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Pima Farms North Specific Plan Addendum A
IF 'I-, 7-Y {` fra~ A y �— oN 000 c7l, it ate PIMA FARMS NORTH ! •f ;'` SPECIFIC PLAN w 4 00 MMLA 88124-01-37 FINAL SUBMITTAL MAY 16, 1989 Accepted: July 28, 2006 =/ I Ordinance No. 2006.19 70M Of MAMMA F. ANN RODRIGUEZ, RECORDER DOCKET: 12856 RECORDED BY: YAV DEPUTY RECORDER of PAGE: PAGE: NO. OF PAGES: 3678 40 1969 PEI:Id SEQUENCE: 20061450619 Z 07/28/2006 SMARA TOWN OF MARANA SCRIVE 16:01 ATTN: TOWN CLERKiZO�� 11555 W CIVIC CENTER DR MAIL MARANA AZ 85653 AMOUNT PAID $ 25.50 MARANA, NOTICE OF SCRIVENER'S ERROR Marana Ordinance No. 2006.19 contains a scrivener's error. The ordinance is entitled "Relating to Development; approving and authorizing an amendment to the Pima Farms North Specific Plan." It was initially recorded in the Pima County Recorder's Office at Docket 12841, Page 3663, on July 7, 2006. Section 3 of the ordinance, on page 1, reads in part, "... for 10 multi- family buildings..." By this re-recording, the numeral 10 in section 3 is hereby replaced with the numeral 20, to read in part, "...for 20 multi -family buildings..." All other materials presented to the Council contained the correct number of multi -family buildings, and when the item was presented to Council for approval, the presenter stated the correct number of multi -family buildings. This is solely a clerical error, hereby -corrected with this memorandum. 2 S Dated this �L 5 day of July, 2006. 6 b 0 �4 3 Tim Mattix for Jocelyn C. Bronson, Town Clerk 8 ( F. ANN RODRIGUEZ, RECORDER DOCKET: 12841 RECORDED BY: C_D PAGE: 3663 DEPUTY RECORDERS'111 b� NO. OF PAGES: 38 0224 PE1 W ��et SEQUENCE: 20061300688 07/07/2006 * TOWN OF MARANA �`�0 N 15:38 ATTN: TOWN CLERK `9'ap�t4' 11555 iq CIVIC IS DR MAIL MARANA AZ 53 AMOUNT PAID $ 24.50 MARANA ORDINANCE NO. 2006.19 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT TO THE PIMA FARMS NORTH SPECIFIC PLAN WHEREAS, The Planning Center represents the property owners of approximately 26 acres of land located within a portion of Section 28, Township 12 South, Range 12 East, as depicted on Exhibit "A", attached; and, WHEREAS, the Marana Planning Commission held a public hearing on May 31, 2006, and at said meeting voted 3-2 (two commissioners excused) to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Town Council heard from representatives of the owner, staff and members of the public at the regular Council meeting held July 5, 2006, and has determined that the amendment should be approved; NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The Pima Farms North Specific Plan's Land Use Plan is hereby amended by changing the land use designation for approximately 8.4 acres of land, from "TR" (Transitional -Residential) and 1 "OS" (Open Space) to "C" Commercial. Section 2. The Commercial "C" development standards of the Pima Farms North Specific Plan are hereby amended as depicted in the specific plan amendment (June/July 2006), attached as Exhibit «B„ j Section 3. The purpose of this rezoning is to allow the use of the specific plan amendment area for 10 multi -family buildings, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. Marana Ordinance No. 2W6.19 Page 1 of 3 2 8 6 0 7 9 F 3. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 4. The applicant shall enter into a water service agreement with the Town of Marana Water Department prior to approval of the development plan. 5. Structures within 100 feet of the property line of the existing convenience store (Quick -Mart) shall be limited by a 35 -foot setback from Silverbell Road and a maximum building height of 28 feet. 6. The minimum setback shall be 50 feet from the proposed residential buildings to existing residential subdivisions. 7. No development or disturbance shall occur within the delineated jurisdictional washes. 8. Any increase in site elevation shall be the minimum necessary for drainage purposes. 9. An enhanced landscape bufferyard shall be provided along the south and west project boundaries adjacent to existing residential subdivisions. The landscaping will consist of five trees and 15 shrub and accents per 1000 square feet. Consultations will be held with adjacent neighbors to address specific screening concerns. 10. Building chimneys shall not exceed building roof lines. 11, All lighting shall be downward directed and shielded to prevent spillover to adjacent properties. 12. The developer shall construct a trail from the residential development toward the new Continental Reserve school. Location and design shall be with input from neighbors and coordinated with Town Parks staff. 13. The maximum building heights to the top of roofline including accessory structures shall not exceed 34 feet. 14. All mechanical equipment shall be screened and located to minimize noise to the adjacent properties. 15. Upon adoption of the ordinance by the Mayor and Council approving the amendment to the Pima Farms North Specific Plan, the applicant shall provide the Planning Department with 25 paper copies and digital copy of the specific plan with the appropriate changes trade, within 60 days of the adoption. Marana Ordinance No. 2006.19 1 Page 2 of 3 2 8 6 0 S 0 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 5'h day of July, 2006. �. ki b Mayor Ed Honea ATTEST: R• /:ronson, Town Manana Ordinance No. 2046.19 Page 3 of 3 s RCXMZI f 1 2 8 5 6 0 3 6 i P . t3 DECwl3-05 03.13?m FROM - 11 0 1 1 Order. Numbcr. 45001815, Amend. No. 4 Ekbibit A T-825 P.005/012 F-370 A part of the North half of the Northwest quarter of Section 28, Township 12 South, Rangy 12 Fast, Gila and Salt River Meridian, Pima County, Arizona, described as follows: COMMENCING at the ACP 29873 montunenting the Southeast comer of said North half. THENCE S 89"42'03" W along the South line of said North half a dismee of 200.27 feet to the POINT OF BEGINNING on tate West right-of-way line of Continental Reserve Loop as recorded in Docket 11267 at Page 1858; THENCE continue S 139'42'03" W along said South littc n disMce of 1,648.11 feet to the East line of the land platted as SILVER MOON, as n=rded in Hook 51 of Maps and flats at Page 55; THENCE N 00o) 0`3911 W along said East line a distance of 1,082.94 fees to the Southwesterly right -Of way line of Silverbell Road its recorded in Docket 9496 at Page 562; THENCE S 61 °06'41" E along said Southwesterly right-of-way line a distance of 120.97 feet to a point on the arc of a noes -tangent curvo Concave to the Northeast, a radial lint of said curve through said paint having a bearing of S 28'S3'S8" W; THENCE Southeasterly along said Southwesterly right-of-way line, along the am of said curve, to the left, hzving.a radius of 10,075.00 feet, with a chord of S 65'°2}'16" E 1,494.61 feet, and a central angle of 0830'27" for an are distance of 1,495.98 feet to the non-rtngent West edy line of the parcel recorded in Docket 10299 at Page 2336; THENCE S 14°22172" W along said Westerly line a distance o€250.08 feet to the Southerly line of said parcel; THENCE 5 75140106" E along said Southerly line a distance of 249.72 fret to tilt Westerly litre of -said Continental Reserve Loop, being a point on the are of a non -tangent r�ttve concave to die Ease, a radial line of said curve through said point having a bearing of S 861144148" W; THENCE Southerly along said Westerly line, along the are of said curve, to the left, having s radios of ' 600.00 feet. with a chord of S 03'59'40" E 15.52 feet, and a central angle of 01 02$'55" for an are distance of 15.52 feet to a non -tangent line; THENCE S 04'46'15" E along said Westerly line a distance of 73.33 feet to tit POINT OF BEGINNING. u C 2 5 6 0 6 8 ORDER N0. 96166228 (ANCOM) ALL OF TEAT PORmw Or Tim QUARM OF SON 29, TP 12 500M mum 12 BAST, =LL jum SALT 31198E RERmnx, Pmm cotmm Sm POFD Beak in=SART MULAYXT lwCRXB2D AS FOLUM; CMMNMW AT TES RORm Qm2m OF -SAID ==OR 28; Tl03NC6 SORT= 00 DffiMUMS 43 Kmium 07 sx=mBAST, ALONG TW RAST LIIO; OF 81LZD sORTaltssT 48R, A DIST OP 2062.06 PaBT TO A mm-TAX=r CDRVR >fEICB LIES 75.00 FM 8t OF AND PARALLEL 1 1268 TRS riwm=m Or =VERB= 76m, mm cmm 88IEG COFCXVs TO TRE XURM. i WING A RADIOS OF 20075.00 PtnT AM MW W$3 CH pcaw JL Ran=LIRE i7 13 13 38 1QpOTaS 30 SSS RLSzf TRS NSSTERLY ALONG LVM CMZ, CMgn==G PARALLEL 12TH TRS OP SIf,VERML ROAD, SGB A. CMTRAt, ASMR OF 01 Dan= 11 MUTES 23 S8COND3 Ag ARC DISTANCE OF 206.69 FEET TO Ti TRi78 Pon= OF 88G�ieti�l6; ALONG SAID COR.VE ANA PARI LLEL Lnm, MODGE A CWATRAL ANMR OF 01 D ffi 0$ MIEIOTBS 17 SWO S AN ARC DISTANCE OF 200.11 PEST; TACE .30 13 DBGR88S S7 D2NUTES 10 S WEST A DISTANCE OF i250.00 FEET; TRESM SOR18 76 DEGR885 02 MINRTBS SO SECONDS EAST A VISTANCE OF 259.86 FEET TO TEE BEGIIMC OF A N -TAIi MT CURVE CQi1MVZ TO THE BAST HAVING A RADIOS OF 600.00 Pl3,T MW PROM WSICi A RADIAL LM � 88AR3 NCR= 86 DEGREES 17 11IRUTES 59 S800101S EAST; LM= MORTiiEii.LY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 19 DECREES 52 1OOmTES 85 SECONDS AN ARC DISTANCE OP 20$.05 r=r TO A POINT OF RRV=Lw CURVE W1:T8 A CRRYB CONCA7E TO TRE SODTBKEST HAYING A RADIUS OP 2S.00 FEET; TSEITC6 NORTHWESTERITY ALOIT+G SAID CRRVE, TSROLiGii A CENTRAL ANGLE OF $7 DEGREES 20 MINUTES 22 SECUMM AN ARC DISTANCE OF 38.11 FEE! TO THE TRUE FOINT OF BEGINNING. 1 +Mtn" �:eiAwAi:TTCtilttr..tit' .PW 1 r unT. rrolc ORD= IDD. ga"228 (1►1QON=) A= OF IM62 PORTION or TAM 10MMMIT OURTSR or SIdTO 29. T 22 s0mff. RANGE 12 MUM a=L Alm SALT 114ER Imo. 8uot Com=, ARXZOMM. U= Pox=ow is MM rAR2XCMLAILT BUSCMZD AS VULLONS: AT =R HO1= QMUM or am SECTION lar ZAMM SOM QO =mum 43 ID7iUTSS 07 ==Ds sm. Arm a Tw 8x$2 wu Or sm wommawr gum=, a === or 1662.06 a11r TO A 7�QlF-'rA 1' G"FIX 1q[1''E{ LINE 75.60 nW 1F04TMta'9OF its@ I -AW n 11Tl8 TUZ Co2amm of SZLVzl+Z 10RD, SA=D CUiI-im 86 96 CMNWR To 288 Imr RLVM A ULDM Or 10075.00 n= An 11dE81C lm= po= ]► RADIAL zm mom NOR28 17 Domm 39 imwn R 30 SBCOim - BAST: TIM= 103STI;ILT ATAW SAID CUM. - m I I T I - Palmltl .8L R1. THE MM Of ICILWUS= SM, MUMM A i UVML AN�'G. 8 Or 01 === 11 lR7tWM 13 SZ=MS AN ARC DISTANCE OF 200.69 PUT TO T'.8 M= TO= or Rzonidmr TEMM ALONG SAED CCAVB A= FAL!? LLEL LZ1 , I I I IIn A CE nAL AX= Or 01 MR= 00 IMIC M IT S$=MS AN ARC VISTA= OF 200.11 PERT; .sOM 13 DBGRE38 57 IC3MTU 30 SEAS NEST x brer,u= Or 250.00 FEET; Z$SNCE SOCTS 76 MUM 02 XnMTES SO SSC7 WS rAST A DZS== Or 249.06 P TO THE SXG M OF A It -TACT CCRV1 C06t XXX TO TIM MIST IaVIW A RADIGS Or 600.00 FELT AND FRCli I=CE A RADM un 11ARS NM= 86 DSS 17 HD50TFS 59 S8CMMS EAST: ISRCF NORTZMW ArAW SAID CURVE, TSRdU= A CDMMAL ANGLL► Or 19 ==MM 52 KWUTEs 8S SSS AN A1C DISTAIIL"i Or 209.05 nT TO A IIO=T OF REVEASM CURVE W= A CURVE COUMVB TO THE SCVtMIF= KLV=G A RMM or 25.00 FELrr$ MORTllW=FRiY ALON SAID CAVE, TSAOOGS A CERML A=E Or 97 E 1 DEGREES 20 IlIIMM 22 SECialDs AN ARC OIS?ANC6 Or 38.11 FEET TO TW TRUE Fomr OF B$Ci1Twn=. 8 1 0 3 6 6 7 tiTEtii;i lt'E T] E X ..u�ww,:ss tnxra�� ORDINANCE NO. 89.20 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA ADOPTING A SPECIFIC PLAN FOR PIMA FARMS NORTH WHEREAS, the Planning Commission of the Town of Marana, Arizona, after a public hearing, has transmitted its recommendation relating to the Specific Plan as submitted b Pima P Y Farms North 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 Pima ' Farms North; and WHEREAS, the Marana Town Council desires to maintain its proper role in shaping the future development within its existing boundaries; and WHEREAS, the Marana Town Council has determined that f' the Specific Plan submitted by Pima Farms North 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 P PP adopt and approve the Specific Plan for Pima Farms North as more fully set forth in t that public record entitled "The Specific Plan for Pima Farms ' North" dated May 16, 1989 to include Addendum A dated May 30, 1989, which public record is hereby adopted by reference and i' incorporated herein as if fully set forth herein. I 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 1 Misdemeanor, and that each day that a violation continues shall be deemed a separate offense. PASSED AND ADOPTED, by the Mayor and Town Council of the Town of Marana, Arizona this 30th day of May, 1989. ATTEST: APPROVED AS TO FORM: 2 MAYOR I u III PTMA FARMS NORTH SPECIFIC PLAN ADDENDUM A Archaeological Resources Plan The following measures will be taken to protect the cultural resources that may exist within the Specific Plan area. A records check of site files maintained at the Arizona State Museum will be completed. An on -the -ground survey of the Specific Plan area will be -completed by a qualified Archaeologist to determine areas of significant cultural resources. Significant cultural resources identi- fied as a result of this survey will be entered into the Arizona State Museum site file system. A mitigation plan will be prepared by a qualified archaeologist for each planning unit of the Specific Plan area that contains archaeological or historic sites which are deemed significant enough to warrant further archaeological studies. Requirements for preservation, protection, testing, data recovery or excavation, analysis, report preparation and curation will be addressed as well as a schedule for implementation. The mitigation plan shall be reviewed by the State Historic. Preservation office prior to implementation. The mitigation plan shall be implemented prior to any grading or construction in the immediate vicinity of cultural resources. Special Status Species Plan The following measures will be taken to protect the Desert Tortoise (Gopherus agassizzi), Gila Monster (Heloderma suspectum), Globeberry (Tumomoca mcdougali) and Thornberg Fishook Cactus (Mammilaria thornberi). which may potentially occur on the site. A mitigation plan for each species will be prepared by a qualified environmental biologist. The plan will include ari on -the -ground survey and a program for the protection and maintenance of the species and maintenance of the reasonable habitat of the species prior to, during and after construction activities. The mitigation plan shall be reviewed by the Arizona game and Fish Department prior to implementation. The mitigation plan shall be implemented prior to any grading or construction in the plan area. Vegetation Plantings The Pima Farms North Specific Plan will respect the Prohibited Plant List as adopted by Pima County within the Buffer Overlay Zone Ordinance. This plant list will supersede and control over any plants which are included on the Pima Farms North Specific Plan Plant List. LRM/ss 5/30/89 PREPARED FOR: THE TOWN OF MARANA, ARIZONA PRESENTED BY STEWART TRUST 1943 PREPARED BY: MCGOVERN, MacVITTIE, LODGE & ASSOCIATES, INC. 3505 N. CAMPBELL AVENUE, SUITE 501 TUCSON, AZ 85719 PIMA FARMS NORTH SPECIFIC PLAN TABLE of CONTENTS PAGE SPECIFIC PLAN SUMMARY....................................1 I. INTRODUCTION A. Purpose and Intent........................3 B. Context ............................ ......5 1. Location 2. History 3. Access II. APPLICATION A. Letter of Request........... ........ .....9 B. Description of Land .....................14 C. Consent of owners ........................ 11 D. Letter of Authorization .................. 12 III. DEVELOPMENT CAPABILITY A. Topography and Slope Analysis ............ 13 B. Viewsheds.................................15 C. Vegetation...............................18 D. Wildlife.................................21 i TABLE OF CONTENTS ii PAGE III. DEVELOPMENT CAPABILITY (cont'd.) E. Geology and Soils...... ..... ............23 F. Archaeological Resources.................27 G. Existing Land Uses.......................31 H. Existing Structures, Roads and Other Developments .................. 36 1. Existing Structures 2. Existing Roads 3. Other Development Z. Existing Infrastructure & Public Services .................... .......39 1. Sewer 2. Electricity 3.- Natural Gas 4. Telephone S. Water 6. Fire Service 7. Drainage Structures 8. Schools 9. Police J. Existing Hydrological Conditions ......... 47 ii TABLE OF CONTENTS iii PAGE IV. SPECIFIC PLAN A. Purpose.................................51 B. Objectives...............................53 C. Authority and Scope......................56 D. Land Use Plan .......... ..... ..........57 I. Commercial 2. Medium Density Residential 3. Transitional 4. Low Density Residential E. Utilities Plan ........ ..................62 1. Water 2. Sewer F. Circulation Plan.........................65 I. Local Collector Streets 2. Public Interior Subdivision Streets G. Recreation/Open Space Plan ..............71 H. Landscape Concept .......................73 iii TABLE OF CONTMUS PAGE IV. SPECIFIC PLAN (cont'd.) 1. Environmental Resources Conservation Concept ............................76 1. Vegetation 2. Viewsheds 3. Solar Access 4. Cultural/Archaeological/ Historic Resource J. Drainage Concept ............. ..........79 V. DE'V'ELOPMENT REGULATIONS A. Purpose and Intent.......................82 B. Definitions..............................84 C. General Provisions .......... ............89 D. Development Area Regulations ............. 98 1. Medium Density Residential (MDR) 2. Commercial (C) 3. Transitional (TR) ' iv it 1 TABLE OF CONTENTS PAGE VI. DESIGN GUIDELINES A. Introduction and Purpose ....... .........113 B. Goals....................................114 C. Landscape Architecture and Streetscapes..117 1. Streetscapes 2. Screening 3. Open Space 4. Street Furniture and Lighting 6 5. Plant Palette and Densities 6. Standard Landscape Package D. Residential Development Guidelines ...... 129 1. Architectural Themes 2. Building Setback and Types 3. Mailboxes 4. Parking 5. Lighting 6. Grading 6 TABLE OF CONTENTS PAGE VI. DESIGN GUIDELINES (cont'd.) E. Non-residential Development Guidelines..139 1. Architecture 2. Building Setbacks, Heights and Coverage 3. Parking 4. Lighting 5. Grading, Drainageways and Utilities 6. Landscape Architecture 7. Service Yards F. Signage .................................145 1. General Provisions 2. Materials and Color Scheme G. Design Review ...........................149 1. Purpose 2. Pre -design Meeting 3. Fees 4. Submittal of Plans vi TABLE OF CONTENTS PAGE VI. DESIGN GUIDELINES (cont'd.) 5. Review of Plans 6. Preliminary Submittal 7. Final Submittal and Review 8. Subsequent Changes 9. Resubmittal of Plans 10. Inspection of Work in Progress 11. Completed Work 12. Non -waiver 13. Right to Waiver VII. SPECIFIC PLAN IMPLEMENTATION A. Purpose and Intent......................161 B. Definitions ....... .....................162 C. General Implementation Responsibilities. 1. Drainage Facilities 2. Streets 3. Sewer System 4. water Distribution System 5. Pedestrian Trail System vii TABLE OF CONTENTS PAGE VII. SPECIFIC PLAN IMPLE1ENTATION (cont 'd.) 6. Utilities 7. Landscaping 8. Drainageways D. Development Plan/Plat Review Procedures. 168 1. Procedure 2. Revisions E. Subdivision Maps........................171 F. Transfer of Density.....................172 VIII. PLAN ADMINISTRATION A. Purpose and Intent.... . ................174 B. General Administration... .._..........175 C. Specific Plan Amendment Procedures.... .,176 D. Project Review ..........................177 E. Implementation Monitoring...............178 APPENDIX I Legal Description of Pima Farms North Specific Plan Area ..........' ................180 APPENDIX II Soil Report Summary................................188 viii � I � I NO. 1 2 3 4 5 PIMP. FARMS NORTH SPECIFIC PLAN LIST OF TABLES Pa e Culvert Summar Table......... ..........................50 Channel Summary Table....................................50 Land Use Allocation Summary..............................61 Offsite Summary Table....................................80 Onsite Summary Table.....................................80 PIMA FARMS NORTH SPECIFIC PLAN LIST OF EXHIBITS No. Facie 1 Regional Location Map ................................... 7 2 Area Location Map ....................................... 8 3 Topography..............................................14 4 Viewsheds................................................17 5 Vegetation...............................................20 6 Arizona Game & Fish Department Response..................22 7 Soils....................................................26 8 Arizona State Museum Response .........................28-29 9 Archaeologists Respons...................................30 10 Existing Land Uses..............:........................35 11 Existing Roads...........................................37 12 Existing Infrastructure and Public Services..............45 13 Schools..................................................46 14 Existing Hydrological Conditions .........................48 15 Onsite Hydrology.........................................49 16 Land Use Plan............................................60 17 Utilities Plan...........................................64 18 Circulation Plan........................................66 19 Local Collector Streets..................................69 20. Public Interior Subdivision Streets......................70 21 Open Space Plan..........................................72 LIST OF EXHIBITS No. Page 22 Drainageway Landscaping Concept ..........................75 23 Drainage Concept ............. ...........................81 24 Major Street Building Setbacks .......................... 