per square
inch.
Gasoline or oil storage in quantities not exceeding one hundred
fifty (150) gallons above ground.
Jukebox or coin machine business (limited to assemble, repair,
servicing, and sales.)
Laboratory, experimental, photo or motion picture film or
testing.
Laundry, steam or -wet -wash.
Livery stable or riding academy, if located two hundred (200)
feet or more from any residence or less intensive business uses.
Lumberyard.
Mattress shop.
Motorcycle or motor scooter sales, storage or repair.
Mortuary, funeral establishment or embalming establishment, with
a crematory as an accessory use to a mortuary, funeral
establishment or embalming establishment.
Multiple -unit storage facility for the storage of personal
items.
Pawnshop.
Piano repairing.
Plumbing shop.
Printing or publishing.
Public utility service yard.
43
Group
Record studio or sound score production (no manufacture of
records).
Secondhand store selling books, magazines, furniture or personal
goods.
Sheetmetal or tinsmith shop.
Sign manufacture, including neon or electrical signs.
Soup kitchen when recommended by the Planning Commission and
approved by the Mayor and Council.
Stone or monument works (not including rock crusher).
Swap Meets
Trade school teaching occupations or operations permitted in this
zone.
Trade show, industrial show or exhibition.
Transfer, hauling or express service.
Truck yard or terminal.
Upholstery shop.
Warehouse or storage building in conjunction with and for the
purpose of a principal permitted use.
Wholesale business.
1 5. Manufacturing Limited
Manufacturing, treatment, converting, altering, finishing or body
and fender work, or assembling may be carried on in any part of
any building, but only when a necessary incidental accessory to a
permitted principal use, provided not more than one-half of the
1 total floor area of the building is used for such purposes;
however, any such use which, in the opinion of the building
safety official, may be noxious or offensive or injurious in a
business zone by reason of the emission of odor, dust, smoke,
cinders, gas fumes, noise, vibration, refuse matter or water -
44
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up
carried wastes, so as to be detrimental to the public health,
safety or general welfare, shall be permitted only by
authorization of the Planning Commission.
6.. Manufacturing of Over One -Half of Floor Area
Manufacturing in excess of one-half of the total floor area of
the building used for such purposes, including treatment,
converting, altering, compounding, processing, packaging,
assembly and finishing, shall be permitted without requiring
Planning Commission authorization providing the following
provisions are met:
(a) Permitted uses.
The following uses, which shall be conducted wholly within a
building which building shall include both the main portion of
such building and all projections or extensions, including
garages, outside platforms, docks, carports, canopies and
porches, are permitted except as otherwise provided:
(1) Manufacturing, compounding, processing, packaging or
treatment of bakery goods, candy, cosmetics, dairy
products, drugs and pharmaceutical products, soap (cold
process only) and food products, except the following:
fish or meat products, sauerkraut, sugar beets, vinegar,
yeast and the rendering or refining of fats and oils.
(2) Manufacturing, compounding, assembling or treatment of
articles or merchandise from the following previously
prepared materials: bone, broomcorn, cellophane, canvas,
cloth, cork, feathers, felt, fibre, fur, glass, hair or
bristles, horn, leather, paper, plastic products, precious
or semi-precious metals, or stones, rubber, shell,
textiles, tobacco, wax (paraffin, tallow, etc.), wood
(excluding sawmill or planing mill), yarns.
(3) Manufacturing, compounding, assembling or treatment of
glass, pottery or other similar ceramic products (using
only previously prepared sand or pulverized clay, and
kilns fired only by electricity or gas), musical
instruments, toys, novelties, light metal products.
1 45
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1
(4) Retail sales in conjunction with wholesaling, storage,
warehousing and permitted manufacturing, provided that the
retail sales area shall occupy no more than twenty-five
(25) percent of the total floor area, and only those
articles that are wholesaled, manufactured or warehoused
on the premises are sold at retail.
(5) Assembling of electrical appliances, radios and
phonographs, including the manufacturing of small parts
only, such as coils, condensers, transformers, crystal
holders, electric and electronic parts and equipment for
wholesale.
(b) The manufacturing type uses and activities shall be conducted
in conjunction with a use permitted in this zone.
(c) The manufacturing shall be located on the same lot or site
with the permitted use.
(d) If a site abuts an alley less than thirty (30) feet wide for
its entire length, such alley shall not be used for vehicular
access to the site.
(e) Points of ingress and egress to an from the site used for
manufacturing purposes shall be on a street not less than
thirty (30) feet in width, and traffic circulation must be
located and regulated in such a manner that the traffic
generated by this use is directed away from residential areas
and will not in any case travel a residential street.
(f) Minimum lot area: Ten thousand (10,000) square feet.
(g) Maximum lot coverage: All buildings and structures including
accessory buildings and structures shall not occupy more than
forty (40) percent of the site.
(h) Minimum lot width: One Hundred (100) feet.
(i) Maximum height of any structure housing any manufacturing use:
Forty-five (45) feet.
(j) Minimum rear yard
residential zone:
feet for principal
accessory structure.
where lot is adjacent to or abuts a
Least depth or rear yard, thirty-five (35)
structure, twenty-five (25) feet for an
46
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(k) Minimum side yard when lot is adjacent to or adjoins a
residential zone: Interior side yard: Thirty-five (35) feet;
street side yard: Twenty-five (25) feet.
(1) The manufacturing and other activities, including the storage
of goods and material, shall be conducted wholly within
completely enclosed buildings.