11.9 25 Major Street - Landscaping Concept ......................120 26 Dissimilar Development Screening Concept ...... 0 ......... 1.24 27 Detached Unit Front Setbacks ............................135 28 Attached Unit Front Setbacks ............................136 29 Soils Test Location .................................. .203 PIMA FARMS NORTH SPECIFIC PLAN SUMMARY 1 PIMA FARMS NORTH SPECIFIC PLAN Pima Farms North Specific Plan is the framework for a proposed master planned community -comprising approximately 110 acres located in the southeast portion of the Town of Marana General Plan. The community master plan will provide for residential land uses at varying densities and commercial services to satisfy the majority of the needs of future residents of the community. The primary goal of the planning effort is to provide the Town of Marana with guidelines for land use, development regulations, a program for plan implementation and plan administration, while at the same time maintaining reasonable standards for provision of the necessary urban services to future residents of the community. This Specific Plan conforms to the Annexation Land Use Concept Plan as presented during the Steinfeld Property Annexation public hearings, and is being submitted under Town of Marana Ordinance 87.22. Upon approval by the Town of Marana Planning and Zoning Commission and adoption by the Town Council, the Specific Plan will become the zoning ordinance for the site. The Pima Farms North Specific Plan specifies land use and establishes development regulations for the site. 2 PIMA FARMS NORTH SPECIFIC PLAN INTRODUCTION A. Purpose and Intent The purpose of this document is to provide the information required by The Town of Marana for adoption of a Specific Plan for the Pima Farms North property; and to set forth land uses, development regulations, design guidelines and an implementation program necessary to ensure that development within the plan area will be carried out in an orderly and responsible manner. The authority for preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows for preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. 3 The project goals include: - provide an opportunity for affordable housing; - use vacant, undeveloped land where urban service infrastructure is, or will be, in place; — develop a cohesive residential master planned community; and — recognize environmental and cultural resources and integrate them into the community's physical and' social fabric. 4 B. Context 1. Location Pima Farms North is located in the northwest portion of the Tucson Metropolitan area. The site is immediately adjacent to Silverbell Road between Scenic Drive and Artesiano Road/Coachline Road. Exhibits 1 and 2 show the specific plan area in both a regional and local context. 2. History The earliest known inhabitants of this site were the Hohokam Indians. The Hohokam are thought to have practiced desert agriculture in the general area. The site, which remains in a natural state, has not been subjected to agricultural practices, and is undeveloped except for existing utility corridor crossings. 3. Access Silverbell Road provides primary access to Pima Farms North. This roadway is currently four lanes wide from 5 Cortaro Farms Road north to Twin Peaks Road and two lanes wide from Cortaro Farms Road south. on-going improvements to Silverbell Road will provide access to Interstate 10 at the Cortaro Farms interchange located approximately 1-1/2 miles east of this project. Ina Road, located two miles south of the project, also provides direct access to Interstate 10 from Silverbell Road. R. � I -.L R kv-, CD to 0 0 0 A) fm+ 0 mom m r� ww 1� � r� it m A mm m r Sandera Road ■ 0 -- _ �\ _ CD CD r rP-* C2. c -J �3 0 0 a Sandario Roa A) C � r -I= m r O O< m �( m K z Z z m m ='Z a _z z = / Postvale dC �... •~ 1 z D O O ■ 0 _ CD CD r rP-* C2. c -J �3 0 0 A) C m Z r -I= r O O< m �( m K z Z z m m ='Z _z z = ca CD rP-* C2. c -J �3 II. APPLICATION A. Letter of Request With the submittal of this report, application is made for review and adoption by the Town of Marana of the Specific Plan for Pima Farms North as presented herein. The site is approximately 110 acres, located south of Silverbell Road, east of Scenic Drive and primarily west of Artesian Road. This submittal meets all the criteria for a Specific Plan as stated in Section 05.06 of the Town of Marana Development Code. 9 B. Description of Land in Pima county, Arizona: Those portions of the Southeast quarter of Section 20; the Southwest quarter of the Southwest quarter of Section 21; and the north half of the Northwest quarter of Section 28; all in Township 12 South of Range 12 East, Gila & Salt River Base & Meridian, Pima County, Arizona, lying southwesterly of the westerly line of Silverbell Road. Except the Southwest quarter of the Southwest quarter of the Southeast quarter of said Section 20. The subject property is more specifically descrbed in Appendix I of the specific Plan. REI C. Consent of Owners We, the owners of Stewart Trust #1943, consent to the regulation of the real property known as Pima Farms North by the Specific Plan. The following is a list by name and title of all owner- ship interest in the real property. Dan J. Lyons & Bettina O'N. Lyons Andrew L. Roma & Elaina Romo Edgar A. Romo & Irene L. Romo Edgar A. Romo, Jr. Sidney N. Mendelsohn, Jr. and Catherine Y. Mendelsohn Robert A. Morken and Barbara R. Morken Jeffrey C. Hampton Gary E. Wilhelmy and Roberta Wilhelmy Andrew L. Romo Co -Spokesman Trust #1943 11 � I 11 Dan J. Ly0 s :.Co -Spokes an Trust #1943 D. Letter of Authorization We authorize McGovern, MacVittie, Lodge and Associates, Inc. (MMLA) to act as our agent in the preparation and submittal of the Specific Plan for the area known as Pima Farms North located within the jurisdiction of the Town of Marana. Stewart Title f Trust of, Tucson, an Arizona corporation, as Trustee Under Trust #1943, and not otherwise Trust Of icer 11 12 tI III. DEVELOPMENT CAPABILITY A. Topography and Slope Analysis The site is relatively flat. It slopes very gently from the southwest to the northeast at a°slope that is generally less' than two percent. Exhibit 3 shows the site topography and the slopes within the site. There are no restricted peaks, ridges, or rock outcrops located within the boundary of this site. The average cross slope for the site was calculated using the following equation: I x L x . 0023 % slope A Where: I = Contour interval in feet; L = Combined length in feet of all contour lines measured on the project site; .0023 = Conversion of square feet into acres x 100; A -- Project site area in acres. Site calculations are as follows: 10 x 7720 x .0023 = 1.479 % - 120 13 N 0 c n m m w m cr Q m 0 Im CL CL 0 0` m m x a ,a yM� I! Y CD Q cr 0 co D 00 0 ci w% Q 0 CT Z 0 M. I' f. m x Q' W, j A The project go& -;-s -n ludo:: - provide an OPPcrtunity for affordable housing; - use vacant, undeveloped an where urban service infrastrucsure is, or will be, in place; - develop a cohesive residential master planned community - and - recognize env:�ronmental and cultural resources and integrate them into the community's physical and social fabric. 0 Southbound vehicles on Silverbell Road can view the Tucson .Mountains rising in the west beyond the plan area and long distance views through the Santa Cruz Valley are highlighted by the Tortolita Mountains to the north, the Santa Catalina and Tanque Verde Mountains to the northeast, and the Rincon Mountains to the south-southeast. From Scenic Drive the views into the plan area are of shrubs, trees and cacti; similar to the views into the site from Silverbell Road. Off-site views from Scenic Drive are of the Tucson Mountains to the west of the project site. 16 1 nW tz 040 DH '° o� C J �a J IM +' J O , ICL CL W c / I' n O r i OY ! '�'• r °n' m ,. N (D CD CL < 'r Arl nW tz 040 DH '° o� C J �a J IM +' J O , ICL CL p 1 t / I' 0 N CD r i OY ! '�'• , °n' / : 1 ,. N (D CD CL < < w to O :3 `% ID ct c CD Q O . CD Q � � 1 �. 6F 3:c 03 M CD [CD a� F• - --ft t < rQ- C.o N -} co — cn '1 l l G CD Iy 1 r 1 t / I' 0 0 z 4 °n' cm L ,• < m x cr Al PI r 50 5 d? R CL rt, a rr W H CDD Q rt rt. LA [D ~ en, 0. n C-) =r moo w °rte' c Ra$�o rl. CD(D -o Croom r* CD cha 3 CD O r•* m 0 0 z 4 °n' cm 0-4 < < w to O :3 `% c c CD Q O . CD Q � � 1 �. 6F 3:c 03 M CD [CD a� F• - --ft t < CO. cr C.o N m x cr Al PI r 50 5 d? R CL rt, a rr W H CDD Q rt rt. LA [D ~ en, 0. n C-) =r moo w °rte' c Ra$�o rl. CD(D -o Croom r* CD cha 3 CD O r•* w �-+n •co 0 c ;r m CD n n to In cn N'Q o rtH 03 c m rr. A.2 a o 0 ay !a 1--(o ro 11 C q C ac Q W IL O w � w wcn� � w � 0 w n o .fom " CD o- a N 0 0 V Q M 3 0 C) CD 'Y Es CD 3 t -t a O N G cr c'r K a n �• w Q N � I A H CL ,. CD Q 77 Oto O c c • 1�+ n c a b QO �(4 CD 0 ►--� r•r 3 c a r'r n .• w CCC D L N < m o CD 13 a rt CL CL ro+ h VI Q ��rRR r RY CD c tL CD fD 0 .n CD 3 ti r m m 0 z 4 v � CD < < `% _ CD CD 0 . CD co �. 6F 3:c 03 CD �. --ft t < CO. cr C.o -} co — cn d� o 0 3 0ft 0 ! i CO (D N w �-+n •co 0 c ;r m CD n n to In cn N'Q o rtH 03 c m rr. A.2 a o 0 ay !a 1--(o ro 11 C q C ac Q W IL O w � w wcn� � w � 0 w n o .fom " CD o- a N 0 0 V Q M 3 0 C) CD 'Y Es CD 3 t -t a O N G cr c'r K a n �• w Q N � I A H CL ,. CD Q 77 Oto O c c • 1�+ n c a b QO �(4 CD 0 ►--� r•r 3 c a r'r n .• w CCC D L N < m o CD 13 a rt CL CL ro+ h VI Q ��rRR r RY CD c tL CD fD 0 .n CD 3 ti r m m 0 z 4 v � C. Vegetation The site is located in the Southwestern Desertscrub Lower Sonoran zone (Charles H. Lowe, Arizona's Natural Environment Landscapes and Habitats, University of Arizona Press, 1985). Within the plan area are two distinct terrestrial biotic associations, the Paloverde - saguaro community and the creosotebush community as shown on Exhibit 5. The plants of the paloverde - saguaro community are comprised of small -leaved desert trees, shrubs and numerous cacti. The vegetation development occurs on rocky hills and coarse -soiled slopes. Major vegetation types found on the Specific Plan site are listed below: Trees Foothill Palo Verde Blue Palo Verde Ironwood Saguaro Mesquite 18 - Cercidium microphyllum - Cercidum f loridum - Olneya tesota - Cereus giganteus - Prosopis juliflora shrubs Creosotebush Desert Saltbrush Prickly Pears Chollas Barrel Cactus - Larrea divaricata - Atriplex polycarpa - Opuntia - Opuntia - Echino cactus The majority of the site consist of the "creosotebush communities" with the "paloverde communities" being mainly concentrated along the western portion of the parcel, closer to the Tucson Mountain foothill slopes. Existing on-site vegetation is in a healthy condition. 19 U • r >.: ar O CD CD „aaa v ,f lata < Q. ww vv . r yea <irtry O f a . a/ v vwaww r!� `+ 1 T *r7sy� r <y>r t< CD < CO) 1 a +�/l< a •e46 r Vt in -.1 <+ r� 3" i ,Y CO) L + L + c , l< ww�t vw CD CL + rr 7 > • rF i •4 • y V t r+ .. A r Yt \♦ A V A V A r+ 7 rt yt t •<; < �' A L C 'r y twL '4 s'L `J v(D < A> .b w s ar <t w< = N CD t sA ra + < << v s C a. CA CD S r > r ` w CG O •yS r `YT C43 ' ,46 �' N o O c n C `> P r r m c 0 aR Artesf o " C00ohllRe CD �qr a -rt 0 m 0 x s cn P., 0 CDca m m z 0 . a •V c o CD CD Q CD 0 CDca m m z 0 . a III 11 D. Wildlif e Arizona Game and Fish reviewed the site and the departments data management system was accessed for the site. According to the department, while an ideal habitat exists for Globeberry Vine and Thornberg Fishook Cactus, neither has been documented in the site. Additionally, the Desert Tortoise (Category II Federal and State protected) which occurs throughout the foothills area and the Gila Monster (state protected) should be relocated if found. See letter from Arizona Game and Fish Department, Exhibit 6. 21 Ij I� ROW UOPPOM G -w. LARRY D. ADAA/f, AAL�tl G7,. OtlYnrw FRANCES w. WERNM Sw.w THOMAS 0.,=, JL. Plmrm GORDONPHILLPP W. K VrAT , • E� 17en0►4 TEMPLE A REYMd{,DS ARIZONA GAME & FISH DEPARTMENT TEMPLE DUAW L SIORouFE mw '���///T��� .??1? Lf/.tt l�uwwr R.�.", or.. ✓Q+��.s ditt29 f+4.7 ��Cq7 5S5 N. Greasewood Tucson Az 85745 628-5376 December 08, 1988 Patricia A. Thomas McGovern, MacVittie, Lodge & Assoc. 3505 North Campbell Ave, Suite 501 Tucson Az. 85745 near Mr Thomas: The Arizona Game and Fish Department has reviewed the site in section 20 & 28, Township 12S, Range 12E, and wish to provide the following information: The Department's data management system was accessed for the site and there are two species of importance that are likely to occur in the area. Tumomoca mcdouaali (Globeberry) - Has not been documented in the site, however, the site contains ideal habitat for the species and may or may not be present. This species is currently Federally listed. Mammi1aria thornberi (Thornberg Fishook Cactus) -Has not been documented in Che site, however, the site also contains ideal habitat for the species and may or may not be present. This species is currently USFWS Cat II. Goeherus agassizzi (Desert tortoise) Category II Federal and state protected. Occurs throughout the foothills area. Heloderma suspectum (Gila monster) State protected. Relocation of species found should be effected. In addition, the site does not support any unique habitat components' for other species of wildlife. We recommend the retaining of much of the native desert vegetation on site. E NGiNEf RING PLANUING11 suR+E rRNG S neerely, a. 0 C (Z-__.. William N. Rutan Wildlife Manager Tucson Regional Office AA911 op""W bAtwm 22 RECEIVED DEC 121988 Exhibit 6 E. Geology and Soils There are six major soils groups on this site. These soils groups are depicted on Exhibit 7. 1. Anthony fine sandy loam. This deep well drained soil is on nearly level to gently sloping alluvial fans and flood plains. It formed in moderately course textured alluvium derived dominantly from limestone, schist, phyllite and other sedimentary rock. Typically, the surface layer is light yellowish -brown, fine, sandy loam about five inches thick. The subsurface layer is stratified yellowish -brown, very fine, sandy loam and loamy sand 11 inches thick. The soil is moderately alkaline and calcareous throughout. In some areas the surface layer is gravelly loam or very fine sandy loam. Permeability of the Anthony soil is moderately rapid. 2. Mimbres silt loam. This deep well drained soil is on nearly level low stream terraces. It formed in silty recent alluvium derived dominantly from igneous and metamorphic rock. Typically, the surface layer is light yellowish -brown silt loam about four inches thick. The subsoil is pale brown and yellowish -brown 23 I I clay loam 26 inches thick. The soil is moderately alkaline and in places, has disseminated lime throughout. The subsoil has more fine and very fine sand and less clay. The surface layer is loam or fine sandy loam. Permeability of the Mimbres soil is moderately slow. 3. Sahuarita - Mohave complex. The soils are deep and well drained. The Sahuarita formed in medium textured alluvium derived dominantly from limestone schist, phyllite and other sedimentary rock. The Mohave formed in mixed alluvium derived dominantly from granitic and sedimentary rock. The permeability of the Sahuarita soil is moderate to a depth of 28 inches and moderately slow below that depth. The Mohave soil permeability is slight to moderagely slow. 4. Riveroad - tierranegra soils complex. The soils are deep and well drained. They are formed in moderately fine textured alluvium derived dominantly from igneous and sedimentary rock. Typically, the surface is covered with a thin strata of silt loam and very fine 24 sandy loam deposited by slow runoff. The surface layer is brown clay loam about four inches thick. In some areas the surface layer is lighter in color than is typical. Permeability of the soils is moderately slow. 5. Yaqui finesandy loam. This deep, well drained soil is on gently sloping alluvial fans. It formed in medium textured alluvium derived dominantly from limestone, schist, phyllite and other sedimentary rock. Typically, the surface layer is strong brown fine sandy loam about four inches thick. Permeability of this Yaqui soil is moderate to a depth of 31 inches and moderately slow below that depth. 6. Tanque sandy loam. This deep, somewhat excessively drained soil is on low stream terraces. it formed in recent sandy alluvium derived dominantly from granite, gneiss and shale. Typically, the surface layer is brown sandy loam about three inches thick. The subsurface layer is brown coarse sandy- loam 11 inches thick. The soil is neutral to mildly alkaline throughout. Permeability of the Tanque soil is rapid. Soils Report: Refer to Exhibit II of this Specific Plan. 25 El I [J 0 N/� O > a +> O m a " Artesi CD m :;.• O m 1, b, C@ CO r a o co o m -C -I O w 0-1 � iu �o In �� �� c. m y X ,,, �p 1;, f CD sn 0 it c n � w a - :3 mcr CL co 0 IV a m ° o 3 F. Archaeological Resources In May of 1988, an archaeological survey of a_portion of Pima Farms North property was conducted. In addition to on - foot coverage, field work consisted of exploratory sub- surface testing of the property in order to find, identify, and record any cultural resources located within a,,portion of the property boundaries. According to the archeologist, "except for two roasting pits and a few isolated artifacts (less than ten), the subsurface test located no features, structures, concentrations of artifacts or other phenomena of potential archaeological significance." Refer to Exhibits 8 and 9. 27 ®� ARIZONA STATE MUSEUM >� THE UNIVERSITY OF ARIZONA TUCSON. ARIZONA 857.1 November 7, 1988 Ms. Patricia A. Thomas Senior Planner McGovern MacVittie Lodge and Assoc., Inc. 3505 North Campbell Avenue, Suite 501 Tucson, Arizona 85729 Dear Ms. Thomas: This letter is being sent with regards to yours of. October 27th concern- ing Stewart 1943 Specific Plan MMLA 88124-01-19. On the map you so kindly sent, please find plotted several archaeological sites. These are primarily Hohokam sherd and lithic scatters, plus the one large village site. One site, AZ:12:3e appears to be within this project boundary. Mr. John Madsen with the Arizona State Museum (621-4011) is most familiar with sites in the Marana area. My records do not indicate that section 28 has been archaeologically surveyed. (Mr. Madsen can let you know for certain about the survey coverage.) Based on Mr. Madsen's recommendations, the State Museum would request a survey of section 28 prior to any ground modification activities. If however, the survey has been completed, then testing or excavation of site number 327 >/ would be required prior to project beginning. Should you have any questions concerning this letter, please feel free to call me at 621-4011. SFU:ajc Encl. (1) McGovern. MscUittle. Lodgeb A�toc3afes. Inc. Sincerely, Sharon F. Urban (Miss) Public Archaeologist 28 Exhibit 8 18+17 19-20 19 to 30 29 r %MP 24i ' t N,-vm�m"J % 10' A M 1 04 84ti14 MP 244 15 14 . '21 r 21 MP 245 22 22 poAD -P, to yet % 21 22.. % 28 27 r MP ?46. V. 039 0, , PIMA 30 29 FARMS no "Ittl I I 111111111111 1111,1111H JzJ111111fiffelpf I -,- .2 2 28 .... 32 0 NATIONAL .111111111iju E MONUMENT u 31 32 32133 ENGif 28 27 27:26' '01 ---- 33 34 0 34 . � 31 . ci; A°' At 33 34 INA RD 34 it a13 r 3.2 29 Exhibit 8 ®I ' Except for 2 roasting pits and a few isolated artifacts (less May 20, 1988 aeological significance. The first roasting pit was located in Mr. Dan S. Lyons Lyons Romo Inc. 2739 E. -Broadway Tucson, A2 88716 REi Letter Report for silverbell Ad. channel /4 Exploratory Archaeological Test (A2 AA:12C321 ASM) ' (PAST Job No. 88167) Dear Mr. Lyons: Archaeologists from P.A.S.T. conducted a 6 personday, exploratory sub-surfaca test of approximately one-half acre of the Silverbell Road Channel I!4 property on May 6, 7, and S. This exploratory sub -surface test consisted of an a series of systematic backhoe trenches to establish the presence or absence and approximate extent of the cultural resources within the project boundaries. The test trenches were spaced approximately 30 feet apart and crossed the subject property as a series of parallel trenches, each excavated to a depth of about 4 feet. The trenches extended from the western edge of the Silverbell roadway easement to the eastern boundary of the transmission line easement. The 5 trenches were approximately 120 feet in length and trended in a ' generally east -west direction. Except for the presence of a very low density scatter of artifacts, there were no surface indications of significant archaeological materials on this portion of the property. However, there are areas of high artifact density and soil discoloration in the vicinity. Records at the Arizona state indicate little formal work has been conducted on site AA412:321. 