47
(m)
All outside work and activity in connection with the
manufacturing use and the loading and unloading areas, docks
and platforms shall be located entirely within an area on the
lot which is enclosed on all sides by a building or by a solid
wall or fence six (6) feet in height. Such loading and
unloading area, docks and platforms shall be located as far
from any surrounding residential uses as is reasonably
possible.
(n)
Screening: When the lot is adjacent to or abuts a residential
zone, a solid wall or fence six (6) feet high shall be erected
along the property lines adjoining the residential zone.
(o)
Landscaping: Landscaping shall be installed in such a manner
as to promote the compatibility of the manufacturing use with
the surrounding area, and to negate the adverse visual effects
of large paved or dirt areas, as well as to provide sound
barriers between the manufacturing use and any adjacent
residential areas.
All open areas not used for parking or loading purposes shall
be landscaped with trees, shrubs and suitable ground cover.
The amount of such landscaped areas shall not be less than a
figure calculated by multiplying the total footage of street
frontage of the site by 5, or five (5) percent of the total
site area, whichever is the greater.
(p)
The manufacturing and allied uses and activities shall be
conducted in conformance with the following performance
standards:
(1) NOISE. At no point beyond the property lines of the lot
shall the sound pressure level of any individual operation
exceed the decibel levels in the designated octave bands
shown below (excluding operation of motor vehicles or
other transportation facilities):
47
T�y�B
Group
Octave Band Cycles
per Second
Maximum Sound Pressure Level
in Decibels .002 dynes per CM2
0 to 75 .............. ........67
75 to 150 ........................52
150 to 300 ........................45
300 to 600 ........................38
600 to 1200 ........................3E
1200 to 2400 ........................31
2400 to 4800 ........................28
Above 4800 ........................26
Sound levels shall be measured with a sound level meter
and associated octave band filter manufactured according
to standards prescribed by the American Standards
Association. Measurements shall be made using the flat
network of the sound level meter. Impulsive type noises
shall be capable of being so measured, for the purpose of
this section, shall be those noises which cause rapid
fluctuations of the needle of the sound level meter with a
variation of no more than plus or minus two (2) decibels.
Noises incapable of being so measured, such as those of an
irregular of intermittent nature, shall be controlled so
as not to become a nuisance to adjacent uses.
(2) SMOKE. No emission of smoke from any source shall be
permitted to exceed a greater density than that density
described as No. 1 on the Ringelmann Chart. However,
smoke may be emitted, which is equal to but not darker
than No. 2 on the Ringelmann Chart, for not more than four
(4) minutes in any thirty -minute period. For the purpose
of grading the density of smoke, the Ringelmann Chart as
published by the U.S. Bureau of Mines shall be the
standard.
(3) GLARE OR HEAT. Any activity producing intense glare or
heat shall be performed in such a manner as not to create
a nuisance or hazard beyond the property lines.
(4) ODORS. No emission or odorous gases or other odorous
matter shall be permitted in such quantities as to be
offensive in such a manner as to create a nuisance or
hazard beyond the property lines.
48
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(5) VIBRATION. No vibration shall be permitted which is
discernible beyond the property lines to the human sense
of feeling, for three (3) minutes' or more duration in any
one (1) hour of the day between the hours of 7:00 a.m. and
7:00 p.m., or of thirty (30) seconds' or more duration in
any one (1) hour between the hours of 7:00 p.m. and 7:00
a.m.
(6) FLY ASH, DUST, FUMES, VAPORS, GASES AND OTHER FORMS OF AIR
POLLUTION. No emission shall be permitted which can cause
damage to health, to animals, or vegetation, or other
forms of property, or which can cause any excessive
soiling.
(7) LIQUIDS AND SOLID WASTE. No wastes shall be discharged in
the streets, drainageways or any property which is
dangerous to the public health and safety, and no waste
shall be discharged in the public sewage system which
endangers the normal operation of the public sewage
system.
.(8) ILLUMINATION. Illumination of buildings and open areas
shall be so arranged as to eliminate glare toward streets
and adjoining properties.
B. HEIGHTS
1. In the Specific Plan area, no building or structure shall exceed
forty-five (45) feet in height.
C. BUILDING SETBACKS
Except as otherwise specified, all setbacks shall be determined as
the perpendicular distance from the existing or planned street right-
of-way line, or property line to the foundation point of the closest
structure. The minimum building setback shall be a distance equal to
60% of building height, but not less than twenty (20) feet.
49
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D. SIDE YARDS
For residential uses only, a five (5) foot side yard shall be
required except for common wall or zero lot line developments which
require zero (0) feet.
E. REAR YARDS FOR RESIDENCE USES
There shall be a rear yard on every lot used for residence purposes.
The least depths or rear yards at the levels of the lowest window
sills of the various stories shall be as follows:
Residence Buildings or Stories
No. of Story - Rear Yard Least Depth
1 25 feet
2 or more 30 feet
F. ACCESSORY BUILDINGS IN REAR YARDS
Accessory buildings may occupy forty (40) percent of the required
rear yard and any additional space in the rear of the principal
building.
G. OFF-STREET PARKING
Space for all required parking shall be provided off-street for all
lots upon which buildings or other structures are erected in
accordance with the following schedule:
' 1. Residential Uses
Two off-street standard parking spaces shall be required for each
dwelling unit in a single or multiple family residential building
or for each separate guest room or suite in any commercial
lodging facility.
2. Non -Residential Uses
(a) Office - 1 space for each 300 square feet of floor area.
50
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up
(b) Retail Stores, Shopping Centers, Consumer Service Uses:
i Where the gross floor area of the structures exceeds
6,000 square feet; or lot area of the use exceeds 15,000
square feet: 1 space for each 200 square feet of gross
floor area.
(e) Warehouse/Wholesale - 1 space for each 800 square feet of
floor area, or 1 space per employee, whichever is greater.
3. General Provisions
(a) Site Access:
Proper siting of parking areas and access points in
relationship to streets and nearby land uses shall be
required.
" (b) Review:
The Planning and Zoning Commission shall be responsible for
the review of off-street parking proposals and may allow
modification of specific requirements in certain site
specific instances consistent with the purpose of the Anway
Farms Specific Plan.
1
51
ii Where the gross floor area of the structures is
6,000
square feet or less but more than 4,000 square
feet; or
the lot area of the use is 15,000 square feet or
less but
.more than 10,000 square feet: 1 space for each
300 square
feet of gross floor area.
iii Where the gross floor area of the structures is
4,000
square feet or less; or the lot area of the use
is
10,000 square feet or less: 1 space for each 400
square
'
feet of gross floor area.
(c) Restaurant, bar and other establishments for the
sale and
consumption of food and beverages on the premises
- 1 space
for each 50 square feet of gross floor area,
excluding
kitchens and storage areas.
(d) Manufacturing - 1 space for each 500 square feet
of floor
area.
(e) Warehouse/Wholesale - 1 space for each 800 square feet of
floor area, or 1 space per employee, whichever is greater.
3. General Provisions
(a) Site Access:
Proper siting of parking areas and access points in
relationship to streets and nearby land uses shall be
required.
" (b) Review:
The Planning and Zoning Commission shall be responsible for
the review of off-street parking proposals and may allow
modification of specific requirements in certain site
specific instances consistent with the purpose of the Anway
Farms Specific Plan.
1
51
11
(c) Parking Area Requirements:
(1) The mix ratio of parking space types for a parking area
..is as follows on Table IV -G.
(2) Handicapped parking:
Handicapped spaces shall be functionally located as
near as possible to the main entrances to the
establishments served with a barrier -free path of
uniform grade, and shall be posted with permanent
signs in accordance with the Manual on Uniform
Traffic Control Devices (Federal Highway
Administration).
(3) Compact car parking:
Parking for compact cars shall be separated from large
or standard car parking areas and shall be clearly
signed or marked for this purpose.
(4) Bicycle parking:
Bicycle parking shall be located to promote security
for parked bicycles and convenient use. Locations
adjacent to pedestrian walkways, in view of building
aguments, and located away from motor vehicle driveways
provide best security.
4. Minimum Dimensions For Parking Space Types
Perpendicular parking spaces shall provide a minimum width and
minimum stall depth as follows:
(a) Standard Car Space
8-1/2' wide by 18' deep;
(b) Compact Car Space
8' wide by 16' deep;
52
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roup
(c) Handicapped Space
12' wide by 20' deep;
(d) Motorcycle Space
6' wide by 9' deep;
(e) Bicycle Space
3' wide by 8' deep
53
Table V.G
PARKING AREA RATIO REQUIREMENTS
REQUIRED NUMBER
PARKING SPACE TYPE OF PARKING SPACES
1-19 Spaces 20 or More Spaces
Standard Car 100% Minimum 60%
Compact far None Maximum 40%
Handicapped (A) One plus one per 50
spaces (B)
Bicycle rack Two One per 15 spaces
(A) All lots of ten spaces or more shall require, additionally, one
handicapped space located as close as practical to the building entrance and
with a barrier -free path.
(B) May be included in standard car percentage.
54
VI. HYDROLOGY
The optimal condition for development of the subject property requires
construction of Phase I and II of the Lower Santa Cruz River Flood Control
Levee Project referenced in the previous section of this report.
Construction of this levee would mitigate the flood damage potential to the
subject property which can occur as a result of a high -magnitude flood on the
Santa Cruz River. An additional benefit of this levee is that it will remove
the floodway line from the southwest corner of the subject property and allow
full development of the site. Exhibit C.2 is a small-scale drawing showing
the preliminary alignment of the levee through the reach of the Santa Cruz
River adjacent to the subject property.
The development of the subject property will significantly increase the
runoff rate from the site. This occurs because of the high degree of
impervious areas (rooftops and streets) that will be built on the property
and because the existing use of the land (agriculture) creates little to no
runoff. There are two alternative means by which this runoff may be
discharged from the site. Alternative 1 would require construction of an
outlet channel to the Santa Cruz River. Alternative 2 entails the placement
of a detention basin on the property to store runoff and control the outflow
rate. The existing slope of the property drains runoff to the northwest
corner of the site. A drainage channel would then have to be constructed
from the northwest property corner to the west side of Luckett Road where it
could then be drained into an existing drainage swale that flows to the Santa
Cruz River. It will be necessary to obtain agreements with affected
property owners to enlarge the drainage improvements as required. Positive
drainage will be provided that will protect the development and adjacent
properties from any backflow created by high river stages.
The proposed developer agrees to participate in and contribute to the cost of
construction (on a fair share basis as established by a flood benefit
district) of a flood control levee project (see page 9, paragraph 2) along
the Santa Cruz River which will protect this area from the 100 year event.
This agreement should be prepared in such a form that it can be recorded and
run with the title of the land as a condition on the title of the land in the
case of future change of ownership.