11 limited, no field samples were collected. Profiles of the roast- ing pits were drawn and are on file. Given the limited amount of cultural resources unearthed during the trenching, this partic- ular area appears to be peripheral to the main area of the site. I recommend that the proposed construction related activities may begin on the first 120 feet of the channel, as described above. Based on the results of the exploratory sub -surface test and the observable surface indications, there is not sufficient evidence to warrant further archaeological studies on the this 120 foot portion of the proposed channel. However, this does not preclude the possibility that ground disturbing activities could reveal the presence of cultural resources. In the unlikely event such materials are discovered, construction activities should cease and a professional archaeologist be consulted to assess the potential significance of any artifacts or features that are unearthed. It should be stressed that ground disturbing or related activities must not create any adverse effects on other cultural resources reported present on the property or in the vicinity. If I may be of any further assistance please do not hesitate to contact me. Cheers, David V. M. Stephan Archaeologist KNCGovern. MaeVleeie, Lodge 6 Assoclales, inc. 30 Exhibit 9 Except for 2 roasting pits and a few isolated artifacts (less than 10), the sub-surfaoe test located no features, structures, concentrations -of artifacts or other phenomena of potential arch- aeological significance. The first roasting pit was located in trench #1 (the trench numbering began at the south boundary of the channel) just below the present ground surface. It had a diameter of .6 meters and a depth of .3 meters. The second roasting pit was found in trench t3 approximately .5 meters below the surface. It was 2.5 meters in diameter, with a depth of 1.1 meters. There were no other obvious features or artifacts in association with either of the roasting pits. As both of the roasting pits were effectively destroyed by the trenching, and the yield of scientific information from such features is 11 limited, no field samples were collected. Profiles of the roast- ing pits were drawn and are on file. Given the limited amount of cultural resources unearthed during the trenching, this partic- ular area appears to be peripheral to the main area of the site. I recommend that the proposed construction related activities may begin on the first 120 feet of the channel, as described above. Based on the results of the exploratory sub -surface test and the observable surface indications, there is not sufficient evidence to warrant further archaeological studies on the this 120 foot portion of the proposed channel. However, this does not preclude the possibility that ground disturbing activities could reveal the presence of cultural resources. In the unlikely event such materials are discovered, construction activities should cease and a professional archaeologist be consulted to assess the potential significance of any artifacts or features that are unearthed. It should be stressed that ground disturbing or related activities must not create any adverse effects on other cultural resources reported present on the property or in the vicinity. If I may be of any further assistance please do not hesitate to contact me. Cheers, David V. M. Stephan Archaeologist KNCGovern. MaeVleeie, Lodge 6 Assoclales, inc. 30 Exhibit 9 G. Existing Land Uses The site is currently in an undeveloped natural state with the exception of drainage structures constructed in conjunction with the newly widened Silverbell Road. On July 7, 1987 the Town of Marana passed, adopted and approved a General Plan for the Town of Marana which sets forth..." a framework of general rules or policy guidelines for growth of the Town as opposed to a definition hard -lined plan." The introduction to the General Plan states that the plan..." encourages a compatible mixture of land use and urban activity centers, which provides focal points of urban activity, to efficiently accommodate the desert southwest lifestyles." Within the Marana General Plan land use section, the zonal land use map shows the Pima Farms North Specific Plan area located in Zone D: Development Sensitive Area. Likewise, in keeping with the goal of the Land Use section of the General Plan which is ..." to develop a zonal land use pattern which meets the basic needs of Marana residents for essential services, working and living environment and areas 31 for pursuant of leisure time activities and the economic benefit of all", this specific plan has been developed to promote this goal. in order to do this, the specific plan is based on the objectives of the General Plan Land Use section, which read, in part, to ..." encourage location of residential neighborhoods close to industrial, commercial and recreational zones to minimize travel times; locate higher density in close proximity to major arterials; establish zones of regional, community neighborhood and convenience shopping areas within the Town of Narana; established special standards to stimulate creative alternatives within the area; review land use types and location in relationship to its intensity and support systems; and require an underlying zone to establish use and intensity of land use unless a"specific plan is utilized." Because this document is indeed, a Specific Plan, it is in keeping with the guidelines, goals and policies of the Marana General Plan. This plan seeks to address and provide for the types of development, in a location, which will result in a positive step toward accomplishing the goals of the Marana General Plan. 32 The site is located on the northwestern edge of the Tucson Mountain Area Plan (Col3-61-20, originally adopted February 20, 1979) within an area designated as Special Planning Area One. The density assigned to Special Planning Area One is 5.0 RAC, based on a 36,000 square foot acre. This density translates to 6.05 RAC for 43,560 square foot acre. The gross acreage of the Pima Farms North Specific Plan is 119.53 acres. Therefore, a maximum of 723 residential units is permitted under the adopted area plan. Exhibit lb shows existing land uses. The land uses surrounding the site are as follows: North - The area north and northeast of the project site has been annexed into the Town of Marana as Continental Ranch area. Currently, work is proceeding on the roadways and 'bridges with residential building activity also occurring. The planned densities immediately adjacent to the subject site are MHD (medium high density, 6-10 RAC) and commercial. 33 J South - To the south of this site, land located within the proposed Pima Farms Specific Plan area is vacant and undeveloped. Southwest - There is a 10 acre parcel not included in Marana jurisdiction with a zoning designation of SR (Suburban Ranch - one residence on 144,000 square feet). A portion of the property has been developed with a single family residence. East - The land east of the site is primarily undeveloped but does have commercial use (Li'l Abner's Steak House) and Medium Density Residential projected by the Continental Ranch Specific Plan. West - The area west of Scenic Drive is primarily undisturbed with several residences interspersed along the western boundary of the subject property. 34 Fn - x s cr 0 w L .. MOO 0 Seo{� Z o m o m J (OWNER: BLOWiTZ) , R s •al �sR� •• i CA o . o � i c Artesi o c �r co m ! 0-m1 C7 Fn' Ir d Q °a 0 � p co x m K c �o CO �(a O a CD cR a � CD a cr r � cr rn m• CD - CD z CD CD N• H. Existing Structures, Roads & Other Development 1. Existing Structures. The Specific Plan site is currently vacant, undisturbed land. 2. Existing Roads. The construction of Silverbell Road is on-going. Within the new Silverbell Road right-of-way four travel lanes and a twenty foot wide median have been constructed. The section of new four lane divided roadway adjoining the project site has been completed north to Scenic Drive and south to Cortaro Road, and contains box culverts adequately sized for flow-through of run-off from south of Silverbell Road. See section 1.7 on page 43. Scenic Drive and Artesiano Road are 60 foot right-of- ways. The roads are not paved, but are well maintained, two lane travelways. Refer to Exhibit 11 for existing road location. M co O /� \ O , 0 Arteki i c o—mi 0= MIS O0 *C a R0$dijU / 4�6 r su ~ m x CIO on .CIO CD CL r 0 0 M CD Go iU � Al m � n n ? 0 C;,N C (D 0 ( Q+ _ C -0 Q VDn ,-r (D N 7C' (D 'a s ch CA 3. other Development. Except for Continental Ranch which has four active builders currently working in that Specific Plan area, the proposed Pima Farms Specific Plan, and the residential units along Scenic Drive, there is no other development in the area. 38 I. Existing Infrastructure and Public Services 1. Sewer The development to the northeast, Continental Ranch, is using a private temporary lift station. The station is currently pumping at a rate of 200 gallons per minute. At such time as the pumping rate reaches 500 gallons per minute, construction of a public wastewater lift station will be required. It is estimated that construction of such a facility will take approximately 18 months, and upon completion, a hook-up fee will be required. The sewerage system within Continental Ranch is comprised of gravity mains, lift stations and force mains. Sewerage flows northerly through gravity mains to the existing temporary lift station which pumps through force mains to the Ina Road Treatment Facility. Four sewer stubouts are located within the Silverbell right-of-way, one south of Pima Farms Road, another at Coachline Road, along with two additional stubouts located between Coachline Road and Twin Peaks Road. 39 These are shown on Exhibit 12. Sewer service in this area is under the jurisdiction of Pima County Wastewater Management Division. 2. Electricity The Specific Plan boundary is traversed by three utility easements with power lines, a 100 -foot wide easement for high-voltage transmission lines for Western Area Power Administration, a 10 -foot wide easement to Tucson Electric Power, and a 10 -foot wide easement to Tucson Gas and Electric as shown on Exhibit 12. 3. Natural Gas Southwest Gas will provide service to the area. El Paso Natural Gas Company has a 60 -foot wide easement traversing the Plan area as shown on Exhibit 11. Two 10 -inch high pressure lines are located within this easement. 40 i' 4. Telephone U.S. West, Mountain Bell will provide telephone service to the project site. 5. Water The Plan area is located within the city of Tucson Water Service Area and therefore has an assured 100 - year water supply. A 12—inch public water main is located along the north edge of Silverbell Road with the capacity to service the plan area. Several stubouts cross the Silverbell Road right-of-way to the southern right-of-way line. These are located between Pima Farms Road and Twin Peaks Road. Refer to Exhibit 12 for their location relative to other services. 5. Fire Service Annexation of this property into the Town of Marana placed fire protection responsibility with the Marana Volunteer Fire Department. However, through an 41 I J 11 agreement with Rural Metro, Northwest Fire District station No. 64, located at Silverbell Road, south of Cortaro Road, will continue to service the property annexed by Marana Ordinance No. 88.01. Station No. 64 currently is a one-man, one -engine station, but upgrades to this station are in progress. The entire Rural Metro system is available for back-up as needed, including ambulance/paramedic services. The cost of fire/emergency services is provided through property taxes. Currently, all plans for construction within the Rural Metro Service Area are reviewed by the appropriate districts. Plans for proposed development within Pima Farms North will be reviewed by the Northwest Fire District Fire Marshall office for compliance with current applicable Uniform Fire code Rules and - Regulations in accordance with Pima Farms North Specific Plan Section IV -G.6 and 7. 42 7. Drainage Structures Drainage structures are located along Silverbell Road to collect and convey the flow under Silverbell Road. Improvements include temporary channels and earthen berms. These channels are based on a drainage concept, approved by the Town of Marana, which will intercept on-site flows and direct them to the Silverbell Road drainage structures. Details of these drainage structures are summarized on Page 49. 8. Schools The project site is within the Marana School District boundaries. The existing schools are shown on Exhibit 13. The Continental Ranch Plan proposes seven school sites within their plan area. They include one high school, one junior high school and five elementary schools. 43 Marana School District has agreed to accept a contribution on a "per unit" basis for each residential permit obtained by a developer. The exact amount of such a contribution shall be mutually agreeable to Marana School District and Developers and shall be established prior to issuance of an initial residential unit building permit. 9. Police Pima County Sheriff's Department, Marana District, 13370 N. Lon Adams Road was contacted concerning the impact of this proposed development on the ability of the Sherriff's Department to provide service. According to the officer in charge of the Marana District office, no adverse impacts are anticipated and police service can be provided. 44 C3' =3 .•rte f � �JL Ei CoCl) co � x m s co r o CZ50 0� m �' c M CD 5' V.S. CD � � v w CD p W CDCD CD co M A.-IVA 5- Sand Road: co 0 m C_ C m MIMIC co CD 0. =r 0 0 CD % 44 L.N OL 'Camino De -.estA 'I:�.�i I :' Road 0 5,00 0 CO 0 co r CD — Cl) Z 0 CD = CD M 0. 0 2 m CO C6. CD 0 CO) CL n LLLI 0 0 0 L CL CD 0. =r 0 0 CD % 44 L.N OL 'Camino De -.estA 'I:�.�i I :' Road 0 5,00 0 CO 0 co r CD — Cl) Z 0 CD = CD M 0. 0 2 m CO C6. CD 0 CO) CL n LLLI 0 0 0 L CL J, POstvale Road, -:1 ell .7 .00e is CD 0 5,00 0 CO 0 co r CD — Cl) Z 0 CD = CD M 0. 0 2 m CO C6. CD 0 CO) CL n LLLI 0 0 L J, • CO M C/).K 0 5,00 0 CO 0 co 0 0) 0 cio 0 —A) oa©rn OL — Cl) CD C. a c 0 CD = CD M 0. 0 2 3: CO C6. CD 0 CO) K M m z cc n 0 0 J. Existing Hydrological Conditions There are ten off-site watersheds that must be considered when studying this site (refer to Existing Conditions Map Exhibit 14). Hydrologic analysis for the off-site watershed was based on densities represented by the Tucson Mountain Area Plan. Run-off from the off-site watersheds flows in a north- northeast direction impacting the site along the southern and western boundaries. Drainage is characterized by sheetflow conditions for less frequent storms with poorly defined channels that are capable of containing run-off from smaller storms. The run-off from the off-site watersheds combines with the run-off produced on-site, flowing north to four concentration points along Silverbell Road. The Silverbell Road improvements incorporated the development of berms to aid in collecting the sheetflow. This allows the run-off to concentrate at four box culvert crossings where the flows can pass below Silverbell into improved channels located north of the road. The' culverts have been sized with adequate capacity to convey both pre -developed and post - developed peak 140 -year flows. 47 x CA r w g a r m0 a, Arte 0 0 a m 0 rn 0-1 A co f o m `✓ o N _ o n=13_r o � R CD. CD � CD 0 - m g �- =. L'- r m O ° 0- a G43°1S o C -� m a o cc C 0. CULVERT SUMMARY TABLE CHANNEL SUMMARY TABLE NUMBER TOTAL Q100 OF CONCENTRATION D.H.W. Q100 A.H.W QCAP TYPE SIZE CELLS POINT (ft.) (cfs) (ft.) (cfs) RCBC 6' x 4' 2 1A 4.89 322 7.04 474 RCBC 10'•x 6' 6 4A 6.44 2,479 8.70 3,600 RCBC 8' x 5' 5 6A 5.43 1,286 8.25 2,080 RCBC 8' x 4' 5 8A 6.10 1,377 7.66 1,700 CHANNEL SUMMARY TABLE 50 TOTAL Q100 SLOPE DEPTH VELOCITY FREEBOARD DEPTH QCAP CHANNEL (cfs) (Z) (ft.) (f. .s.) (ft.) (ft. (cfs) A 322 0.5 2.2 4.3 0.4 2.6 985 B 2,479 0.5 2.9 5.2 0.6 3.5 4,596 C 1,286 0.5 3.0 5.1 0.6 3.6 2,301 D 1,377 0.5 2.9 4.9 0.6 3.5 2,675 50 5 �• QW3 .1 . - f 4' 4J2. - Y.x��Ir�Y 4- • _ ty f�f��• i"t����•� � T AK}'r _ �'}, l .. Y rt w� r� o �•z 3,'Y'•'� v �+.x r tt rn. is Y s �• gY•: rF.. S i , .�� , C� t - `ra{. C'1 'f'' FY y.4�t i L�-. , t stir -ID- 3 a r f._. ..ftS•wn-1: 4'L{` �gry �. *-•� 1S'��S R4 5 aril 71�Ly�. Yh� Y?,VwT}` :'.'_'•. ••:�X-3�'�]. _. �_Y.V .._ 'SF.�+.i ✓A ".Sa ► ...�.- 1_.fr.Ce-:tea➢d. .I�6 .�H+. 3�. �"'la 1. it fE� l IV. SPECIFIC PLAN Ir #� A. Purpose l� Pima Farms North is a proposed master planned community I� located on approximately 110 acres in the northwest portion f of the Tucson Metropolitan area. The purpose of the i�Specific Plan document is to provide for comprehensive f� guidance and regulation for development of the various elements within the Specific Plan area. This plan defines type, location, and densities of permitted ?� uses, while at the same time establishes the character for the development of a coordinated project including a mixture s of housing types. The Specific Plan addresses environmental concerns and sets forth development controls necessary to ensure that any development within the plan area will be responsive to the objectives of the Town of Marana General Plan, and closely follows the Land Use Concept as presented with the Steinfeld Annexation, as adopted by the Town of ' Marana. 51 This plan has been designed to provide for an integrated development that transitions from a distinct village commercial core into a preferred development envelope of moderate density to low density residential land uses. 52 I� I� B. Objectives The Pima Farms North Specific Plan is the result of thorough site analysis and research. Development related issues are resolved by way of proposed physical improvements, and the establishment of regulations and guidelines for future development within the plan area. Recognizing that various major development issues exist not only within the Pima Farms North Specific Plan Area, but within the Pima Farms Specific Plan Area as well, a set of Specific Plan objectives, consistent with the Pima Farms specific Plan are listed below. 1. To implement the goals, objectives and policies of the Town of Marana's General Plan and Annexation �i 4 Land Use Concept Plan. 2. To process and adopt the specific Plan to provide a precise understanding of development and future growth for the subject property. 3. To create a residential community with a distinct village commercial core that is compatible with existing and planned adjacent land uses. 53 fl 4. To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities. 5. To provide basic infrastructure systems and public facilities to support development in an efficient and timely manner. b. To provide a circulation system that serves as the roadway network through the community. 7. To create an identity in the community through the creative interaction of land use, architecture, and landscape architecture. 8. To develop project designs which provide a balance between open space and the built environment. 9. To allow a variety of compatible uses within the plan to provide flexibility for housing products and market changes in the future. 54 The Specific Plan combines policies, procedures and development regulations into one concise document. It provides for flexibility to accomodate future development and expansion within the plan area, while providing development controls to assure that the specific Plan will be implemented as planned. 55 C. Authority and Scope The authority for preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows for preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. The Pima Farms North Specific Plan has been prepared pursuant to the provisions of Arizona Revised Statutes 9-461.08. Pursuant to these state statutes and Town of Marana Ordinance 87.22 public hearings are required by both the Town Planning Commission and the Town Council after which a Specific Plan can be adopted by the Town Council and becomes effective (ordinance no. 87.22 dated 11/17/87). The Pima Farms North Specific Plan is a regulatory plan which serves as the zoning for the plan area. All plats, plans, and any other proposed development must be consistent with the Specific Plan guidelines as presented herein. 