55
Revised 3-10-88
LEVEE
ALU
NARY
ALIGNMENT
OF
LSCR
�FAM4
ADJACFNT
TO
ANWAY
PROPERI
VII. CIRCULATION PLAN
The Anway Farms Circulation Plan (Exhibit L) is based upon the location
of the Specific Plan Area in relationship to Trico-Marana Road and
Luckett Road, both of which are shown as principal arterials in the Town
of Marana General Plan. Luckett Road is planned to be extended
southeasterly along the alignment of the northeastern bank of the Santa
Cruz River to a connection with Moore Road at the intersection of
Sanders Road. Trico-Marana Road provides direct access from the east
from an existing interchange at I-10. These roads are planned for an
eventual 150 foot right-of-way.
Internal circulation will be provided through a system of collector
streets which are shown conceptually on the plan. The concept is to
provide access from Luckett Road on the west along the southern portion
of the Specific Plan area. Access from Trico-Marana Road on the north
would be primarily from two north -south collector streets, which would
be located to serve the proposed land uses, with road located on, or
close to the quarter section line. Based on future development in the
area, these collector streets would logically be extended southerly to a
connection with Greer or Luckett Roads. The right-of-way proposed for
these internal collector streets is 90 feet for major collector and 60
feet for minor collector or as may be required. The final design of the
interior street system including lane requirements, access points,
median cuts, and landscaped buffers will be based on site design
requirements and traffic flow generation studies at the time of
development.
Reimbursement agreements for fair share payback of constructed streets
and utilities will be prepared with the Town prior to development.
The developer will agree to construction of all roadways within the
property at the time of development without cost to the Town. In
addition the developer will agree to participate in a fair share portion
of roadway improvements which may be required along the frontage of
Marana and Luckett Roads at the time of development.
57
Revised 3-3-88
I
acs
T
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z
U)
-v
a
n
IT!
tic
CIRCULATION PLAN
16o! R.o.w. LUCKETT ROAD
1
1 I�
1 1
i10°
0
U'
I
1 Iz
1 �0
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m
n �
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1 I �
PROPOSED MINOR COLLECTOR 1
"oz
1 �� a
1 003 C �v
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PROPOSED MAJOR COLLECTOR
1 •7°
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EXHIBIT L
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MYIII.UTILITY PLAN
The development of the Anway Farms Specific Plan Area is dependent upon
the construction of major utility improvements including domestic water,
sanitary sewer, and flood protection which are currently being proposed
by the Town of Marana, Pima County, and others. Based on the design,
location, funding and construction timing of these improvements, site
specific utility plans will be prepared as a part of the design review
and approval process prior to development. The developer of the
property will share in the cost of bringing basic utilities, water,
sanitary sewer and storm sewer, to serve this property. The cost
sharing for these utilities will be established by agreement with the
servicing agency.
Flood control is a major community concern. Through the joint
cooperative efforts of the Town, Pima County Flood Control District, the
State and Federal Government and local property owners on a
comprehensive flood control improvement project is planned for the Santa
Cruz River in order to eliminate the flooding and erosion hazards
previously experienced. These flood control improvements will help
implement the logical and orderly growth of the Marana community. It is
not anticipated that development of the Anway Farms Specific Plan area
will be initiated until after completion of the Santa Cruz
Limprovements.
At the time of development, detailed site specific hydrology and
hydraulic analysis will be submitted with the development. plans to
implement necessary improvements within the specific plan and surround
areas.
The proposed developer agrees to participate in and contribute to the
cost of construction (on a fair share basis as established by a flood
control district) of a flood control levee project (see page 9,
paragraph 2) along the Santa Cruz River which will protect this area
from the 100 year event. This agreement should be prepared in such a
form that it can be recorded and run with the title of the land as a
condition on the title of the land in the case of future change of
ownership.
59
Revised 3-10-88
f
roup
IX. LANDSCAPE PLAN
The landscape plan shall serve to enhance the aesthetic quality of the
development, provide for low water consumption, function as screens and
buffers, establish a streetscape and emphasize the hierarchy of land use
types.
A. AESTHETICS
Landscaping. shall be. designed so as to establish a distinctive
character for the Specific Plan area as a whole and the individual
developments in particular. The planting program shall be developed
to provide diversity and interest, and to enhance the streetscape and
architectural elements.
B. WATER CONSERVATION
Plant materials, ground cover, and irrigation techniques shall be
designed and utilized with the goal of minimizing water consumption.
C. BUFFERING AND SCREENING
Plant materials, berms, walls, and land forms shall be used to
provide privacy, mitigate conflicts between land uses, and promote
logical development.
D. STREETSCAPE
A .,comprehensive streetscape design will be required as a part of the
development plan. This design will include special landscape
treatment for street right-of-ways, medians, and project entryways.
Large expanses of paved parking areas shall be discouraged.
Landscaped islands shall be provided at specified intervals
throughout the paved parking lots.
E. HIERARCHY OF LAND USES
A variety of landscape architecture elements, including plant
materials, signage, street furniture, and lighting shall be used to
promote a sense of identity and transition between land use types.
The landscape design should provide a unifying theme for the project
as a hole, while at the same time emphasizing the individual identity
of separate land uses.
60
1
TILEeB
roup
X. PHASING PLAN
The Anway Farms Specific Plan has been prepared with the assumption that
this area will not be ready for development for a number of years. As
identified -in the Development Capability Report, there are several major
public improvements which must be completed prior to the development of
this site. At such time as development becomes feasible, phasing and
implementation plans will be prepared.
61
APPE,NDIX A
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I
EXISTING LAND USE
-------------
A,
ecsj0, rL
4C.
.......... . . . . . . . . . . . . . . .
. . . .......
. . ........ S.
41,
LEGEND
Agriculture
State Lands
t
Pending Annexation
'iw
Airport
F551 Built Area
2�1 Mining/Landfill
TOWN OF MARANA
A R I z 0 N A
GENERAL PLAN
PrOUPM.
SPHERE OF
INFLUENCE
� v'i It I � �v ` i � �. � ,`i �N ice,.•' -ctrl'` L � • rt .
• �� i � ..�4 .1 n�•jyl � �{ I.!h!Jii'-"'—�r�-�•-�_�-�,'� r • � � `' '.�
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_ •-- 3 _ - . • - " I ' ., _ - _ � .�_ T _r_ l � �f_, •rte 44!!i J • �>;,"`•
LEGEND - - - _ - '. .•'(L..''�• ��';.:+:1M - • . -
Sphere Of Influence I is? •a. .o
Town Limits n• •a..•.t r�- r y,,k1_�r~-- a r� _.
�� r!
_ a . �I ,;tea• !_ _. _ ..�� -:�•.� ... •%-: -k
TOWN OF MARANA
A R I Z O N A ~�
GENERAL PLAN
�rouP
fes.
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L
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LEGEND
.. ....... ...
........ . .. .
. .. .......
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TOWN OF MARANA
A R I z 0 N A
EEI
USE
. ..........
F7=--.] Ll ... I I -'-
GENERAL PLAN
Mipurim,
CIRCULATION
.r
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LEGEND y _ i , .��- 1,� r�M: ;w• '�•j,, ._i!
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lay ✓�I Proposed Interchange
Ill )�I Existing Interchange I � . •� + � ��� � r� 1 t� •
State Highway / _ (/ - -- { •- -,-.4 _ r
Key Feature �a L•' •.` .) I .'� '. -~ . - S+I .: ,..�.'':'� /. `. _ 1 Y` 1
llGl f�J� Principal Arterial
714
TOWN OF MARANA
A R I Z O N A
GENERAL PLAN
The
WLB
roup
SURFACE WATER RESOURCES
-I.A
—4
-7
77
To f.
7-
7
IL -v
- --------------
.—ii .........
LEGEND1A
Sheet Flow Area
Rivers/Viksh Area d Floodplain
C.A.P.
F
F1Vftsh Feature
Pending Drainage Study
TOWN OF MARANA
A R I z 0 N A
IT` GENERAL PLAN
M
v
mrou,p)YLB
TI7
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TOWN OF MARANA
RECREATION ,OPEN SPACE &SCHOOLS
LEGEND
A Elites Etememtany
11279 W. GiLi.cn Road
682-3243 - Manana
623-8431 - Tuaon
B Manana Jn. High
11279 W. Gn,ien Road
682-3243 - M(Lnana
623-8431 - Tucson
C Matana High Schoof-
12000 W. Emigh
682-4141 - Manana
623-4343 - Tucson
D VeGnazia Eeemen,tany
5051 W. Overton
744-1406
F Mountain View H.S.
3901 W. Linda Vista
G MARANA PARK
OPEN SPACE
E To to Ua Jn. High
4101 W. Handy Road
744-2393
SCALE:3/4":l MILE [TWheBFuRp V
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SURVEY
NO SCALE The
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APPENDIX r.
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47-------4------- i�—•"----�`------°------�
TOWN OF MARANA
RECREATION ,OPEN SPACE &SCHOOLS
LEGEND
A Estm EQemen.tany
11279 W. GkicA Road
682-3243 - Manana
623-8431 - Tuceon
B Manana Jn, High
11279 W. Gn,ieh Road
682-3243 - Manana
623-8431 - Tucson
C Manana High Schoot
12000 W. Emigh
682-4141 - Manana
623-4343 - Tucson
D DeGnaz.ia E2ementany
5051 W. Oven,ton
744-1406
E Tw tof,ita Jn. High
4101 W. Handy Road
744-2393
F Mountain View H.S.
3901 W. Linda Vista
G MARANA PARK
ti •OPEN SPACE
SCALE: 3/4":1 MILE T B
G rod u 1a�.ila.�
�f� - —
P�
,A RDFN11 y R
t
L
f
SURVEYS
SUBDIVISIONS
ROBERT F: MELLEN Job #87-153
Sheet 1 of 2
REGISTERED LAND SURVEYOR
NO. 4890 .