56 D. Land Use Plan The Pima Farms North Specific Plan Land Use Plan provides for a cohesive, integrated residential community by providing a broad range of residential housing types with associated neighborhood commercial services. Housing types range from detached single family to attached multi -family. The Land Use Plan, Exhibit 16, depicts approximately 110 acres divided into three main development areas. Each development area contains an approximate acreage figure, intended land use and density range of that area. Development area information is summarized in Table I on Page 61. The three main development areas are as follows: 1. Commercial (C) The primary intent of the 28.4 commercial area is to provide local neighborhood services and alternative housing opportunities. 57 2. Medium Density Residential (MDR) Eighty (80) acres of residential uses comprise the MDR portion of the Specific Plan. The density range for residential uses varies from 3 RAC up to 15 RAC with a target density of 6.87 RAC. Zero lot lines, patio homes, duplexes and townhomes are the intended residential product types. In order to create useable open space, clustering of residential units is recommended, but not required. Buildings may be one or two stories in height. 3. Transitional (TR) Six and six tenths (6.6) acres of transitional use is located between the commercial area and the Medium Density Residential area. The density range of the TR area is between 10 RAC and 20 RAC with a target of 15 RAC. Zero lot lines, patio homes, duplexes, townhomes, condominiums and apartments are the intended residential product types. In order to create useable No open space, clustering of residential units is recommended, but not required. Buildings may be one or two stories in height. 59 �s w. �- �■r-- ter:.. ��... w�... +� .. ��.., r rr r r �r �r r a f ♦6 • Drive 0 S 03 TOTAL 115 700 *All acreage are approximate, including open space 61 PIMA FARMS NORTH SPECIFIC PLAN LAND USE ALLOCATION SUMMARY Land Use Density Gross Target Density Target Dwelling Designation Range Acres* (RAC) Units MDR 3-15 80 6.87 550 C --- 28.4 --- --- TR 10-20 6.6 15 150 TOTAL 115 700 *All acreage are approximate, including open space 61 E. Utilities Plan Major infrastructure water and sewer systems are shown in Exhibit 17. other required public services are electric and gas. 1. Water The Specific Plan area is located within the City of Tucson Water Service Area and has a 100 -year assured water supply. The plan area will be serviced by an existing 12 -inch water main located within the Silverbell Road right-of-way. Water service mains within the Specific Plan area will be located as shown on Exhibit 17. All water plans proposed for construction within the Pima Farms North Specific Plan area shall be prepared in accordance wtih current and applicable City of Tucson Water Department standards and specifications. Plans shall be submitted for review. and approval in accordance with Pima Farms Specific Plan Design Guidelines, section VT -G.6 and 7. 62 2. Sewer The entire plan area can be serviced by a public gravity fed sewer system which, when constructed, can connect to existing stub -outs within the Silverbell Road right-of-way as shown on the utilities plan. All sewer plans prepared for construction within the Pima Farms North Specific Plan shall be prepared in accordance with current and applicable Pima County Wastewater Management standards and specifications. Plans shall be submitted for review and approval in accordance with Pima Farms Specific Plan Design Guidelines, Section VI -G.6 and 7. 63 11 Y 7 x cr 1®F E Y 0 .! � 03 CL 140 v)Q cr III III III F. Circulation Plan The circulation plan establishes a conceptual layout for access to the Specific Plan area, as well as providing access to Silverbell Road, an existing arterial. Proposed local collector streets as shown on Exhibit 18 will become part of an existing circulation network. Precise alignment and engineering of streets will be determined at time of platting and improvement plan preparation. Adjustments to circulation patterns and alignment may be required based upon final development plans, grading plans, subsequent sight lines and safety considerations. There are two standard street cross sections provided. They are identified as: 1. Local Collector 2. Public Interior Subdivision Streets 65 c c r r c c c ■ s ©a MO-0 mo m s c7 Z nzCCO m m� o O �o -, m v© o m m ■ s 1. Local Collector Streets Local collectors are two lanes wide, composed of two 14 -foot wide travel lane in each direction within a 60 foot right-of-way. No on -street parking provisions are made because these streets serve primarily to convey traffic from one destination point to another. The cross-section for local collector streets is shown in Exhibit 19. 2. Public Interior Subdivision Streets Two lane public interior subdivision streets are not shown on the Circulation Plan. interior streets provide for two 12 foot wide traffic lanes with seven foot wide parking spaces on either side of the street. Parking is included as part of the interior streets in recognition of their use in residential areas and the relatively low traffic volumes normally associated with subdivision streets. The cross-section for a typical public interior subdivision streets is shown in Exhibit 20. Private streets may be used within subdivisions as well. Parking shown on the exhibit, within the street, is for guest parking only. Tandem parking is allowed for multi -family residential land uses. The minimum width for tandem garages is 11 feet and the minimum length is 36 feet. Off-street parking requirements will conform to current Town of Marana, -Land Development Code, Title 22: Off -Street Parking and Loading standards. .: d ,/-.7 LANDSCAPE SIDEWALK VERT. CURB 4' BIKE LANE 14' 14' 4' BIKE LANE VERT. CURB SIDEWALK LANDSCAPE W Z I d U. O S O Q Local Collector Street 11=pmmmczm�■ McGovern. Mac W ttie, Lodge 6 Assnclates. Inc. 69 Exhibit 1'9 i t i j 4'SIDEWALK w z- J I } C LL 0 CD . 9' d' SIDEWALK ! 11 2• A 4' t 38' s6' Public Interior Subdivision Street ENGINEERING PLANNING SURVEYING 70 Exhibit 20 G. Recreation/Open Space Concept During the platting of subdivisions within the Pima Farms North Specific Plan area, opportunities will be provided for incorporating recreation/open space into the plan area, where appropriate. An undisturbed natural vegetation building setback/buffer area, 100 feet wide, will be provided adjacent to Scenic•. Drive, and a 50 feet wide building setback/buffer shall be provided from Scenic Drive easterly along the boundary of Pima Farms North Specific Plan area and a 10 acre privately owned parcel, as shown on Exhibit 21. 71 wiwrrrrr ,. IVM�IIpI!;r } Foj RECEIVED APR r.f , 0 itsC=a ac z Z t +4 0 H. Landscaping Concept A landscaping concept will create a strong sense of community identity, provide a framework for establishing the character of developed areas within the specific Plan area. A hierarchy of landscaped entry points is planned based on commercial or residential entry statements. A major entry statement will occur at the entry to the commercial area from Silverbell Road and will include landscaping, signage, and lighting. It will provide the character and sense of identity of the community. A primary streetscape theme will provide a safe and aesthetic progression along the local collector streets. This theme includes formal plantings of native desert trees, shrubs and ground cover. Where drainageways within the Specific Plan are proposed as landscaped berms, they provide the opportunity for incorporating recreation and transitions between varying 73 land uses. Landscaping, where needed to revegetate after construction activities have ceased, will augment existing natural vegetation. The augmentation will consist of informal plantings of trees, shrubs and groundcover. Exhibit 22 depicts typical landscape treatment within the drainageways B, C and D as designated on the Drainage Concept Exhibit 23. 74 Drainageway width Varies 4 t� Revegetate it �_ . ' , •+ =`,: "3i Disturbed (Typical) Alternate Trail Location DRAINAGEWAY LANDSCAPING CONCEPT ENOME EAING PLANNING SUAVE WING 75 Exhibit 22 I. Environmental Resources Conservation Concept The environmental resources conservation element of the Pima Farms North Specific Plan serves to outline methods of conserving those resources identified within the development capability section. These resources include vegetation, viewsheds, solar access, and cultural/archaeological/ historic resources. 1. Vegetation { There are several examples of vegetation located within the Pima Farms North Specific Plan area. Traditionally valued species such as saguaros and ironwood trees are sparsely found within the Specific Plan area, along with specimens of other desert trees and cacti as t(� listed in Section III.0 of this Specific Plan. All healthy saguaros and large trees, (those with a trunk diameter of 411, measured three feet above the ground), and any native vegetation referenced by the Arizona' l Native Plant Law, ARS Chap. 7, Article 1, shall be I� salvaged and replanted. Additionally, future 1 developers shall comply with the provisions of the Arizona Native Plan Law, Section 3-904, and shall 76 I notify the Commission of Agriculture and Horticulture 30 days prior to clearing or removal of protected plants from the site. 2. Viewsheds Areas of high visibility have been indicated on the Viewshed Map, Exhibit 4 on Page 1.7. These areas are visible by those standing on the edge of the property and looking toward the interior of the parcel. Building heights in these areas are restricted to two stories. The only area where development will directly abut occupied neighboring property is along Scenic Drive, where a buffer of undisturbed vegetation is provided to reduce the visual impact of new construction. 3. Solar Access Because the proposed development is primarily residential in nature, and-- building heights are restricted to two stories, solar access is not anticipated to be an issue by area residents. 77 4. Cultural/Archaeological/Historic Resources Preliminary investigations done by a qualified archaeologist indicate a low potential for the discovery of artifacts within the plan area. However, as stated in the letter from the archaeologist, Exhibit 9, "this does not preclude the possibility that ground disturbing activities could reveal the presence of cultural resources. in the unlikely event such materials are discovered, construction activities should cease and a professional archaeologist be consulted to assess the potential significance of any artifacts or features that are unearthed." 78 i� � I � I J. Drainage Concept The proposed infrastructure consists of four main drainageways. A typical section of each drainageway is included on the following pages. The drainageways for onsite areas 2, 3, and 4 have been designed with a dual use concept. The low flow portion will contain the ten year storm at a depth of 2.0 feet. The low flow banks will be stabilized to prevent lateral migration of the channel. The overbank will fully contain the 100 year storm with adequate freeboard. The channels discharge directly into the box culverts recently constructed beneath Silverbell Road. The method of collecting the offsite runoff is dependent on the proposed Pima Farms South project. If Pima Farms South is constructed prior to this project drainageways 2, 3 and 4 will connect directly to the upstream channels. If Pima Farms North is constructed first, then a series of collector channels will be used to intercept the offsite flow and direct it into the primary drainageways. 79 i�s ' OFFSITE SUMMARY TABLE r� ACREAGE Q2 Q5 Q10 Q25 Q50 Q100 CONCENTRATION WATERSHED ACREAGE Cf S) (cfs) (cfs) (cfs) (cfs) (cis) POINT Q2 Q5 Q10 Q25 Q50 Q100 CONCENTRATION WATERSHED (Acres) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) POINT 1A 2 656.8 382 789 1,118 1,580 2,035 2,479 A 37.5 66 117 159 205 259 301 1 6A B 49.8 70 130 174 235 298 364 2 C 23.7 44 77 100 129 156 183 3 D 351.1 264 546 766 1,078 1,380 1,661 4 riE 198.3 116 248 355 505 658 810 5 f F 248.1 124 266 378 545 698 871 6 G 87.3 75 145 198 280 350 427 7 1' i H 168.4. 102 208 295 426 539 664 8 I 56.5 71 124 163 221 275 320 9 3 31.8 67 108 133 174 205 248 10 ONSITE SUMMARY TABLE ACREAGE Q2 Q5 Q10 Q25 Q50 Q100 CONCENTRATION WATERSHED (Acres) Cf S) (cfs) (cfs) (cfs) (cfs) (cis) POINT 1 41.8 71 128 172 231 277 322 1A 2 656.8 382 789 1,118 1,580 2,035 2,479 4A 3 354.6 196 403 575 815 1,053 1,286 6A 4 300.3 273 493 658 896 1,124 1,377 SA as f Scenic Drive f 1 err T* te. c� to o, oto E E �� a o ' 'QO T 19 a n a n \�\ '9CeC CO m J ra z \ a a 40 • Q d 5"8'x4' RCBC I > > l n o " � o CA .� m "! a p o ! r M a Artesian o Road Cc$ch11�a a --4 z` Ci RO$d '- L z > om tt> O tQ C, rn C x o o r' n o �► m 0 m i= 0 m a 0Q m `� x z m �, Z S r Z z _m __ 0 Q z CD0 ¢) Q CA CA) CO CD W �G N 1 a � _ G -� • rY ', { '3 -, tsi.^! n - }x/+ 'try -X r.l ,,..g 1rS y'.:,, lz u SY 5^21 s •ice �f 'Ytr'�v-, �t�y {_- "r�Y �t - '^.5.�2%.?�s�x'Yx'''"K' - «.�c,, -' !rr�'�9� • �.. � �'�Ym :. 3't: 1iit'•i�er ". ty yx•ia��' �f.y'r �f�.. � �*''Y't � S& ���.1•�r iu-:i.i -.r- � -:�5; 1 i �� f �-�� .--,. .r �r�r_:A�'�iiF�i.�e.... `itf!r'__,��Y•-..�''t.�r���t 1{.?�-;u_xb ... _- '�.:. - .,,�:�:�..t;c �r.�..-.�,. V. Development Regulations A. Purpose and Intent This section of the Specific Plan establishes land use regulations for implementation of the Land Use Concept within the Pima Farms North Specific Plan area. These regulations are designed to be compatible with the existing Marana Development Code wherever possible. The regulations within this section serve to control the specific uses within each of the land use designations as shown on the Pima Farms North Land Use Plan, Exhibit 15. Additionally, this section provides for a reasonable and appropriate regulatory framework to minimize, wherever possible, the processing time required to implement subdivision developments consistent with the Land Use Plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and achieve compatibility between land uses. 82 rI � I The specific land use designations for Pima Farms North Specific Plan are as follows: TR Transitional MDR Medium Density Residential C Village Core - Commercial OS Open Space The location of these land use designations is shown on the Land Plan Plan, Exhibit 16. 83 B. Definitions The definitions contained in the Marana Development Code Title 3.03.02 shall apply to this Specific Plan. Additional definitions follow: 1. Average Area per Dwelling Unit: A measurement of density based on the calculation of total gross acres within a development area or development plan/plat divided by the total number of dwelling units within the plan/plat. 2. Average Finished Grade: The mean average elevation of ground after site preparation, measured three feet from building at five-foot intervals. 3. Block Platting: The master platting of individual development subareas within the specific plan area which may be developed or resubdivided by subsequent submittals of individual development plans or subdivision plats. 84 4. Building Height: The vertical distance between the level of the average finished grade (1) the highest point of the parapet of a flat roof, or (2) the deckline of a mansard roof, or (3) the mean average point between the eaves and ridge of the highest gable or other roof element. 5. Commercial Definition: A land use category permitting professional and semi-professional uses, office, restaurant, personal and business services, retail sales, financial institutions, specialty retail and entertainment, multi -family residential, recreational and cultural uses, but excluding manufacturing or warehousing units. 6. Developers: The person or entities who acquire property within the Pima Farms North Specific Plan area from the Owner for the purpose of developing said property. 85 7. Dwelling Unit Cap: The maximum number of dwelling units permitted within the Specific Plan. For the purpose of this document, the dwelling unit cap shall be 723 units. 8. Manufactured Housing: A multi -sectional dwelling manufactured after June 15, 1976, to standards established by the U.S. Department of Housing and Urban Development. Such dwelling shall have external dimensions of at least twenty-four (24) feet by forty (40) feet and shall be installedona permanent foundation. A manufactured housing unit shall be considered equivalent to a single-family dwelling. 9. Mobile Home or House Trailer: Any unit used for living or sleeping purposes and designed to be equipped with wheels or similar devices for the purposes of transporting the unit from place to place, whether by motive power or other means. 10. Multiple FamijX Residential Units: Attached, stacked, flats, condominiums, apartments or similar residential units. 86 11 11. Pima Farms North Development..ReVieW Mthorit : The official body, composed of the owners of the Specific Plan area and/or his designated representatives, that reviews and approves all proposals for development within the Pima Farms North -Specific Plan area prior to its approval by the Town of Marana. 12. Professional: Includes accountants, architects, chiropodists, chiropractors, dentists, engineers, lawyers, naturopaths, osteopaths, physicians, surgeons, surveyors, veterinarians. 13. RAC: The permitted number of residences per gross acre (43,550 square feet of land area). 14. Semi -Professional: Includes insurance brokers, photographic studios, public stenographers, real estate brokers, stockbrokers, and other persons who operate or conduct offices which do not require the stocking of goods for sale at wholesale or retail. 87 15. Site Setback: The perpendicular distance from an existing or planned street right-of-way line or perimeter property line of a development area to the face of a building wall or the edge of any covered area. 16. Target Density: The density range within the Specific Plan area, used for calculation of the dwelling -unit cap based on gross acreage. 88 I C. General Provisions 1. Construction and Development All construction and development within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the subdivisions codes, as currently adopted by the Town of Marana. In case of a conflict between the adopted Town Code and this Specific Plan, the Town Council shall resolve the conflict by written determination in a manner consistent with the goals, objectives and policies of this Specific Plan. 2. Setbacks The setback requirements are specified within the development standards for each land use designation. if not otherwise specified all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line or property line, to the face of primary building wall. M 3. Resolution of Issues, conditions or Situations If any issue, condition or situation arises or is caused to occur that is not suff iciently covered or provided for within this Specific Plan document, or if such an issue, condition or situation is not clearly understandable, those regulations contained in the Marana Development Code which are applicable to a most similar issue, condition or situation shall be used by the Town of Marana as guidelines for resolution of the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Development Code. 4. Specific Plan Amendments This Specific Plan may be amended in accordance with procedures set forth within the same ordinance under which this Plan was adopted. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. 90 5. Specific Plan Violation Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be subject to the Marana Code pertaining to zoning violations. 6. Ruling on Uses Whenever a use has not specifically been listed as being permitted within a particular zone classification of the Specific Plan it shall be the duty of the Town of Marana to determine if said use is (l) consistent with the intent of the zone and (2) is compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Town -Council. 7. Abandoned vehicles or Trailers Any abandoned vehicles or trailers of any kind or type without current license plates shall not be parked or stored on any property within the Specific Plan area unless parked or stored within a completely enclosed building. I I I 8. Exceptions to Height Limitations Exceptions to height limitations contained in the Regulations apply only to antennas, chimneys, or other architectural appurtenances required for the screening of rooftop equipment. 9. Development Area Boundary Modification Minor modifications in the boundaries and acreage of development areas are permitted- due to adjustments caused by finalization of road and drainageway alignments. 10. Manufactured Housing Multi -sectional manufactured homes, factory built housing (modular housing) and other off-site constructed homes or components of homes, may be used and situated as a matter of right within Pima Farms North specific Plan area. The intent of this section is to promote the utilization of new technology and building practices that results in a more efficient method of constructing homes. Fla 11. Alley Access to Garages Access to garages and/or carports from alleyways shall be permitted. Garage or carport setback requirements from the edge of alleyways shall be aminimum of six feet. Parking within the alleyways shall be prohibited. 