f 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel One
That portion of the Northeast Quarter of the Southwest
Quarter of Section 19, Township 11 South of Range 11 East, Gila
and Salt River Base and Meridian, Pima County, Arizona, described
as follows:
Beginning at the Northeast corner of the Northeast Quarter
of the Southwest Quarter of said Section 19
Thence South 00 02' 25" East along the East line of said
Northeast Quarter of the Southwest Quarter of Section 19, 30.0
feet to the true point of beginning of the parcel herein described
Thence continue South 00 02' 25" East along the East line
of said Northeast Quarter of the Southwest Quarter of Section 19,
1289.36 feet to the Southeast corner of the Northeast Quarter of
the Southwest Quarter of Section 19
Thence South 890 52' 33" West along the South line of the
Northeast Quarter of the Southwest Quarter of said Section 19,
1040.39 feet
Thence North 00 11' 45" West parallel to the West line of
Lot 3 of Section 19, Township 11 South of Range 11 East, 1289.70
feet to a point in a line which is parallel to and 30.0 feet
Southerly from the North line of the Northeast Quarter of the
Southwest Quarter of said Section 19
Thence North 890 50' 40" East along said parallel line,,
SURVEYS SUBDIVISIONS_Ob #87-153
Sheet 2 of 2
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
N0.4880
888.1012 / 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel One
218.97 feet
Thence South 00 02' 25" East, 155.10 feet
Thence South 600 00' 02" East, 74.88 feet
Thence South 700 39' 59" East, 99.30 feet
Thence North 890 53' 40" East, 285.18 feet
Thence North 00 02' 25" West, 225.70 feet to a point in a
line parallel to and 30.0 feet Southerly from the North line of
said Northeast Quarter of the Southwest Quarter of Section 19
Thence North 890 53' 40" East along said parallel line,
381.35 feet to the true point of beginning
Containing 1,248,650 square feet
EYS
SUBDIViSIONSJob #87-153
Sheet 1 of 2
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
NO. 46M
112 1 1250 W. MOHAVE / ^TUCSON. ARIZONA 85705
LEGAL DESCRIPTION
Parcel Two
That portion of Lot 3 and the Northeast Quarter of the
Southwest Quarter of Section 19, Township 11 South of Range 11
East, Gila and Salt River Base and Meridian, Pima County, Arizona,
described as follows:
Beginning at the Northwest corner of the Southwest Quarter
of said Section 19
Thence North 890 53' 40" East along the North line of Lot
3, 1120.0 feet
Thence South 00 11' 45" East parallel to the West line of
Lot 3, Se,
ction 19 30.0 feet to the true point of beginning
of the parcel herein described
Thence continue South 00 15' 45" East parallel to the West
line of Lot 3, Section 19, 603.0 feet
r Thence North 890 53' 40" East parallel to the North line of
Lot 3, 210.0 feet
Thence South 00 11' 45" East parallel to the West line of
Lot 3, 332.0 feet
Thence South 890 53' 40" West parallel to the North line of
Lot 3, 210.0
feet
Thence
South
00 11' 45" East parallel to the West line of
Lot 3, 355.04
feet
to the South line r�,f said Lot 3
Thence
North
890 52' 33" East ,along the South line of Lot 3
1
SURVEYS SUBDIVISIONS Job #87-153
..y, Sheet 2 of 2
ROBERT. F. MELLEN
REGISTERED LAND SURVEYOR
-NO. 4680 :
888.1012 / 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel Two
and its Easterly projection, 1022.50 feet to a point which is
1040.39 feet Easterly from the Southeast corner of the Northeast
Quarter of the Southwest Quarter of said Section 19
Thence North Oo 11' 45" West parallel to the West line of
Lot 3, 1289.70 feet to a point in a line parallel to and 30.0
feet Southerly from the North line of the Northeast Quarter of
the Southwest Quarter of said Section 19
Thence South 890 53' 40" West along said parallel line,
1022.50 feet to the true point of beginning
Containing 1,249,180 square feet
1
SURVEYS
SUBDIVISIONS Job .#87-153
Sheet 1 of 2
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
NO. 4690
888.1012 / 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel #3
That portion of the Northeast Quarter of the Southwest
■ Quarter of Section 19, Township 11 South of Range 11 East, Gila
and Salt River Base and Meridian, Pima County, Arizona, described
as follows:
Beginning at the Northeast corner of the Northeast Quarter
of the Southwest Quarter of said Section 19
Thence South 890 53' 40" West along the North line of the
Northeast Quarter of the Southwest Quarter of said Section 19,
381.35 feet
Thence South 00 02' 25" East parallel to the East line of
the Northeast Quarter of the Southwest Quarter of said Section 19,
30.0 feet to the true point of beginning of the parcel herein
described
Thence continue South 00 02' 25" East parallel to the East
line of the Northeast Quarter of the Southwest Quarter of Section
19, 225.70 feet
Thence South
890
53'
40"
West, 285.15 feet
Thence North
700
39'
59"
West, 99.30 feet
Thence North
600
00'
02"
West, 74.88 feet
Thence North
00
02'
25"
West, 155.10 feet to a point in a
line.parallel to and 30.0
feet
Southerly from the North line of
1
the Northeast Quarter
of the
Southwest
Quarter of said Section 19
SURVEYS SUBDIVISIONS job #87^153
Sheet 2 of 2
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
NO. 4880
888-1012 / 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel #3
Thence North 890 53' 40" East along said parallel line,
443.65 feet to the true point of beginning
Containing 95,225 square feet
1
1
1
i
SURVEYS
SUBDIVISIONS
Job #87-153
ROBERT F: MELLEN
REGISTERED LAND SURVEYOR
NO. 46W ;
888.1012 / 1250 W. MOHAVE / TUCSON. ARIZONA 85705
LEGAL DESCRIPTION
Parcel #4
That portion of Lot 3 of Section 19, Township 11 South of