12. Waivers Waivers to the Pima Farms North Development Regulations may be granted by the Town of Marana Planning and Zoning Administrator upon recommendation by the Pima Farms North Development Review Authority. 13. Sight Trianale Buildina Setbacks for Corner Lots In order to provide for a safe and efficient traffic flow, special building setbacks are provided for corner lots. The Pima Farms North Specific Plan shall use the City of Tucson Subdivision Street Standards sight triangle formulas for establishing, these building setbacks on the lots. 93 J i I � I � I 14. Concurrent Platting Permitted A Tentative Plat and Final Plat for a proposed subdivision within the plan area may be submitted to the Town of Marana for concurrent review. The subdivision applicant shall be solely responsible for any financial expenditures or obligations resulting from a concurrent submittal of a Tentative Plat and Final Plat and shall further waive any financial responsibility on the part of the Town of Marana and shall hold the Town of Marana harmless due to expenditures incurred by the applicant caused by revisions to the Final Plat made necessary as a result of changes required on the Tentative Plat. 15. Development Plan Review In order to insure a compatible quality of development throughout the Pima Farms North community, each proposed development must be submitted for review and approval by the Pima Farms North Development Review Committee or its authorized agent prior to review and approval by the Town of Marana. 16. Block Platting Block platting of logical development areas shall be permitted within the Pima Farms North Specific Plan area. 17. Street Naming Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office, or as designated by the Town of Marana. 18. Dedication of Streets Streets shall be dedicated for public use or be private streets dedicated for the use and convenience of the affected property owners, their guests and invites, providing that access is granted for the installation and maintenance of utilities. 19. Subdivision Street and Drainage Facility Design Design of subdivision streets and drainage facilities shall conform to Town of Marana standards and specifications as set forth by the Town of Marana Department of Transportation 95 and Title 21 of the Town of Marana Town Code, Floodplain and Erosion Hazard Management Code unless otherwise specified by this Specific Plan. Private streets shall be constructed to public street standards if future dedication to the public is anticipated. 20. Subdivision Improvement Assurances In accordance with Marana Development Code, Title 7, Section 07.07, assurances shall be posted for subdivisions to assure the installation of requires streets, sewer, electric and water utilities, drainage flood control and improvements meetings established minimum standards of design and construction. 21. Drainage Proper and adequate provisions shall be made for disposal of storm waters in accordance with acceptable Town of Marana policies. The requirements of this section shall apply equally to grading of private property and public streets. Existing major water courses shall be dedicated as drainageways or easements where these can be incorporated into an acceptable drainage scheme. The type, extent, locations, and capacity of the drainage channels shall meet the approval of the Town Engineer, and shall be constructed in accordance with plans approved by the Town Engineer. 22. Sewage Disposal Sewage disposal facilities shall be installed to serve each lot and subject to Pima County Health Department and/or Pima County Wastewater Management standards. 97 D. Development Area Regulations The following pages list regulations that shall govern the use of land within their respective planning area designations. All terms not otherwise defined within the Pima Farms North Specific Plan shall be interpreted in accordance with common usage or as defined or used within the Marana Development Code. 1. MDR (Medium Density Residential): 3-15 RAC a. Primary Permitted Uses: 1) Single-family detached residential dwellings 2) Single-family residential units with party walls or walled courtyards 3) Two or more attached single-family dwellings 4) Multiple family residential units 5) Accessory buildings, private swimming pools, home -occupations and other accessory uses 98 L' 6) Model homes, erected on the same premises and used in conjunction with a new subdivision tract offered for sale for the first time, for the duration of the subdivision 7} Temporary real estate sales office within a model home 8) Temporary utility uses 9) Community/religious facilities 10) Library 11) Child day care center, subject to a minimum lot size of 36,000 square feet. b. Alternate Permitted Uses: 1) Open space 2) Recreational activities: private park, playground 99 public or C. General Development Standards: 1) Minimum site area: 10,000 square feet 2) Minimum yard setback: Front: 20 feet Side: 7 feet for detached single- family dwelling 0 feet for duplex, common wall or zero lot line development except remaining side yard mush be a minimum of 14 feet; corner lots must have a minimum of 20 feet on the street side Rear: 5 feet 3) Minimum lot area per dwelling unit: 1,000 s.f. 4) Maximum Building Height: 24 feet Maximum Number of Stories: 2 5) Parking Requirements: Required spaces shall be determined at the ratios set forth in Town of Marana Land Development Code Off -Street Parking and Loading. 100 6) Open Space requirement: any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines, Pima Farms North Specific Plan. All plants shall conform to the Town of Marana Recommended Plant List. 2. C (Village Core - Commercial) a. Primary Permitted Uses: The following land uses are permitted in the Silverbell Road Corridor Overlay District and amended by the Pima Farms North Specific Plan, subject to the provisions of this Chapter. 1) Community, multiservice, neighborhood or senior citizens center 2) Daycare Center (adult, child or handicapped) 3) Health Services (excluding Hospitals and Substance Abuse Centers) (a) Blood Donor Stations 101 (b) Convalescent or nursing home (c) Medical or dental labs (d) Offices and clinics of MDs, dentists, optometrists or chiropractors (e) Outpatient clinics 4) Office Uses (a) Business or personal service (b) Governmental (c) Financial (d) Social services (e) Veterinarian (including kennel for indoor inpatient hospitalization services of small animals) 5) Public and Semi -Public (a) Art gallery (b) Civic clubs (c) Churches and religious institutions (d) Library (e) Museum 6) Personal Service Establishments (a) Barber and beauty shop 102 (b) Carpet cleaning establishments (provided that no on-site cleaning is conducted) (c) Interior decorator (d) Dry cleaning and laundry and garment pressing establishments (non -industrial service to the general public only) - (e) Locksmith 1. Parcel packing/mailing service 2. Pet grooming, (provided that no animals shall be kept on the premises overnight) 3. Photography studio, photo finishing (f) Tailor, seamstress (g) Tanning salon 7) Repair of: (a) Bicycles (b) Cameras (c) Clocks, watches, jewelry (d) Computers (e) Household appliances 103 (f) Musical instruments (g) Optical goods (h) Radios, televisions and electronics. (i) Shoes 8) Retail Uses (a) Antique stores (b) Appliance Stores (household or minor) (c) Art stores or galleries (d) Arts and crafts shops (e) Auto parts/supply stores (no installation) (f) Bakery shop, bagel shop (g) Banks, financial institutions and similar uses, provided drive-thru facilities and queuing lines are located a minimum of seventy-five (75) feet from a residential district (h) Bicycle shops (i) Book Stores (new or used) 104 (j) Camera and photographic supply stores (k) Candy, Nut or confectionary stores (1) Card Stores (m) Carpet and floor covering stores (n) Clothing, apparel or accessory stores (o) Computer and computer software stores (p) Convenience stores (q) Drugstores (r) Fabric Stores (s) Florist and plant shops (t) Food store and markets (u) Frame shops (v) Gift shops (w) Grocery stores (x) Hardware, paint stores (y) Hobby shops (z) Ice cream shops (aa) Jewelry stores (bb) Laundromats, automatic self- service (provided that the establishment is operated 105 exclusively as a retail business and laundry machines are of an automatic type, capable of being operated by the public and shall not include machines ordinarily found in industrial laundries) (cc) Lighting stores (dd) Liquor stores (ee) Luggage and leather goods (ff) Music stores (gg) Office supply stores (hh) Optical goods (ii) Pet/pet supplies (jj) Photocopying services (kk) Record, tape or CD stores (11) Religious goods (mm) Restaurants, cafes, delicatessens or coffee shops, including outdoor seating areas (nn) Second hand stores and thrift stores, provided there is no outside display or storage of merchandise (oo) Shoe stores 1: (pp) Sporting goods stores (qq) Stamp and coin shops (rr) Stationery stores (ss) Tobacco stores (tt) Toy stores (uu) Variety stores (vv) Video tape/DVD rentals (ww) Other uses which the Planning Director determines to be similar in nature, function and operation to listed permitted uses (xx) Accessory uses and structures, subordinate, appropriate and incidental to the above permitted uses, including supportive services directly related to and located within the same building as the primary use. Automated Teller Machines (ATMs) are permitted accessory uses provided they are not free standing. 9) Multi -Family Residential 107 rJI 1 b. Primary Temporary Uses and Structures: The following temporary uses and structures shall be permitted subject to the issuance of a Temporary Use Permit in accordance with Section 09.01.04 of the Marana Land Development Code. 1) Contractor's office and/or storage. Temporary structures for the storage of tools and equipment or containing supervisory offices of the minimum necessary in connection with a project on site may be established and maintained only during the progress of active construction under an effective grading, building or other development permit. Such temporary structure(s) shall be immediately removed upon project completion or upon expiration of the applicable permits. 2) Holiday tree and pumpkin sales lots, when maintained between October 15 and December 31 for a maximum of six weeks from inception C. Conditional Uses: The following uses are permitted conditionally, subject to the provisions of Section 10.10 of the Marana Land Development Code, except that all conditional use permits issued pursuant to this section shall require approval by both the Planning and Zoning Commission and the Town Council: 1) Automobile service uses, including gasoline service stations, service shops performing minor auto repair, fuel sales, oil change and lubrication shops, muffler shops, auto glass shops, auto detail shops, speedometer shops and tire shops, not to include body repair, painting, major engine or transmission repair, or radiator repair. All service, except the sale of gasoline, shall be within an enclosed building. No service bays associated with an automotive use shall be visible from a public street. 2) Automobile and truck sales and rental, new or used 109 3) Bars, taverns, cocktail lounges 4) Car wash establishments, including full-service and self-service, coin- operated facilities, provided a full- time attendant is on-site and wash bays are not visible from a public street 5) Emergency medical care facility 24 hour operations 6) Restaurants, cafes, delicatessens or coffee shops providing drive-thru or drive -up service 7) Lodging facilities, including hotels and motels 8) Pawn shops 110 Minimum Lot Width: none Minimum Setback Requirements in conformance with the Silverbell Road Corridor Overlay District: Front: 25 feet, which may be used to meet off-street parking requirements, or as part of an off-street parking lot Side: 10 feet Rear: 25 feet except for corner lots, which may be reduced to 10 feet provided the minimum side yard on the side street is 20 feet. Minimum Distance between Buildings: none Maximum Building Coverage: 75% at ground level; 60o above ground level Parking Requirements: required spaces shall be determined in accordance with Town of Marana Land Development Code. Screening and landscaping shall adhere to Section VI -E.3 of this Specific Plan. The Multi -Family Residential land use shall have the option of tandem parking 110a within garages to meet the parking requirement. The minimum width for tandem garage is 11 feet and the minimum length is 36 feet. Minimum Landscaping Coverage: 100 of gross site area. Special Landscape/Buffer/Screening Requirements: a 50 -foot building setback shall be provided adjacent to residential uses with the exception of covered parking. Where commercial uses are adjacent to residential areas, a landscape planting and/or a 6 -foot masonry wall shall be required to emulate residential landscaping and diffuse light and glare, which may occur from night operations. Maximum Building Height: 34 feet Chimneys: Building chimneys shall not exceed roof lines. Landscape Bufferyards shall be in conformance with the Town of Marana Land Development Code. A bufferyard shall be provided along the main wash 110b i I � I � I � I � I � I from each edge of bank with a required plant count of three plants per 100 square feet. A 15 -foot bufferyard shall be provided along the northern boundary adjacent to Silverbell Road. An enhanced landscape bufferyard shall be provided along the south and west project boundaries adjacent to existing residential subdivisions. The landsca- ping shall consist of five trees and fifteen shrubs/accents per 1000 square feet. Consultations will be held with adjacent neighbors to address specific screening concerns. Lighting shall be in conformance with the Town of Marana Outdoor Lighting Code. All lighting shall be downward directed and shielded to prevent spillover to adjacent properties. 110c within garages to meet the parking requirement. The minimum width for tandem garage is 11 feet and the minimum length is 36 feet. 7) Minimum Landscaping Coverage: 100 of gross site area. 8) Special Landscape/Buffer/Screening Requirements: a 50 -foot building setback shall be provided adjacent to residential uses with the exception of covered parking. Where commercial uses are adjacent to residential areas, a landscape planting and/or a 6 -foot masonry wall shall be required to emulate residential landscaping and diffuse light and glare, which may occur from night operations. 9) Maximum Building Height: 34 feet 10) Chimneys: Building chimneys shall not exceed roof lines. 11) Landscape Bufferyards shall be in conformance with the Town of Marana Land Development Code. A bufferyard shall be provided along the main wash 110d from each edge of bank with a required plant count of three plants per 100 square feet. A 15 -foot bufferyard shall be provided along the northern boundary adjacent to Silverbell Road. An enhanced landscape bufferyard shall be provided along the south and west project boundaries adjacent to existing residential subdivisions. The landsca- ping shall consist of five trees and fifteen shrubs/accents per 1000 square feet. Consultations will be held with adjacent neighbors to address specific screening concerns. 12) Lighting shall be in conformance with the Town of Marana Outdoor Lighting Code. All lighting shall be downward directed and shielded to prevent spillover to adjacent properties. 110e Lighting adjacent to the main wash running north south across the property shall be restricted and installed in such a manner to reduce intrusive light within the wash corridor. All mechanical equipment shall be screened and located to minimize noise to the adjacent properties. Any increase in site elevation shall be the minimum necessary for drainage purposes. 1. TR (TRANSITIONAL): 10-20 RAC a. Primary Permitted Uses: Multiple family residential Two or more attached single-family dwellings Single-family residential units with party wall or walled courtyards Single-family detached 111 b. Alternate Permitted Uses: 1. Open Space/Recreation C. General Development Standards 1. Maximum Density: 20 RAC 2. Minimum Site Area: 10,000 s.f. 3. Minimum lot area per dwelling unit: 2,000 s.f. 4. Minimum yard requirements: Front: 20 feet Side: 7 feet, except corner lots shall have a minimum of 20 feet on street side Rear: 25 feet 5. Maximum Building Height: 30 feet 6. Maximum Number of Stories: 2 d. 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The guidelines are intended to be flexible enough to promote good design yet encourage creative, quality development. The purpose of the design guidelines is to ensure consistently high quality development throughout the Specific Plan area by providing developers, planners, engineers, architects, landscape architects, builders and other professionals a documented basis for evaluating and directing improvements within each area. 113 B. Goals The primary goals of the design guidelines can be summarized as follows: To assure the Town of Marana that development within the Pima Farms North specific Plan area will be in accordance with the quality and character as proposed herein. To provide guidance for the Town staff, Planning and Zoning Commission, and Town Council in their review of proposed development within the Specific Plan area. To provide developers, builders, engineers, architects, landscape architects, and other professionals guidelines for use in establishing and maintaining the desired character of this Specific Plan. To provide a response to concerns for the existing natural features and to minimize adverse impact upon these features. 114 To provide interest and establish high standards for a variety of architectural and landscape designs. To provide a flexibility in responding to changing market demands by encouraging imaginative and innovative planning of facilities and sites. To provide area developers with protection of property values within the specific Plan area. To provide an opportunity for enhanced investments in development of the Specific Plan area. All proposals for development within the Specific Plan area shall be consistent with the goals. of the design guidelines and the goals and objectives of the Town of Marana's General Plan. Project identity deals primarily with a concern for the physical appearance of the community'as it is perceived by both visitors and residents. The intent, therefore, of this section of the Specific Plan, is to establish design guidelines which deal with frontages, boundaries and 115 1.1 perimeters visible to the public. The Design Guidelines apply to three main topics: 1. landscape architecture and streetscapes 2. residential development 3. non-residential development 116 C. Landscape Architecture and Streetscapes A community landscaping theme provides transition and visual cohesiveness between developments, open space, and circulation components. Objectives of such a community landscaping theme are: to establish a landscape plant palette for use in public street rights-of-way, buffer areas, open space, parking lots and setbacks. to establish landscaping guidelines which will provide for a blending of developed areas within the Specific Plan into a larger visual environment of the surrounding natural terrain. to establish landscaping guidelines for use within residential and commercial developments. The main elements addressed in this section are: - streetscapes - screening - pedestrian trails - street furniture and lighting - plant palette and density 117 1. Streetscapes a. Local Collector Major Street as referenced herein shall mean Silverbell Road and local collector streets within the plan area. The landscape concept for these streets' is to develop a desert scene with a variety of plant types. Native and drought tolerant plant material shall be used. Landscape treatment may include undulating berms and walls. A minimum of 15 feet wide bufferyard is required for development along Silverbell Road. Building setbacks are required and a varying distance is encouraged to provide interest and motion. Where parking is located within a setback area, it shall be screened with a low wall, berming or appropriate landscaping between the street and the parking area. A minimum building setback of 25 feet is required for development adjacent to Silverbell Road. (See Exhibit IV.F: Streetscape). 