Range 11 East, Gila and Salt River Base and Meridian, Pima County,
Arizona, described as follows:
Beginning at the Northwest corner of the Southwest Quarter
of said Section 19
Thence North 890 53' 40" East along the North line of Lot
3, 1120.0 feet
Thence South 00 11' 45" East parallel to the West line of
Lot 3, Section 19, 633.0 feet to the true point of beginning of
the parcel herein described
Thence North 890 53' 40" East parallel to the North line of
Lot 3, 210.0 feet
Thence South 00 11' 45" East parallel to the West line of
Lot 3, 332.0 feet
Thence South 890 53' 40" West parallel to the North line of
Lot 3, 210.0 feet
Thence North 00 11' 45" West parallel to the West line of
Lot 3, 332.0 feet to the true point of beginning
Containing 69,720 square feet
11,
SURVEYS
SUBDIVISIONS
Job #87-153
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
NO .48M
888.1012 / 1250 W. MOHAVE / TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
Parcel #5
That portion of Lot 3 of Section 19, Township 11 South
of Range 11 East, Gila and Salt River Base and Meridian, Pima
County, Arizona, described as follows:
Beginning at the Northwest corner of the Southwest Quarter
of said Section 19
Thence North 890 53' 40" East along the North line of Lot
3, 1120.0 feet
Thence South 00 11' 45" East parallel to the West line of
Lot 3, Section 19, 965.0 feet to the true point of beginning of
the parcel herein described
Thence continue South 00 15' 45" East parallel to the West
line of Lot 3, 355.04 feet to the South line of said Lot 3
Thence South 890 52' 33" West along the South line of'Lot
3, 1090.0 feet to a point 30.0 feet Easterly from the Southwest
corner of said Lot 3, Section 19
Thence North 00 11' 45" West parallel to the West line of
said Lot 3, Section 19, 355.39 feet to a point in a line parallel
to and 965.0 feet Southerly from the North line of said Lot 3,
Section 19
Thence North 890 53' 40" East paralllel to the North line
of Lot 3, Section 19, 1090.0 feet to the true point of beginning
Containing 387,180 square feet
P
LEGAL DESCRIPTION
(Water line Easement)
A 10' wide easement for the construction, maintenance
and repair of an existing water line over, under and upon
that certain parcel of land, 5.0 feet on either side on the
following described line:
Beginning at the West quarter corner of Section 19, Town-
ship 11 South of Range 11 East, Gila and Salt River Base and
Meridian, Pima County, Arizona
Thence North 890 53' 40" East along the North line of the
Southwest Quarter of said Section 19, 2,361.47 feet
Thence South 00 02' 25" East parallel to the East line of
the Northeast Quarter of the Southwest Quarter of said Section
19, 137.0 feet to the true point of beginning of the line and
easement herein described
Thence South 890 53' 40" West parallel to the North line
of said Southwest Quarter of Section 19, 1,236.4 feet to a point
in a line which is parallel to and 1125 feet Easterly from the
West line of Lot 3, said Section 19
Thence South 00 11' 45" East parallel to the West line of
Lot 3 of said Section 19, 507.0 feet to the terminus of said
easement
SURVEYS SUBDIVISIONSJob #87-153
ROBERT F.; MELLEN
ry
REGISTERED LAND SURVEYOR
-NO. 4680 •:'
888-1012 / 1250 W. MOHAVE /TUCSON, ARIZONA 85705
P
LEGAL DESCRIPTION
(Water line Easement)
A 10' wide easement for the construction, maintenance
and repair of an existing water line over, under and upon
that certain parcel of land, 5.0 feet on either side on the
following described line:
Beginning at the West quarter corner of Section 19, Town-
ship 11 South of Range 11 East, Gila and Salt River Base and
Meridian, Pima County, Arizona
Thence North 890 53' 40" East along the North line of the
Southwest Quarter of said Section 19, 2,361.47 feet
Thence South 00 02' 25" East parallel to the East line of
the Northeast Quarter of the Southwest Quarter of said Section
19, 137.0 feet to the true point of beginning of the line and
easement herein described
Thence South 890 53' 40" West parallel to the North line
of said Southwest Quarter of Section 19, 1,236.4 feet to a point
in a line which is parallel to and 1125 feet Easterly from the
West line of Lot 3, said Section 19
Thence South 00 11' 45" East parallel to the West line of
Lot 3 of said Section 19, 507.0 feet to the terminus of said
easement
1
SURVEYS SUBDIVISIONS
Job #87-153
ROBERT F. MELLEN
REGISTERED LAND SURVEYOR
NO. 46M
888-1012 / 1250 W. MOHAVE /TUCSON, ARIZONA 85705
LEGAL DESCRIPTION
(Gasline Easement)
A 10' wide easement for the construction, maintenance
and repair of an existing gas kine over, under and upon
that certain parcel of land, 5 feet on either side of the
following described line:
Beginning at the West quarter corner of Section 19, Town-
ship 11 South of Range 11 East, Gila and Salt River Base and
Meridian, Pima County, Arizona
Thence North 890 53' 40" East along the North line of
the Southwest Quarter of said Section 19, 1125.0 feet
Thence South 00 li' 45" East parallel to the West line of
Lot 3, 30.0 feet to the true point of beginning of the line and
easement herein described
Thence continue South 00 li' 45" East parallel to the
West line of said Lot 3, 604.0 feet to the terminus of said line
and easement
RAYMOND C COLEMAN
PROFESSIONAL CIVIL ENGINEER
March 9, 1988
Mr. Flay Teran
Town Manager
Planning and Zoning Administrator
12775 N. Sanders Road
Marana, Arizona 85653
Project: 8704 Anway Farms, Specific Plan Review
Dear Ray:
I recommend that the Anway Farms SPECIFIC PLAN be accepted by the Marana
Planning Commission and forwarded, including their comments, to the Town
Council with the understanding that the following conditions be included
in the plan.