118 Exhibit IVY: Major Street (Silverbell Road) Building Setbacks Building Setbacks shall be in accordance with Section V.D of this plan, except the Minimum Building Setback along Silverbell Road shall be 25 feet. 119 of r/w SCREENING OF PARKING AREAS v screen wall - 38' high (mim) building setback o PARKING WITHIN BUILDING SETBACKS o ENG+NEEaiNG PtANN+NG Su*vf 120 Major Street Landscaping Concept Exhibit 25 2. b. Public Interior Subdivision Streets Minor streets associated with the Specific Plan area are public interior subdivision streets, Scenic Drive and Artesiano Road. Individual development areas within the Specific Plan area shall provide a theme complementing the overall project character. To achieve a sense of continuity, the internal roadways shall be landscaped with native and drought tolerant plant material. Clusters of ornamental trees may provide accent and highlight intersections, nodes, common open space and entryways. Screening a. Walls and Fences The walls and fences within the project shall be consistent with the architectural styles of the structures. walls and fences shall not exceed six feet in height unless otherwise approved by the Pima Farms North Development Review Committee and Town of Marana 121 Engineer. All walls constructed along silverbell Road and local collectors shall be masonry and/or a masonry/wrought iron combination when see-through is Walls along interior subdivision streets should respect the designated setback requirement and have a stepped or non-linear appearance. The most dense use shall provide a buffer between itself and the least intense use. The bufferyard shall be a minimum of 5 feet wide, measured from the property line and shall have a 61 high decorative masonry wall, located so that the outside face of the wall shall coincide with the common property line. Plant densities of the buffer yard shall reflect the densities and type of vegetation naturally occurring on the site prior to clearing for construction. Landscaping plans submittal review pursuant to Section VI -7.f of the 122 Specific Plan shall identify a plot of existing vegetation, 100 x 100 feet square, which shall be used to establish revegetation densities within the proposed buf f eryard . Exhibit 26 emplifies the inlet of the screening concept. I J 123 LOW-WATER USAGE, DROUGHT TOLERANT PLANT MATERIAL 6' SCREEN WALL (MIN.) ENGINE A' NG ptANNING SUAW f VIG RESIDENTIAL COMMERCIAL 12d Dissimilar Development Screening Concept Exhibit 26 11 � I 3. Open Space Where open space is provided by drainageways, buffers, or other non-developed areas within subdivisions or commercial areas, and where pedestrian trails can be incorporated into these open space areas of the Specific Plan, they will provide a link among individual neighborhoods as well as provide non- vehicular access to the commercial area of the Specific Plan. Access to off-site unsubdivided land within the Tucson Mountain area is also provided. The landscape concept for this trail system is to retain as much of the existing native vegetation as possible. When not possible, augmentation or revegetation of designated open space areas which are cleared during construction of drainage facilities, is required. .4. Street Furniture and Lighting There are unlimited designs for street furniture which include light standards, walk lighting, trash receptacles, benches, bus shelters and plant 125 III containers. Many are acceptable for use within the Specific Plan area. Lighting shall be used only as necessary to provide for safety, security and identification. Unnecessary light sources are prohibited in the interest of energy efficiency and maintenance of non light -polluting environment. Lighting shall be designed to provide a coordinated community theme and reduce dispersal of ambient light. Lights shall be shielded and directed onto the pavement/property intended for illumination. Standards shall be separated to create concentrations of light, thus eliminating continual streams of light. Lighting shall be provided within all parking lots and along walkways as necessary for safety and security. Lighting fixtures in parking lots shall be architecturally compatible with the overall building design. 126 III I I III All light standards within public rights-of-way shall be compatible with the Town of Marana's specifications, approved by the Town Engineer, and shall be maintained by the Town of Marana. 5. Plant Palette and Densities The general landscape concept of the Pima Farms North Specific Plan area is the retention or duplication of the existing Sonoran Desert appearance. While it is possible that landscaping within certain aspects of the community, such as -areas of commercial, intense pedestrian or vehicular use, may vary from an exact recreation of the Sonoran Desert theme, careful selection of plantings can create a Sonoran Desert feel within these areas. Within the Specific Plan area, landscaping shall be included within the following: a. Established major streets setback areas beginning at the street curb face; b. Graded open space areas upon completion of construction of drainageways, pedestrian, or bicycle trails; 127 c. Traffic islands, planters and medians within parking areas. Landscape Plans shall be prepared and submitted in accordance with Section VT -G of this Specific Plan. Plant density for revegetation of landscaped areas shall reflect the densities and types of vegetation naturally occuring on the site prior to clearing for construction, based on a 100 x 100 foot square, located within the perimeter of the site being developed. Landscaping material used within the Specific Plan area shall be consistent with existing vegetation. 6. Standard Landscape Package The Development Review committee may, at its descretion, set minimum landscape requirements for within t"C Specific : l&n a - ca at the preliminary plans are submitted for review. Requirements of this standard package may include a time frame for installation- and a requirement for assurances regarding installation and maintenance. 128 D. Residential Development Guidelines The following general guidelines are intended for use in residential development. The intent is to provide a logical and pleasing environment composed of buildings, landscapes and natural forms. Any additions or alterations to the guidelines must be approved by the Town of Marana Planning and Zoning Commission. 1. Architectural Themes a. Theme The architectural theme for the Specific Plan area should reflect a thoughtful integration of Southwestern style structures and desert environment. b. Exterior Materials Exterior building materials shall be consistent with the overall character of the community. Recommended building materials are brick, masonry, stucco, adobe and concrete block. All exposed building materials must be finished. Materials 129 should respect any designated setback requirements and should be constructed in a non-linear or stepped manner. f. Solar Panels Solar panels must be "flush mounted" onto roof plane or fully screened from view so as not to create any adverse visual impact from without or within any portion of the community. Natural silver colored aluminum frames are prohibited but frames may be painted with an approved, non - reflective color. Support solar equipment should be enclosed or screened from view. g. Building Projections and Equipment All architectural building projections should match or complement the color of the main residence and shall be of an approved color. Television antennas, radio antennas and satellite dishes shall not be visible from neighboring properties. U1 III 132 h. Mechanical Equipment All mechanical equipment should be screened from view either with a roof line or a wall similar in design to the project architecture or be located below the property fence/wall line. i. Foundations Unfinished foundations are prohibited and shall be finished in the same material as the exterior building wall. Exterior wall material shall be continued to finished grade. 2. Building Setback and Types Designs for development within the Specific Plan area should avoid long, unbroken building facades. Some of the methods which may be used to create a feeling of space within a development include: varying front setbacks with no more than two adjacent units having the same setback. The 133 L minimum setback variation between units is three (3) feet, but can vary from unit to unit as shown on Exhibit 27. Careful planning of projects can maximize the feeling of open space within the development. Design approaches include curving streets, orienting the road axis to open areas and the creation of views with limited vistas.. Both attached products and individual units should be oriented in a variety of ways as shown in Exhibit 28. A variation in setbacks and unit orientation lends a pleasing, open appearance to streetscapes, and reduces the monotonous "alleyway" look of uniform setbacks. 3. Mailboxes Where a common "gang -box" type mailbox is used, it should be located in close proximity to the major entry or recreation area in multi -family developments, and centrally located among users when placed in a single family neighborhood. if a structure houses the 134 �c Building setback varies (REFER TO SECTION 7. D.) EtiGIN -E I" PLANNING SURVEYING 135 r LINE 'MINIMUM VARIATION IN )NIT SETBACK (TYPICAL) Detached Unit Front Setbacks Exhibit 27 'yip ENGeNEEAING PLANNING SURVF VSNG Ise r r LOT ZINE Attached Units Front Setback Exhibit 28 r� mailboxes it may be similar to the architectural style of the development in which it exists and must conform to U.S. Postal regulations. 4. Parking All free-standing or garage type parking structures, shall, incorporate a design element similar to the dwelling units which they serve. 5. Lighting Within residential areas, lighting should be designed to provide a coordinated community theme and reduce dispersal of ambient light. Lights shall be shielded and directed onto the pavement/property intended for illumination. Standards should be separated to create concentrations of light, thus eliminating continual streams of light. 137 6. Grading Nearly all construction requires grading to some extent. Because roads, building pads, and drainage features must be sensitively integrated within the plan, the following guidelines are established. A grading plan which clearly and accurately shows existing and proposed contours, cut and fill areas and all existing plant material within the grading limits should be included with the preliminary submittal to the DRC for review. Grading should result in curved, undulating contours which create a rolling, natural appearance. Sharp cuts, fills or "squared off" contours shall be avoided. 138 E. Nonresidential Development Guidelines 1. Architecture The purpose of establishing architectural design guidelines for nonresidential areas is to ensure consistency and quality throughout the development. A combination of recurring elements creates a visual and spatial expression that identifies the area with a special character. a. Building Materials Preferred building materials include brick, stucco, adobe, masonry, or concrete block. The use of prefab metal sheathing should be appropriate only for self service gas stations. b. Exterior Treatments Exterior treatments and colors 'of buildings and walls should be of muted, subtle earth tones similar to those of the residential areas. Thoughtful and tasteful use 139 of accent trim colors is permitted. Use of metals, such as "Cor -ten" steel, shall be permitted as an architectural detail for commercial buildings. Highly reflective finishes on exterior hardware and the use of reflective glass on windows is prohibited. C. Roof Design Roof projections are encouraged as a form of energy conservation. Roofs should be constructed of muted earth -tone clay tile, slate, metal, wood, concrete and asphaltic compound shingles. All vents and other projections should be colored to blend with the roof. d. Perimeter walls Perimeter walls, when required or otherwise desired, shall not exceed a height of six (6) feet above finished grade unless previously approved by the DRC and Marana Planning and Zoning Administrator. Walls should be constructed of masonry, concrete, adobe or stucco in such a manner as to match primary building color, texture and overall design. 140 e. All mechanical equipment should be screened from view either with a roof line or a wall similar in design to the project architecture or be located below the property fence/wall line. 2. Building Setbacks, Heights and Coverage Buildings should be designed and oriented in a manner that complements the adjacent buildings and landscape. a. Setbacks Commercial buildings should be set back 40 feet from any residential lot line. Setbacks can incorporate parking and landscaping. Refer to Section V -D.2 for additional setback requirements. b. Heights Building edges should vary in such away as to avoid narrow, long or linear corridors and vistas. 141 III 3. M Parking Parking configurations are subject to approval by the Town Engineer and are governed by applicable provisions of the Town of Marana Land Development Code, Title 22. Whenever possible, parking should be located to the side and/or rear portion of the site. Parking areas shall be designed to avoid having vehicle back into a street, pedestrian access way or alley in order to leave the lot or maneuver out of a parking space. Tandem parking shall be allowed within multi- family residences. Each parking row of 10 spaces shall be separated with a raised landscape planter, curbed strip or depressed island at least 48" wide, containing a tree canopy and appropriate ground cover. Lighting Lighting shall be used only as necessary to provide for safety, security and identification purposes. Unnecessary light sources are 142 5. prohibited in the interest of energy efficiency and maintaining a non -light polluting environment. Lighting shall be designed to provide a coordinated community theme and reduce dispersal of ambient light. Lights should be shielded and directed onto the pavement/property intended for illumination. Standards should be separated to create concentrations of light, to avoid a continual lighting stream. Lighting shall be provided within all parking lots and along walkways. Lighting fixtures in parking lots shall architecturally compatible with the overall building design. The design and type of all lighting fixtures is subject to approval by the Town Engineer. Grading, Drainageways, and Utilities A grading and drainage plan should be approved prior to site construction. Grading should 143 follow the general parameters established in the Residential section (Chapter VI.D.8). 6. Landscape Architecture A minimum 100 of a commercial/industrial building site area, excluding building pads, should be landscaped. Landscaping should be distributed throughout the parking lots and building aprons. Plant materials should be low water use and appropriate to the surrounding desert. 7. Service yards must be screened by walls of sufficient height so as to enclose all above- ground garbage and trash containers, and other outdoor maintenance and service facilities. 144 F. Signage A signage program provides a basis for an integrated visual character within the Specific Plan area. The objectives of this signage program are: Provide directional signs that promote public safety and ease circulation. - Provide entry signs to commercial and residential areas. - Establish a hierarchy of sign sizes, colors, materials and lettering styles to express the importance of the information. The purpose of sign standards is to contribute to an integrated, well-planned, high quality environment. These standards shall set forth criteria necessary to regulate the size, location, type and quality of signs. (All signs shall conform to the Town of Marana Ordinance 87.06, Sign Code, Title 16.) 145 1. General Provisions The following general regulations shall apply to all signage in any zone: a. No sign shall be installed or constructed until it has been reviewed by the Town of Marana for conformance to applicable ordinances. b. All internal or external light sources used to illuminate signage shall be directed away from public streets, highways, sidewalk or adjacent premises so as not to cause glare or reflection. C. All signage shall be designed to conceal bracing, angle -iron, guy wires, cables or similar devices. d. Any sign which does not conform to the provisions contained herein shall be made to conform or shall be removed. 146 e. The height of all signs shall be measured from the highest point of the sign, exclusive of any part of the sign not included in area calculations. f. All temporary signage shall be approved by the Design Review Committee and shall require a sign permit from the Town of Marana. The following limitations shall apply to temporary signage: On-site, unlighted signage shall be allowed for the purpose of designating real-estate, "for sale", "for lease", or "future site}, "coming sites". This signage shall be a maximum of 48 square feet total sign area. Banners, flags, and other temporary signs announcing openings, etc., shall be allowed only be permission of the Design Review committee. 147 1 2. Materials and Color Scheme An effort shall be made to coordinate building style and sign design. In all cases, signage shall be compatible with the exterior treatment of the building or location identified. Color schemes for signage shall relate to other signs., graphics and color schemes in the immediate vicinity. 148 0 G. Design Review 1. Purpose In order to provide for a uniform quality of development throughout the project, the Pima Farms North Development Review Committee (DRC) is authorized by adoption of this Specific Plan. The Development Review Committee shall consist of the owner and/or his designated representatives and any authorized agents as designated by the committee, and shall be responsible for review and approval of all proposed development within the Plan area prior to submittal to the Town of Marana. The DRC can, at its descretion, appoint as an authorized agent, any individual or group of individuals which represent property owners, to participate in the plan review process. The DRC shall be established at such time as it becomes necessary and governed by conditions, regulations and restrictions to be established by the DRC at that time 149 DRC shall produce writtbn procedures for project review within 180 days of its establishment. Approval of a development project by the Design Review Committee involves four stages: 1. Preliminary Review 2. Final Document Review 3. Pre -construction Inspection. 4. Final Site Inspection These stages are progressive and are intended to assure compliance with the Specific Plan Design Guidelines. All approvals shall be in writing from the Committee. The DRC has the authority to interpret the Guidelines the event the Guidelines are not explicit in a particular situation. The Committee may amend the Guidelines. additions or modifications regarding signs, landscaping and architecture shall be submitted to the Committee through this approval process, regardless of when construction activities occur. 150 2. Predesign Meeting Prior to preparing plans for any proposed improvements it is strongly recommended that a developer and/or his or her consultant meet with a member or members of DRC and the Town of Marana Planning and Zoning Administrator to discuss proposed development plans and site plans. The intent of this informal meeting is to offer guidance to the developer prior to the preparation of preliminary plans by their consultant. 3. Fees Review fees may be established on a case by case basis at the discretion of the DRC. 4. Submittal of Plans Plans and specifications should be submitted to the in accordance with the following: 151 S. Review of Plans The DRC should conduct reviews of residential tentative plats and non-residential development plans during regular meetings or at such other times as deemed appropriate by the DRC. 6. Preliminary Submittal The preliminary plans/plats, including all of the exhibits described below, are to be submitted to the DRC after the pre -design meeting. Preliminary submittal package should consist of the following items: a) Tentative plat or development plan at appropriate scale showing the location of buildings, building envelope, and proposed residences and buildings or other major structures, access points, parking areas, streets, proposed water and sewer services, utility easements, and drainageways. Indicated if proposed improvements are public and private. 152 b) Grading Plan at an appropriate scale and contour interval so as to accurately and correctly show existing and proposed contours, including proposed building pad grades, drainage facilities and street/parking proposed grades. c Roof plan and floor plans (at no less than 1/8" 11011). At the discretion of the DRC, roof and floor plan submittal may be delayed until preliminary site plans are approved. d) Exterior elevations with both existing and proposed grade lines at same scale as floor plans shall be submitted along with floor plans. e) Indication of all exterior materials and colors shall be included on architectural drawings. f) Any other drawings, materials or samples requested by the DRC g) To assist in evaluation of the preliminary plans, the DRC may request preliminary staking of the corners of residential or major improvements and 153 at such other locations as the DRC may deem necessary. Preliminary plans shall be reviewed by the Town of Marana Planning and Zoning Administrator 7. Final Submittal and Review After preliminary approval by the DRC and Marana Planning and Zoning Administrator and prior to any grading or construction, the following documents shall be submitted for final approval. a) Final plat or development plan showing the location of the building envelope, and all buildings or other major structures, access points, parking areas, streets, utility and drainage easements, common areas, surveyed boundary, identification of public or private improvements, areas to be dedicated to Town of Marana or Pima County and any other information deemed necessary and appropriate by the Town of Marana Planning and Zoning Administrator and the DRC 154 b) Grading/Paving Plan, including existing and proposed topography, utility connections, finished floor elevations including garage, street cross-sections, drainage facilities and other details sufficient to permit construction c) Roof plan and floor plans (at no less than 1/8" 1'0"). d) Samples of all exterior materials and/or colors e) Exterior elevations f Complete landscape plan, at same scale as plat or plan, showing: areas to be irrigated; proposed plants and sizes; driveway, retainage, decorative features, etc., if not shown on architectural plans; and, an indication of the area wherein materials storage and debris will be confined Additionally, in accordance with Section IV Environmental Resource Conservation, the landscape plan shall address the preservation and/or .relocation of health saguaros, other visually prominent cacti, and significant individual or 155 groups of trees. When applicable, the landscape plan shall identify and list all plant material to be preserved and/or relocated. When required, the Plant Material Preservation Inventory shall be based upon field verification of size, location and condition of plant material by a qualified landscape architect, nurseryman, or horticulturist. g) Improvement plans for the installation and connection of water and sewer services with the specific plan area shall be as follows: Water plans shall be submitted for review and approval by City of Tucson Water Department and Northwest Fire District Fire Marshall. Sewer plans shall be reviewed and approved by Pima County Wastewater Management Department. Plans shall also require approval by Arizona Department of Health prior to construction of water or sewer facilities. 8. h) Engineering certification of foundations and the securing of a building permit is responsibility of the developer and/or builder. Construction documents (working drawings specifications) shall be in accordance with final design and plans approved by the DRC c_eazir_7, grading, or construction shall not be permitted until all of the above requirements are satisfied. i If a response from the DRC is not received within forty-five days of plan submittal, the plans shall be considered approved. Subsequent Changes Any alterations or construction, landscaping or other improvements contemplated after completion of construction of any element of an approved plan must be submitted to the DRC for approval prior to commencing such activities 157 9. Resubmittal of Plans In the event of any disapproval by the DRC of either a preliminary or final submittal of plans, revised plans may be resubmitted to the DRC under the same procedure as an original submittal. 10. Inspection of Work in Progress DRC and Town of Marana may inspect all work in progress and give notice of non-compliance. Absence of such inspection and notification during the construction period does not constitute either approval of the DRC with work in progress or compliance with these Design Guidelines. 11. Completed Work Upon completion of any residence or other improvement for which final approval was given by the DRC and Town Marana the owner/developer of that residence or improvement shall give written notice of completion to the DRC. 158 Within such reasonable time after receipt of written notice the DRC shall notify the Town of Marana of said completion and a representative of the DRC or Town of Marana may inspect the residence and/or improvements. If such work was not done in strict compliance with the final plan approved by the DRC and Town of Marana notice of non-compliance should be issued by the DRC, or Town of Marana in writing, to the owner/developer. 12. Non -waiver The approval by the DRC of any plans, drawings, or specifications for any work done or proposed, or in connection with any other matter requiring the approval of the DRC under the Design Guidelines, including a waiver by the DRC, shall not constitute a waiver by the DRC or Town of Marana of any right to withhold approval of any similar plan, drawing, specification, or matter whether subsequently or additionally submitted for approval. 159 13. Right to waiver The DRC reserves the right to waive or vary any of the procedures or standards set forth herein at its discretion, for good cause shown. Such waivers shall be reviewed with the Town of Marana Planning and Zoning Administrator prior to DRC approval of said waiver. 160 VII. SPECIFIC PLAN IMPLEMENTATION A. Purpose and Intent Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein. Implementation of the plan will be carried out by a method of development plan/plat review as outlined in this chapter Section D. Information covered in this chapter pertains to general administration, subdivision, amendment procedures, and transfer of densities. The Pima Farms North Specific Plan shall be implemented through the Town of Marana subdivision process Tentative plats may be submitted concurrent with Specific Plan processing where properties are to be separately financed, sold, leased or otherwise conveyed. 161 B. Definitions the purpose of identifying those responsible for implementation of improvements for the Plan area two entities are. identified. These are the owner and builder/developer. The owner is the entity responsible for insuring that basic infrastructure facilities are planned and constructed in accordance with the Pima Farms North Specific Plan. The builder/developer is a purchaser of the Specific Plan area or portions thereof, who will either build or provide building on individual lots within their areas of ownership 162 C. General Implementation Responsibilities Implementation of the Specific Plan shall be the combined responsibility of the builder/developers. The builder/ developers shall be responsible for platting of the individual development areas. The builder/developers are responsible for implementation of those facilities within a development area and ancillary facilities within the Specific Plan area necessary to provide for development of that area. These facilities shall include, but shall not be limited to, streets, trunk sewers, water mains, gas and electric lines, and telephone service. 1. Drainage Facilities The drainage facilities will be implemented by the builder/developers as required to adequately mitigate hydrological concerns for development under their ownership. Drainageways and their collection facilities shall be designed so that all flows are directed into the existing structures under Silverbell Road and shall also be designed so as not to adversely impact adjacent development. 163 2. Streets Streets shall be systematically implemented, required, to accommodate the individual developments within the Specific Plan area. 3. Sewer System The builder/developers will systematically implement the on-site trunk sewer collection facilities required to accommodate development within their individual development areas. a. On-site Sanitary Sewers The builder/developers are responsible for installation of those manholes in the sewer line necessary to provide points of connection to service subdivisions within the development areas b. Phasing Sewer construction within the Specific Plan area will coincide with construction of the streets 164 4. 5. Water Distribution System Water service for the project will be provided by the of Tucson. The builder/developers will install water mains in the street system to insure that adequate water exists for the development Construction of the water system shall coincide with construction of the street system. Pedestrian Trail System trail system located within drainage areas when and where feasible and appropriate, will be implemented in conjunction with the construction of adjacent drainage facilities. The builder/developers will be responsible the installation and maintenance of revegetation materials adjacent to the drainage facilities constructed to service the area under the builder/ developer's ownership. 165 6. Utilities Utility service, (i.e., electric, telephone, gas cable television), shall be provided in accordance with the tariffs of the utility companies maintaining various improvements and the regulations and provisions of the Arizona Corporation Commission. Utility phasing will be determined by each utility company according to their requirements 7. Landscaping Landscaping of streets and drainageways within each development shall be the responsibility of the builder/ developers of their development area and installed at the time of construction of those facilities within, or ancillary to, the development area. a. General Plant material will be no less than one gallon. Trees will be 15 gallon and 24" box. Specimen trees will be of a boxed size with trunk size not less than 4" 166 8. b. Streets and Parking Areas Streets will be landscaped with drought resistant plants and trees which the builder/developers will maintain for a period of two years after which maintenance responsibilities shall be assumed by mandatory residential homeowners associations. For commercial areas the developers/owners assure continued maintenance of required landscaping and associated irrigation systems through assignment of these responsibilities, on a shared basis, by means of a duly executed lease agreement between building owner and lessee Drainageways Infrequent flow areas within the drainageways will be replanted with native plants salvaged from within the project, or drought resistant nursery stock. 167 D. DEVELOPMENT PLAN/PLAT REVIEW PROCEDURES Specific Plan shall be implemented through a method of development plan/plat review. A development plan/plat shall be required for all development within the Specific Plan area requiring a building permit. Review will not be required for interior alterations where there is no square footage increase or use intensification. purpose of the Development Plan/Plat Review is to: Ensure consistency with the Specific Plan, the General Land Use Plan and all implementing ordinances. Promote high contemporary standards of site design. Provide flexibility for unforeseen conditions to special or specific development conditions while continuing to implement the Specific Plan Facilitate documentation of land use entitlement authorized and conditions pertinent thereto. 168 An approved plan of all proposed projects within the Specific Plan area shall be required prior to issuance of building permits or concurrent with subdivision, conditional use permits or any other municipal permit for the property. Prior to formal submittal to the Town staff, conceptual site plans are encouraged to be submitted for preliminary review. 1. Procedure Development plans shall contain plans, drawings, illustrations, design, reports and other detailed information as required herein and submitted to the Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment by the Planning and Zoning Administrator prior to the final preparation of a development plan. Prior to preparing a recommendation on the finalized development plan, comments shall be sought from other departments and service agencies. The Town staff shall prepare a report with recommendations for a development plan or plat that has been determined to be in compliance with the provisions Ql� of the specific Plan and the review factors described in the design guidelines. Both the report and the development plan/plat shall be submitted to the Planning Commission at the earliest possible meeting. The Planning Commission shall approve, conditionally approve, modify, or deny the proposal. 2. -Revisions Minor revisions or reasonable extensions, other than those applied as a condition of approval, shall be submitted for review and approval administratively by the Town Manager. significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission. 170 E. Subdivision Maps The Town of Marana Development Code, Title 6, Subdivisions shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps where properties are to be separately financed, sold, leased or otherwise conveyed. The subdivision process will allow for the creation of lots as tentative plat maps. 171 F. Transfer of Density To ensure the orderly growth of a well-balanced community, the designated development areas within the Specific Plan shall be developed at densities consistent with or less than the designated density ranges except as provided for in a density transfer. Minor modifications in the boundaries and acreage of development areas or adjustments because of final road alignments and drainage ways will occur during technical refinements in the tentative platting process and shall not require an amendment to the Specific Plan. Maximum dwelling units will not thereby be affected. The Specific Plan residential dwelling unit maximum shall be 723 dwelling units. A transfer of residential density from one residential area to another residential area may be permitted within the Specific Plan in accordance with the following provisions. In no case shall transfers of dwelling units result in: 1. Exceeding the overall plan capacity of 723 dwelling units. 172 2. A change in the density classification range. 3. Exceeding the capacity of the circulation system or other public facilities as established for the Specific Plan area. For all transfers of density, the following items shall be submitted to the Planning Commission at the time of approval of the respective tentative plats: A revised Specific Plan map, showing the boundaries of individual development areas, as platted, and number of residential units therein. The development area summary/table. The map and table shall indicate the remaining number of units that may be accommodated without exceeding the maximum density cap. The exhibit and table shall be dated accordingly. Transfers of density shall be reviewed for conformance with this Specific Plan. 173 F ry __ .; .. VIII. PLAN ADMINISTRATION A. Purpose and Intent The purpose of this section is to provide an organizational framework to administer the implementation of the Pima Farms North Specific Plan. 174 B. General Administration The Specific Plan shall be administered and enforced by the Town of Marana with the Planning and Zoning Administrator being the coordinator. Minor changes to the plan may be made administratively by the Office of the Town Manager. Procedures for minor changes shall be to make application through the Planning and Zoning Administrator with justification for the change. The Planning and Zoning Administrator may either grant the minor change or determine that the change is major, requiring an amendment to the Specific Plan. 175 10 I!1 III C. Specific Plan Amendment Procedures The Specific Plan may be amended by the procedures outlined in Section 05.06.07 of the Town of Marana Development Code ordinance 84.04, as amended by Ordinance 87.22. 176 III III 11 D. Proiect Review, In order to provide for a uniform quality of development throughout the project, the Pima Farms North Development Review Committee (DRC) is authorized by adoption of this Specific Plan. The Pima Farms North Development Review Committee shall consist of the owner and/or his designated representatives. The DRC shall review and approve all proposed development within the Plan area prior to submittal to the Town of Marana. The DRC shall be established by this Specific Plan and by-laws governing the DRC shall be adopted by the DRC when appropriate. 177 E. Implementation Monitoring The purpose of this program is to insure that the Specific Plan is being implemented in a timely manner. An annual report will be submitted to The Town of Marana Planning and Zoning Commission -Which documents the subdivision development activity and improvements implemented during the previous year. Accompanying this report will be a table indicating adjustments in density (see Table II). The initial annual report shall be submitted by the DRC to the Town of Marana one year after the adoption of the Pima Farms North Specific Plan by the Marana Town Council. 178 i-"& 7f i1J5k A R Gt. l t U y i�� L ��� 4 �' _..S'f: % A - 1 t S: 2� �? i i \�' � � -E f �_ � i; 4 5... '�..-fi ��M H R� i. •�•� - f ��7r 't S•L.�� ti 'p> : �.., rw a i. - �5r r` _ C � ' r,. -°'� �r �� �� � : tf'� - y" ' fi •. >„' "s lf�w ,rMa{ `,. �5"S Ki t x'I„ x T .rr - ' v S i3 e 7 a144sK1 S �yS ��IT• i 4, y r v+ r* i?l +fin '} + r 4 v 4ri}f 5�4 e ti` u� t .. i;, �• r r ",' � Q i;. _}x%'�b e:i'}kb 5 _ - � p��� F+ � r Q .+ 1 x -Ls.� s•µ ,_ r _ `'Y J��``'.,�� � `� �I � - --.01 Ain �•k RY a,^'+^q-h.. :. YI��}�c 7�5 �� � r �-;�.� a �'¢” �vs4�'4srg1 �':- rr i - ar.. ?� F'i - 0+'-5 yF•r - ^ ..rar_� i •> .•�� , i rr.'� .- - i.. w:;#art �i.Ns i� .- _- i '- .�i.s•�':� ce.di , r u. '� III it 11 I$ APPENDIX I LEGAL DESCRIPTION i' APPENDIX I Legal Description of Pima Farms North Specific Plan area: All of that land more particularly described by the Town of Marana ordinance No. 88.01 excepting that portion of the Annexation more particularly described by the legal description prepared for Pima Farms Specific Plan by Jerry R. Jones & Associates, Inc., described as follows: 180 I I I I III III 1 III ORDINANCE N0, 88.01 AN ORDINANCE ANNEXING TO THE TOWN OF MARANA WHEREAS the owners of at least one-half of the assessed value of the real and personal property in the area (described below) and more than one-half of the real property owners therein have presented a petition to the Town Council of the Town of Marana, Arizona, requesting annexation to the Town of Marana; and WHEREAS said area is contiguous to the Town limits of the Town of Marana; and WHEREAS the requirements of A.R.S. Section 9-471 have been met; and WHEREAS the Town Council of the Town of Marana, Arizona considers it beneficial to the people of the Town of Marana and of the area to be annexed to extend the limits of the Town by such annexation. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA as follows: That the land more particularly described as (map attached:) Those portions of the southeast quarter of Section 20, and the southwest quarter of the southwest quarter Section 21, and all of Section 28, and the West 30.00 feet of Section 27, all being in Township 12 South, Range 12 East Gila a salt River Meridian, pima County, Arizona, lying southwesterly of the following described line as recorded in Docket 8064 at Page 2367; Beginning at a point being 30.00 feet east of and 2150.15 feet north of the southwest earner of said section 27, said point being a point on the arc of a non -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of South 52 ° 32141" West, said point being on the southwesterly right -of --way line of the realigned Silverbell Road; Thence along the said right-of-way line, the following courses and distances: Northwesterly, along the arc of said curve, to the right, having a radius of 4,040.00 feet and a central angle of 07°16'28" for an arc distance of 512.93 feet to a point of tangency. Thence North 30° 10151" West, 803.80 feet to a,_point of curvature of a tangent curve, concave to the Southwest; Thence Northwesterly along the arc of said curve, to the left, having a radius of 1,100.00 feet and a central angle of 450 03113" for an arc distance of 864.97 feet to a point of tangency; IThence North 75014104" West, 238.33 feet; 8209 687 Thence South 07032153" west, 359.93 feet; Thence North 59°03139" West, 843.30 feet to the south line of the north one-half (N 1/2) of the northeast one-quarter of the said Section 28; Thence South 8900813511 West, along the said south line, a 'distance of 296.10 feet to a line 30.00 feet east of and parallel with the West line of the said north one-half (N 1/2); 11 1.1 Thence North 00043101" West, along the said parallel line, a distance of 220.77 feet to a point on the arc of a non -tangent curve, concave to the northeast, a radial line of said curve through said point having a bearing of South 17025113" West said point being on the southwesterly right-of-way line of the realigned Silverbell Road; Thence along the said right-of-way line, the following courses and distances: Northwesterly, along the arc of said curve, to the right having a radius of 10,100.00 feet and a central angle of 11°03130" for an arc distance of 1,949.33 feet to a point of tangency; Thence North 61° 31117" West, 2,125.60 feet to a point of curvature of a tangent curve, concave to the Northeast; Thence Northwesterly, along the arc of said curve, to the right, having a radius of 3,300.00 feet and a central angle of 035°57126" for an arc distance of 2,070.99 feet to a point of tangency; Thence North 25°33151" West, 520.09'feet; more or less to a point on the north line of the southeast quarter of said Section 20; Except the southwest quarter of the southwest quarter of said southeast quarter of Section 20, thereof; And also including the east 30.00 feet of the north 1980.00 feet of the southwest quarter of Section 20, and; The north 1/2 of the north 1/2 of Section 33; except the west 30.00 feet thereof; and including the West 30.00 feet of the north 1/2 of the north 1/2 of Section 340 and; The northeast quarter of Section 29, and the east 30.00 feet of the northwest quarter of Section 29 and the north 30.00 feet of the southeast_quarter of Section 29, all being in Township 12 South, Range 12 East, Gila Salt River Meridian, Pima County, Arizona. Q* 8209 688 III III III Be annexed to the Town of Marana, Arizona. PASSED AND ADOPTED by the Town Council of the Town of Marana, Arizona this 19th day of January _ 1988. Mayor ATTEST: Town Perk APPROVED AS TOFORM: own Attorneli-l" REVIEWED BY: Town Manager Ias BOUNDARY MAP . S 0 •� rsrpRo PIMA FARMS NORTH '•• ,.2 1 SPECIFIC PLAN AREA w •'•.._ .._ ._ 21 22 =5' S� 28127 '•••. 4 v .,. F i •. C .. C • •.iiiiiiii�iMi:�. _ '90,4 A D w • • • :.: • +t PIMA FARMS JWNSHIP 12 SOUTH I'RANGE 12 EAST III JSCALE� eet� 0 coo 1200 1800 ' &hoc Ziac. ��fr�M.A�lw�M.•.w 29 32 Proposal for Annexation into the Town of Marana, Arizona 8209 696 34 14 JERRY R. JONES & ASSOCIATES, INC. ENGINEERS • PLANNERS • SURVEYORS itR. Jones. P.E. R.LS. er E Baele, AL �e--P nne J. Shields. PE k W. Thomson, A.MP. nd H. Bourque, RL f art A. Duncan, P.E., R.LS. A. Hanshaw, P.E. f hew W. Flick, PE{I mas E Houck, PE I u r 606 S. Miller, RE• iman J. Late, R.LS. S. Moriarty, A.I.A LEGAL DESCRIPTION PREPARED FOR PIMA FARMS SPECIFIC PLAN JJA JOB NO. 88-092.01 DECEMBER 21, 1988 Pima Farms Parcels SVS Trust Property) All of Section 28; the Northeast Quarter of Section 29; the north half of the north half of Section 33; all in Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, and further described as follows: Except that portion afSilverbell Road as existing on December, 1986 lying north of the southerly right-of-way and further described as: Beginning at a point on a curve intersecting the west right-of-way of Wade Road (road no. 256) as recorded at Book 2, Page 93 of Pima County Road Maps, said point being 2517.14 feet north of the south line of said Section 28; a radial line from said point bears South 54'23101" West to the center; Thence northwesterly along said curve to the left having a radius of 1879.98 feet a distance of 61.04 feet to the intersection with a non -tangent line, said non -tangent Zine being described in the following paragraph; Further excepting the following portion thereof: That portion of the east half of Section 28 lying northeasterly of the following described line; beginning at a point on the east line of said section which point is 2525.50 feet north of the southeast corner of said Section 28; Thence North 58.35101- West a distance of 2,744 feet more or less to the intersection of said line with the north 16th line of said Section 28; Further excepting the north 1/2 of the north 1/2 of Section 28. Further excepting that portion in Pima Farms Extension Road No. 305 as shown in Book 2 of Road Maps at Page 101, and that portion of Artesiano Road No. 274 as shown in Book 3 of Road Maps at Page 58; and except that portion of Wade Road No. 256 as shown in Book 2 of Road Maps at Page 93; ICorporate Office: 35 E. Too►e Avenue . P.O. Box IS30 Tucson. AZ 8 702•t A A . A� r....._ T_ •.,..v r ..--- _ _ - _-- 5 E30 (6t1.j 62i•239t . FAX 6.4-4632 Pima Farms Parcels JJA Job No. 88-092.01 December 19, 1988 Page 2 Further excepting that portion of Scenic Drive`Road No. 255 which lies in portions of said Sections 28, 29 and 33. Said parcels contain 738.70 acres, more or less. HAD:MO:dmh (LEG -4 88-092-0I) 15525 "U3s_RT_A. APPENDIX 11 SOILS REPORT SUMMARY III III III III I I III III III PART I REPORT Construction Inspection &Testing Co. Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA Imm DISCUSSION OF RESULTS IN GENERAL, THE IN-SITU MOISTURE CONTENT OF THE SUB- SOILS WAS FOUND TO BE DAMP (2-10%) BEING WELL BELOW THE PLASTIC LIMIT OF THE FINE TO COARSE-GRAINED SUBSOILS. EXISTING SUBSOILS ARE GENERALLY OF LOW DENSITY AND EXHIBIT SOFT TO MODERATELY FIRM CONSISTENCIES TO THE jDEPTHS EXPLORED IN THEIR PRESENT MOISTURE CONTENTS. DECREASED SHEAR STRENGTH AND GREATLY INCREASED COMPRES- SIBILITY ARE INDICATED UPON SATURATION OF THE FOUNDA- TION SOILS PREDOMINANTLY FOUND AT SHALLOW DEPTHS ACROSS THE SITE AT THE ANTICIPATED FOUNDATION LOADS. DUE TO THE VOLUME CHANGE POTENTIAL OF THE SOILS UNDER CON- DITIONS OF INCREASED MOISTURE, RELATIVELY LARGE FOUNDA- TION SETTLEMENTS SHOULD BE EXPECTED. THEREFORE, IT IS RECOMMENDED THAT SOILS UNDERLYING FOUNDATIONS BE COMPACTED IN ORDER TO MINIMIZE SETTLEMENTS. THE SWELL f. POTENTIAL OF THE SANDY CLAY SURFACE SOILS OF MEDIUM TO , 1 HIGH PLASTICITY IS RELATIVELY HIGH WHEN COMPACTED AND SATURATED WHILE CONFINED BY LIGHT FLOOR_ SLAB LOADINGS. HOWEVER, THE SILTY SANDS/CLAYEY SANDS/SANDY GRAVELS/ SILTY SANDY GRAVELS OF LOW PLASTICITY POSSESS MUCH LOWER SWELL POTENTIAL UNDER SIMILAR CONDITIONS. THE USE OF THE SANDY CLAY SOILS AS FILL COULD RESULT IN EXPANSIVE SUBGRADE CONDITIONS UNDERLYING FLOOR SLABS. f Construction inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA ITHEREFORE, TO MINIMIZE THE SWELL POTENTIAL, IT IS SUGGESTED THAT THESE SOILS OF MEDIUM TO HIGH PLASTICITY BE RESTRICTED TO APPROXIMATELY 12 INCHES IN DEPTH IN FILL AREAS. ANY ADDITIONAL REQUIRED FILL SHOULD BE THE LOWER EXPANSIVE POTENTIAL SOILS OR IMPORTED LOW EXPAN- SIVE POTENTIAL SOILS. COMPACTION REQUIREMENTS ARE PRESENTED IN 'EARTHWORK'. IN VIEW OF THE ABOVE DISCUSSION, IT WILL BE ESSENTIAL TO PREVENT MOISTURE FROM INFILTRATING BENEATH THE FOOTINGS AND SLABS. ' CONCLUSIONS AND RECOMMENDATIONS GENERAL: THE FOLLOWING GENERALIZED CONCLUSIONS ARE DRAWN: Cl) IT IS ANTICIPATED THAT ONLY MINIMAL GRADING WILL BE REQUIRED OVER MOST OF THE SITE TO DENSIFY SURFACE SOILS AND ACHIEVE FINISH GRADES. HOWEVER, SOME BUILDING AREAS MAY REQUIRE FILL APPROACHING SIX FEET IN DEPTH TO PROVIDE ADEQUATE DRAINAGE. SINCE THIS IS THE CASE, RECOMMENDATIONS FOR CONTROLLED FILLS ARE INCLUDED IN THIS REPORT UNDER 'EARTHWORK'. C2) THE SUBSOILS TO SIGNIFICANT FOUNDATION STRESS INFLUENCE EXIST AT LOW DENSITIES AND WILL REQUIRE } COMPACTION UNDER FOUNDATION ELEMENTS TO MINIMIZE (3) SETTLEMENTS. THE EXISTING SURFACE SOILS ARE FIRM WHEN DRY BUT BECOME SOFT AND UNSTABLE WHEN WET. I� Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA C4) ONSITE SOILS MAY BE USED AS FILL MATERIAL PROVIDED THAT THEY ARE COMPACTED AS SPECIFIED. (5) IT IS ASSUMED HEREIN THAT THE FOOTINGS FOR THE PROPOSED STRUCTURES WILL BEAR UPON FILL PLACED AND COMPACTED AS PART OF THIS PROJECT. DISCUSSION OF EXPANSIVE POTENTIAL THE NATIVE SOIL TO DEPTHS OF SIGNIFICANT FOUNDATION STRESS INFLUENCE IS SANDY CLAY OF MEDIUM TO HIGH PLASTICITY. THESE SOILS ARE SENSITIVE TO VOLUME CHANGES INDUCED BY MOISTURE CONTENT FLUCTUATIONS. THE SOILS ARE CURRENTLY DAMP AND WILL DEMONSTRATE RELATIVE- LY LOW EXPANSION WHEN FURTHER WETTED, HOWEVER, DRYING WILL CAUSE SHRINKAGE AND RENDER THESE SOILS HIGHLY EXPANSIVE WHEN REWETTED. THESE SOILS ARE HIGHLY EXPANSIVE WHEN OVERCOMPACTED OR COMPACTED BELOW OPTIMUM MOISTURE CONTENTS. EXPANSION POTENTIAL OF I" TO 11/4" PER FOOT OF FILL COULD BE EXPECTED. DRYING OF CONTROL- LED FILLS AFTER COMPACTION WILL INCREASE THEIR EXPAN- SIVE POTENTIAL WHEN THEY AGAIN BECOME WETTED. FOR THESE REASONS, HEAVILY REINFORCED FOUNDATION/FLOOR SLAB SYSTEMS SPECIFICALLY DESIGNED FOR SITE EXPANSIVE SOIL CONDITIONS ARE RECOMMENDED. FILLS OF SITE SOILS SHOULD BE MAINTAINED IN A DAMP CONDITION UNTIL CON- STRUCTION, OR BE AGAIN PREWETTED BEFORE CONSTRUCTION IF EXTENSIVE DRYING OCCURS. RECOMMENDATIONS FOR EARTHWORK CONTROL, DRAINAGE AND FOUNDATIONS SHOULD BE STRICTLY f FOLLOWED. I� Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA THE FOLLOWING SUGGESTIVE MEASURES SHOULD BE CONSIDERED TO HELP PREVENT A MOISTURE BUILD-UP FROM OCCURRING, AND TO REDUCE THE MAGNITUDE OF MOVEMENT WITH A CONVENTIONAL SHALLOW SPREAD FOOTING AND CONCRETE FLOOR SLAB -ON -GRADE SYSTEM. 1. DESIGN BUILDINGS WITH AS MUCH FLEXIBILITY AS POSSIBLE TO MINIMIZE STRUCTURAL DAMAGE SHOULD HEAVING OCCUR. 2. DESIGN BOTH EXTERIOR CONCRETE SLABS AND BUILDING FLOORS AS FREE-FLOATING ELEMENTS SEPARATED BY AN EFFECTIVE SLIPJOINT FROM BUILDING WALLS OR FOOT- INGS AND TO PREVENT STRESS TRANSFER FROM HEAVING SLABS. 3. PROHIBIT RANDOM CONSTRUCTION TRAFFIC ACROSS THE CLAY SUBGRADE SOILS IN BUILDING AREAS. SUCH TRAFFIC COULD OVER -COMPACT THE SUBGRADE SOILS AND SIGNIFICANTLY INCREASE THE EXPANSIVE POTENTIALS. 4. COMPACT THE EXPOSED NATIVE CLAY SOILS AND ANY CLAY SOILS USED IN FILL AREAS, WITHIN VERY CLOSE MOISTURE AND DENSITY CONTROLS. S. USE AN OPEN -GRADED 314 INCH CRUSHED ROCK BASE COURSE BENEATH INTERIOR FLOOR SLABS. 6. ELIMINATE THE GRANULAR BASE COURSE BENEATH EXTER- IOR SLABS -ON -GRADE. 7. INTERIOR AND EXTERIOR CONCRETE SLABS -ON -GRADE SHOULD BE 3000 PSI CONCRETE AND HAVE A MINIMUM THICKNESS OF S INCHES. a AA I Construction inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA 8 PROVIDE A COMPACTED SEMI -IMPERVIOUS BACKFILL CSITE CLAY SOILS) AGAINST PERIMETER FOOTINGS AND WALLS. 9. PROVIDE GOOD DRAINAGE OF SURFACE AND ROOF RUNOFF AWAY FROM FOUNDATIONS AND SLAB -ON -GRADE. ROOF RUNOFF SHOULD BE COLLECTED AND DISCHARGED AWAY FROM THE STRUCTURES. 10. REINFORCE FOUNDATIONS AND STEM WALLS WITH A MINIMUM OF I NO. 5 BAR TOP AND BOTTOM. DISCUSSION OF COMPRESSIBLE SOILS: THE SANDY SILT/SILTY SAND SOILS OF LOW PLASTICITY FOUND ON-SITE AT DEPTHS VARYING FROM THE SURFACE TO 15 FEET OR GREATER BELOW EXISTING GROUND LEVEL, MAY DISPLAY VOLUME CHANGES INDUCED BY MOISTURE CONTENT FLUCTUA- TIONS. THE MAJORITY OF THESE SOILS HAVE NEVER BEEN UNDER CULTIVATION OR IRRIGATION. IRRIGATION AND PRE -CONSOLIDATION OF THESE SOILS WILL GREATLY REDUCE THEIR COMPRESSIBILITY. HOWEVER, THE DEGREE OF ANY FUTURE COMPRESSION WILL BE DEPENDENT UPON THE AMOUNT OF MOISTURE INTRODUCED INTO THESE SOILS AND THE TIME PERIOD OVER WHICH IT OCCURS. FOR THIS REASON, POST - TENSIONED FOUNDATION/FLOOR SLAB SYSTEMS ARE .RECOMMEND- ED. RECOMMENDATIONS FOR EARTHWORK CONTROL AND DRAINAGE AS GIVEN IN THIS REPORT SHOULD BE STRICTLY FOLLOWED. SHOULD ALL RECOMMENDATIONS PERTAINING TO POSITIVE ON -LOT GRADING WITH DRAINAGE AS DETAILED BE STRICTLY ADHERED TO, THE POTENTIAL FOR FURTHER SOIL COMPRESSION SHOULD BE IN THE RANGE OF 1/8 TO 1/4" PER FOOT OF MATERIAL. Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA FOUNDATIONS: MONOLITHIC SLAB--ON-GRADE CONCRETE FLOOR SYSTEM: IT IS RECOMMENDED THAT FOOTINGS BE FOUNDED A MINIMUM OF 1.5 FEET BELOW FINISH COMPACTED GRADE PROVIDED THE FILL IS PLACED IN. ACCORDANCE WITH THE RECOMMENDATIONS IN THIS REPORT. A SOIL BEARING PRESSURE OF 1500 P.S.F. SHOULD NOT BE EXCEEDED IN THE DESIGN OF FOOTINGS AT THE ABOVE MINIMUM DEPTH. THE STEM WALLS SHOULD BE WELL REINFORCED TO DISTRIBUTE STRESSES CAUSED BY POSSIBLE NON-UNIFORM BEARING CAPACITY AND/OR MINOR DIFFERENTIAL MOVEMENTS. TWO (2.0) FEET, 1.33 FEET AND 1.0 FOOT ARE RECOMMENDED AS THE MINIMUM WIDTH OF FOOTINGS SUPPORTING COLUMNS, MASONRY AND WOOD FRAME WALLS, RESPECTIVELY. THE ESTIMATED FOOTING SETTLEMENTS SHOULD BE WITHIN TOLERABLE LIMITS IF CONSTRUCTED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REPORT AND A REASON- ABLE EFFORT IS MADE TO BALANCE LOADS ON THE FOOTINGS. HOWEVER, AS INDICATED BY THE CONSOLIDATION AND SWELL TESTS, SATURATION OF THE SUBSOILS BENEATH FOOTINGS AND SLABS COULD RESULT IN SERIOUS MOVEMENT BETWEEN SETTLING FOOTINGS AND THE UPWARD MOVEMENTS OF FLOOR SLABS. IT IS RECOMMENDED THAT FOOTING EXCAVATIONS BE INSPECTED TO ENSURE THAT THEY ARE FREE OF LOOSE- SOIL WHICH MAY HAVE BLOWN OR SLOUGHED INTO THE EXCAVATIONS AND THAT THE FOOTINGS WILL BEAR UPON CONTROLLED COMPACTED FILLS OR FIRM UNDISTURBED NATIVE SOILS. III 14 III � 11 Construction Inspection &Testing Co. PIMA -FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA POST -TENSIONED CONCRETE FLOOR SYSTEM: IT IS RECOMMENDED THAT FOOTINGS BE FOUNDED A MINIMUM OF 1.0 FOOT BELOW EXISTING GRADE OR A MINIMUM OF 1.0 FOOT BELOW FINISH GRADE WHERE SURFACE CUTS MAY BE REQUIRED. WHERE FILL IS PLACED, FOOTINGS MAY BE PLACED A MINIMUM OF 1.0 FOOT BELOW FINISH COMPACTED GRADE PROVIDED THE FILL IS PLACED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REPORT. A SOIL BEARING PRESSURE OF 1000 P.S.F. SHOULD NOT BE EXCEEDED IN THE DESIGN OF FOOTINGS AT THE ABOVE MINIMUM DEPTH. THE STEM WALLS SHOULD BE POST -TENSIONED TO DISTRIBUTE STRESSES CAUSED BY POSSIBLE NON-UNIFORM BEARING CAPACITY AND/OR MINOR DIFFERENTIAL FOUNDATION MOVEMENTS. THE ESTIMATED FOOTING SETTLEMENTS SHOULD BE WITHIN TOLERABLE LIMITS IF CONSTRUCTED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REPORT AND A REASON- ABLE EFFORT IS MADE TO BALANCE LOADS ON THE FOOTINGS. HOWEVER, AS INDICATED BY THE CONSOLIDATION AND SWELL TESTS, SATURATION OF THE SUBSOILS BENEATH FOOTINGS AND SLABS COULD RESULT IN MOVEMENT OF THE FLOOR SYSTEMS. IT IS RECOMMENDED THAT FOOTING EXCAVATIONS BE INSPECTED TO ENSURE THAT THEY ARE FREE OF LOOSE SOIL WHICH MAY HAVE BLOWN OR SLOUGHED INTO THE EXCAVATIONS AND THAT THE FOOTINGS WILL BEAR UPON CONTROLLED COMPACTED FILLS OR FIRM UNDISTURBED NATIVE SOILS. INTERIOR WALLS INTERIOR WALLS BEARING ON THICKENED FLOOR SLAB SECTIONS SHOULD BE LIMITED TO LESS THAN 800 POUNDS PER LINEAL Construction inspection & Testing Co. PIMA FARMS SILVERSELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA FOOT. HEAVIER LOADS SHOULD 6E SUPPORTED INDEPENDENT OF THE FLOOR SLABS. THE THICKENED SECTIONS SHOULD BE SIZED A MINIMUM OF 12 INCHES IN WIDTH, OR AS NECESSARY SO AS NOT TO EXCEED 400 PSF BEARING PRESSURE. IT IS SUGGESTED THAT THICKENED SECTIONS BE REINFORCED, AND CONTROL JOINTS BE USED TO ALLOW SOME DEFLECTION AND THEREBY MINIMIZE THE POTENTIAL CRACKING OF SLABS. ' DRAINAGE DUE TO THE ADVERSE EFFECT THAT SATURATION HAS ON THE SUBSOILS, DRAINAGE OF SURFACE WATER AWAY FROM THE I' STRUCTURES SHOULD BE PROVIDED DURING CONSTRUCTION AS WELL AS THROUGHOUT THEIR LIFE. IN NO CASE SHOULD LONG-TERM PONDING BE ALLOWED NEAR STRUCTURES. IN ('EDSLOPES UNPAVED AREAS IT IS SUGGESTED THAT FINISH EXTEND A MINIMUM OF 5 FEET HORIZONTALLY FROM BUILDING WALLS AND HAVE A MINIMUM VERTICAL FALL OF 3 INCHES. MINIMUM GRADES OF 1 PERCENT SHOULD BE MAINTAINED WHERE HORIZONTAL SLOPE DISTANCE EXCEEDS 5 FEET. BACKFILL AGAINST FOOTINGS, EXTERIOR WALLS AND IN UTILITY TRENCH- ES SHOULD BE WELL COMPACTED TO MINIMIZE THE POSSIBILITY OF MOISTURE INFILTRATION THROUGH LOOSE SOIL. SUBFLOOR PREPARATION: IT IS RECOMMENDED THAT ALL DEBRIS, OBVIOUSLY LOOSE ' SOILS AND VEGETATION BE REMOVED PRIOR TO SITE WORK. PREPARATION OF SUBGRADE SOILS AND ANY FILL MATERIAL NEEDED TO RAISE AND LEVEL BUILDING SITES SHOULD BE PLACED IN ACCORDANCE WITH THE FILL CONTROL SPECIFICA- TIONS INCLUDED IN THIS REPORT UNDER 'EARTHWORK'. FOUR 11 � 11 11 Construction inspection &Testing Co. � 4 � 0, 11 � 11 PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA INCHES OF CRUSHED ROCK OR WELL -GRADED SAND AND GRAVEL BASE COURSE MEETING THE PIMA COUNTY SPECIFICATION FOR AGGREGATE. BASE COURSE MATERIALS SHOULD IMMEDIATELY UNDERLIE INTERIOR FLOOR SLABS ON GRADE. EXTERIOR CONCRETE SLABS: EXTERIOR CONCRETE SLABS MAY EXPERIENCE SOME HEAVING RESULTING IN CRACKED SLABS. THIS DAMAGE COULD BE REDUCED BY NOT COMPACTING SUBGRADE TO HIGH DENSITIES (COMPACT HIGH EXPANSIVE POTENTIAL SUBGRADE AND ANY REQUIRED HIGH SWELL NATIVE FILL MATERIAL TO 85-90% OF MAXIMUM DRY DENSITY AT ABOVE THE OPTIMUM MOISTURE CONTENT) PLACING CONTROL JOINTS ON CLOSE CENTERS, THOROUGHLY MOISTENING SUBGRADE PRIOR TO CONCRETE POUR, AND PROVIDING ADEQUATE DRAINAGE AWAY FROM SLABS. IT IS RECOMMENDED THAT EXTERIOR SLABS BE CONSTRUCTED DIRECTLY ON FIRM COMPACTED SUBGRADE AND NOT UPON THE USUAL GRANULAR BASE COURSE WHICH WOULD PROVIDE A PERMEABLE ZONE FOR LATERAL MOISTURE INFILTRATION. HOWEVER, THE SLABS SHOULD BE THICKENED, PARTICULARLY DRIVEWAY SLABS, TO COMPENSATE FOR THE STABILITY NORMALLY AFFORDED BY THE BASE COURSE. SLABS THICKENED TO 5 INCHES WOULD BE EQUIVALENT TO THE USUAL 4 INCH SLAB ON A GRANULAR BASE COURSE. STATEMENT REGARDING GEOLOGICAL FAULTS THIS PROJECT IS NOT LOCATED OVER ANY KNOWN ACTIVE FAULTS OR FAULT -ASSOCIATED DISTURBED ZONES AND NO ADVERSE GEOLOGICAL PROBLEMS ARE PRESENT. � I 11 Construction Inspection &Testing Co. IL' If I 11 II, PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA LIMITATIONS THE RECOMMENDATIONS CONTAINED IN THIS REPORT ARE BASED ON THE ASSUMPTION THAT THE SOIL CONDITIONS DO NOT DEVIATE APPRECIABLY FROM THOSE DISCLOSED BY THE TEST HOLES. SHOULD UNUSUAL MATERIAL OR CONDITIONS BE ENCOUNTERED DURING CONSTRUCTION, THE SOIL ENGINEER SHOULD BE NOTIFIED SO THAT HE MAY MAKE SUPPLEMENTAL RECOMMENDATIONS IF THIS SHOULD BE REQUIRED. THIS REPORT IS ISSUED WITH THE UNDERSTANDING THAT IT IS THE RESPONSIBILITY OF THE OWNER TO SEE THAT ITS PROVISIONS ARE CARRIED OUR OR BROUGHT TO THE ATTENTION OF THOSE CONCERNED. Construction Inspection &Testing Co. EARTHWORK 11 11 Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA if SPECIFICATIONS FOR GRADING 1. SCOPE: THE FOLLOWING RECOMMENDATIONS ARE PRESENTED FOR SITE GRADING WITHIN AND 5 FEET BEYOND THE PROPOSED BUILDING AREA. ' 2. CLEARING AREAS: REMOVE ALL SURFACE VEGETATION, DEBRIS AND ALL �e EXISTING SUBSURFACE FACILITIES. WIDEN ANY DEPRES- SIONS AS NECESSARY TO ACCOMMODATE COMPACTION EQUIPMENT. 3. SCARIFYING AND LEVELING AREA: THE EXPOSED SOILS SHOULD BE SCARIFIED TO A MINIMUM ,.- DEPTH OF SIX INCHES AND LEVELED TO ENSURE THE SURFACE IS FREE FROM RUTS, HUMMOCKS OR OTHER UNEVEN FEATURES WHICH WOULD TEND TO PREVENT UNIFORM COMPACTION BY THE EQUIPMENT TO BE USED. 4. PRE -WETTING: PRE -WETTING BY MEANS OF RAIN -BIRD TYPE OF IRRIGA- TION SYSTEM OR FLOOD IRRIGATION SHOULD BE USED TO A DEPTH OF 4 TO 5 FEET BELOW EXISTING GROUND ' ELEVATIONS. THIS PRE -WETTING SHOULD BE CARRIED OUT IN BOTH CUT AND FILL AREAS.._ CUT AREAS SHALL AGAIN BE RE -WETTED TO A DEPTH OF 4 TO 5 FEET PRIOR . TO FINAL GRADING. 5. COMPACTION OF AREA TO BE FILLED: SURFACE SOILS, TO RECEIVE FILL SHOULD BE PRECOM- PACTED TO AT LEAST 95% OF MAXIMUM DENSITY AS if I, Construction. Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA DETERMINED IN ACCORDANCE WITH ASTM D-698 WITHIN THE UPPER 2 FEET BEFORE ANY FILLS ARE PLACED. THE UPPER 2 FEET BELOW FINISH GRADES IN CUT AREAS SHOULD ALSO BE COMPACTED TO AT LEAST 90% OF MAXIMUM DRY DENSITY AFTER RE -WETTING. THESE RECOMMENDATIONS MAY BE WAIVED WHERE CEMENTED OR ROCK MATERIAL IS ENCOUNTERED. 6. FILL MATERIAL: ALL FILL MATERIAL SHALL BE PRE -WETTED NATIVE SOILS FREE OF VEGETABLE MATTER, DELETERIOUS OR FOREIGN MATERIAL. OVERSIZED MATERIAL MAY BE USED, HOW- EVER, IT SHOULD ONLY BE USED IN THE LOWER ELEVA- TIONS OF DEEP FILLS. CFILL MATERIALS HAVING A DIAMETER GREATER THAN SIX INCHES SHOULD NOT BE USED IN THE TWO FEET BELOW FINISH GRADES.) 7. DEPTH AND MIXING OF FILL LAYERS: FILL MATERIAL SHALL BE PLACED IN LAYERS, WHICH WHEN COMPACTED SHALL NOT EXCEED 12 INCHES IN THICKNESS. 8. AMOUNT OF COMPACTION: AFTER EACH LAYER HAS BEEN PLACED, MIXED AND SPREAD EVENLY, IT SHALL BE COMPACTED, TO AT LEAST 95% OF MAXIMUM DRY DENSITY IN ACCORDANCE -WITH ASTM D-698. 9. SUPERVISION SUPERVISION AND TESTING DURING THE SITE WORK SHOULD BE AS NECESSARY TO PROPERLY CONTROL FILL PLACEMENT. THIS OFFICE SHOULD BE NOTIFIED PRIOR TO FILLING OPERATIONS SO THAT SUPERVISION MAY BE PIMA FARMS BELL ROAD AND PIMA FARMS PIMA COUNTY, ARIZONA I PROVIDED. SHOULD THIS OFFICE NOT PROVIDE -SITE SUPERVISION AND TESTING OF THIS WORK, ALL RECOM- MENDATIONS ECO!-i NDATIONS WILL -BECOME INVALID.. 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