' A. The response by the developer to the staff review comments contained
in the letter and attachments from the WLB Group to Raymond C.
Coleman, dated 4 March 1988, are to be incorporated in the Final
Specific Plan document.
B. Section VI, Hydrology as revised 3-3-88, the first line of the third
paragraph contains the word "rest", this should be changed to
' "cost." Add to this paragraph the following language: The Town of
Marana will provide a draft of an instrument which the developer
should complete and record with Pima County to cover this agreement.
A copy of the recorded instrument should be inserted in the final
Specific Plan.
C. VIII, Utility Plan as revised 3-3-88, last paragraph, the second
line contains the word "rest", this should be changed to "cost."
Add to this paragraph the following language: "The Town of Marana
will provide a draft of an instrument which the developer should
complete and record with Pima County to cover this agreement. A
copy of the recorded instrument should be inserted in the final
Specific Plan.
ADDENDUM
1850 WEST GRANT ROAD, SUITE 103 - TUCSON, ARIZONA 85745 - (602) 623-6049
Mr. Ray Teran
March 9, 1988
Page 2
The documents required to be furnished by the applicant to insure
ownership and authority to represent the purchaser as well as the fees
t submitted to cover review services were handled directly by your office
and as such are not spoken to in this Review.
Sincerely,
1� e. 6"
Raymond C. Coleman, P.E.
IRCC:kim
1
L��
Ther Engineering • Planning
Lia�Surveying • Urban Design
roup Landscape Architecture
March 4, 1988
Mr. Raymond C. Coleman
1850 West Grant Road, Ste. 103
Tucson, Arizona 85745
Dear Ray:
This letter is in response to your review of the Anway Farms Specific Plan
which we received February 24, 1988. Since your comments under the "Specific
Plan and General Plan" section are covered under the "Sheet Review of
Specific Plan" section, we will address them in that manner also.
In accordance with Recommendation Number 1, the following information is
submitted as an addendum to this Specific Plan.
SHEET REVIEW OF SPECIFIC PLAN:
'
Page 1
Page 1 has been revised to identify this as a Regulatory
Specific Plan. As a point of information, this is currently
called out on page 33, in the Plan Administration section.
'
Page 3
Paragraph 5 has been ammended to include the information
requested.
'
Exhibit C.1
This exhibit has been revised to show the impact of flood
potential as covered in the Development Code Title 5, Section
05.01.02D. A note has also been added to the effect that the
existing FEMA 100 -year floodplain limit lines shown on this
map are based on a discharge value of 40,000 cfs.
Exhibit D
The correct letter from the Arizona Game and Fish Department
is forthcoming.
Pages 13 &
14 On page 13 of the Site Analysis, we have stated that a
complete engineering soils analysis will be necessary at the
time the site is developed. However, the additional language
which you have requested has been added for clarification.
Page 18
The present residential land uses will become nonconforming at
the time the Specific Plan is adopted. However since it is
not the intention of the owner that these uses be discontinued
'
Offices
4444 East
loci Ied in Tucson, Phoenix, and Rancho Cucamonga, California
Broadway • Tucson, Arizona, 85711 • (602) 881-7480
Tt
uVroup
in the immediate future, this issue has been dealt with in
Section D, "Nonconforming Structures and Land Uses," on page
34. A note to this effect has been added.
Exhibit I There are no wells located on this property.
Exhibit K The subject of compatability with adjacent land uses is
addressed in two sections of the Plan. First in the Land Use
Policies on page 28, Sections B and C. These policies assure
that all development plans which are submitted to the Town
must provide adaquate buffering and mitigation measures. It
is appropriate that the buffering issues be handled through
the use of policies rather than detailed drawings at this time
because it is not possible to foresee what either the existing
or proposed land uses might be at the time of development.
The Circulation Plan, page 57, contains a statement which was
taken from the Marana General Plan Policies regarding fair
share pay back of public improvements. The following will be
added after that statement:
"The developer will agree to construction of all roadways
within the property at the time of development without cost to
the Town. In addition the developer will agree to participate
in a fair share portion of roadway improvements which may be
required along the frontage of Marana and Luckett Roads at the
time of development."
Page 35 The word "latest" has been inserted as per your comment.
Page 55 The language of Recommendation Number 2 has been added to this
section and the text has been revised to reflect your
concerns.
Page 57 The Circulation Plan in the Specific Plan document is meant to
be conceptual in nature. The Specific Plan states that the
final design of the interior street system, including lane
requirements, access points, median cuts and landscape
buffers, will be based on site design requirements and traffic
flow generation studies which will be done at the time of
development. The exact location and configuration of the
north -south access will be dependent upon the nature and
orientation of the land uses which exist in this area six to
ten years in the future when development is envisioned. All
circulation and street improvements will be approved by the
T�S/B
' Group
' Planning and Zoning Commission prior to the issuance of
building permits.
Page 59 The language of Recommendation Number 2 has been added to this
section. Paragraph one has been revised as per your request.
' Copies of the revised pages are attached for your convenience. We will make
the required revisions in the Specific Plan booklets to be resubmitted for
the Mayor and Council members prior to March 11th.
Thank you for your assistance.
Sincerely,
' THE WL" QIP, INC.
Lir a E. Polito
Planner
' LEP:mjh
cc: Ray Teran, Town of Marana
The Ashland Group
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