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TANGERINE HILLS
SPECIFIC PLAN AMENDMENTS
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THE TOWN OF MARANA, ARIZONA
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Revised August 1993
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PREPARED BY:
THE wLB GROUP, INC.
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PREPARED FOR:
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SHARPE ASSOCIATES
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Originally adopted
September 23, 1988
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TANGERINE HILLS
SPECIFIC PLAN AMENDMENTS
THE TOWN OF MARANA, ARIZONA
Revised August 1993
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PREPARED BY:
THE WLB GROUP, INC.
PREPARED FOR:
SHARPE ASSOCIATES
Originally adopted
September 23, 1988
TABLE OF CONTENTS
Paae
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I. INTRODUCTION..
A. BACKGROUND
B. OBJECTIVES
C. DEFINITIONS
D. DEVELOPMENT CODE
II. COMPATIBILITY WITH ADJOINING LAND USES
A. ADJOINING LAND USES . . . . . .
B. SITE SPECIFIC LAND USE . . . .
C. CIRCULATION AND INFRASTRUCTURE
III. IMPLEMENTATION . . . . . .
A. AMENDMENT PROCEDURES
B. DENSITY TRANSFERS . .
IV. DEVELOPMENT STANDARDS. . . .
A. RESIDENTIAL: LOW TO MEDIUM DENSITY
A. RESIDENTIAL: MEDIUM TO HIGH DENSITY
B. COMMERCIAL
C. OPEN SPACE
D. SIGNS..
E. LIGHTING
F. GRADING.
G. PARKING..
V. HYDROLOGY ANALYSIS
A. EXISTING CONDITIONS
B. DRAINAGE PLAN
VI. ROADWAY STANDARDS
A. INTENT..
B. STANDARDS.
C. MAINTENANCE
D. PHASING..
VII. OTHER INFRASTRUCTURE STANDARDS
A. WASTEWATER.....
B. STORM WATER DRAINAGE
C. PUBLIC UTILITIES
o . WATER........
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1
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2
4
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22
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. 24
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. 40
40
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TABLE OF CONTENTS
VIII. STANDARDS FOR NATURAL RESOURCES
A. WATER AND AIR .
B . SO I LS . . .
C. VEGETATION.
D. WILDLIFE..
IX. LANDSCAPE PROGRAM .
A. PHILOSOPHY AND INTENT .
B. GENERAL RECOMMENDATIONS AND REQUIREMENTS
C. SPECIFIC REQUIREMENTS AND STANDARDS
X . PHAS I N G . . . . . . . . . . . . . . . . .
XI. ADOPTED TOWN DEVELOPMENT CODE REGULATIONS
Paqe
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43
. 43
. . . 43
. 45
. 47
47
. 47
. . . . . 48
. 53
. . .. 55
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LIST OF EXHIBITS
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1. REGIONAL CONTEXT
2. LAND USE/ZONING
3. LAND USE PLAN .
4. ZONAL LAND USE
5. MAJOR FEATURES
6. CIRCULATION...
7. PLANNING AREAS
8. DENSITY TRANSFERS
9. SECTION KEY . . .
10. DRAINAGEWAY SECTIONS
11. SPINE WASH ENCROACHMENT.
12. STREET SECTIONS . . . . .
13. STREET SECTIONS . . . . .
14. OPEN SPACE/LANDSCAPE FEATURES
15. SUGGESTED PHASING . . . . .
7
8
9
.11
12
13
. 15
. . . . . 16
31
. . 32
33
. . 36
. 37
52
54
TABLES
LAND USE SUMMARY . . . . .
. . . . . . . . . . . . . . . 10
APPENDIX
PROHIBITED AND APPROVED PLANT LIST . . . . . . . . . . . . . . . . . 56
I. INTRODUCTION
A. Backaround
The Tangerine Hills project is a comprehensively planned and
designed, regionally oriented, mixed use project on approximately
196 acres located within the Marana Town Limits (Exhibit 1). This
Specific Plan will serve both a planning and regulatory function by
providing development standards as well as guidance to public
officials. It provides an integrated, phased and cohesive approach
to the development process. The Specific Plan is an implementation
tool of Marana's General Plan.
The Tangerine Hills Specific Plan establishes the type, location,
dens ity and character of development with in the plan area. It
functions as a guide for all future development and provides a site
specific document focusing on standards which will control
development within the plan area.
B. Objectives
The basic objective of the Specific Plan is to provide a means by
which development may occur at Tangerine Hills in an orderly,
predictable manner that is responsive to the physical
characteristics of the site and its environs. The Specific Plan is
an extension of the General Plan in that it sets guidelines for
quality development that specifically address the goals of both the
Town of Marana and the Developer.
The Specific Plan document contains significant, project-wide
background document at i on and 1 and use descri pti ons. Thi s wi 11
enable development proposals consistent with the Specific Plan to be
reviewed in an efficient, timely manner.
1. Zoning Designations
Speci fi c plan development standards supe,rsede zoni ng. The
Specific Plan will describe in more detail the location,
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intensity and type of use anticipated within Tangerine Hills.
The performance standards of the Specific Plan will be more
restri ct i ve than the zon i ng categori es of Marana IS Deve 1 ooment
Code to ensure an appropriately regulated development process
within the community.
2. Benefi ts
The public will, through the Specific Plan, be exposed to the
intent of the land use proposal and anticipate its proposed
uses prior to detailed design submittals. This project is to
be developed as a master planned commun i ty and not in a
random manner without limitation of intensity and location of
1 and uses. The Town of Marana is assured, through the
Specific Plan process, of implementation of its General Plan
through an orderly process.
The applicant benefits through the security of having approved
development entitlements for the property. Individual
development proposals are then examined through the platting
and improvement plan review process.
Finally, the Specific Plan creates favorable market
conditions, as prospective builders and homeowners have
assurances of the quality and predi ctabil i ty of 1 and use
patterns.
C. Definitions
Definitions used in this plan shall be as provided for in Chapter 3
of the Town of Marana Development Code unless otherwise indicated in
this section.
1. Commercial - A classification including office, restaurant,
personal and business services, retail sales, rental and
repair, specialty retail and entertainment, recreational, and
cultural uses, but excluding manufacturing or warehousing uses
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pursuant to the standard contained in the Specific Plan
(Section IV.C.)
2. Develooment - Residential, commercial, industrial, community
facility or other construction, together with the land upon
which the building or structures are constructed.
3. Office - A place where professional or semi-professional
services are provided or a particular kind of business is
transacted, excluding retail and wholesale trade as a
principal use. Support and other 1 imited retail uses are
permitted as secondary or accessory uses. All uses shall be
pursuant to the standards contained in thi s Speci fi c Pl an
(Section IV.C.).
4. Owner - Any individual or entity owning real property within
the Plan area.
5. Planninq Areas - Sub-areas within the area regulated by the
Tangerine Hills Specific Plan with specified permitted uses
and regulations governing the development of those sub-areas.
6. Planninq Commission - The Planning Commission of the Town of
Marana.
7. Residential - A use primarily occupied by dwelling units but
having support uses pursuant to the standards contained in
this Specific Plan (Section IV.B.).
8. Shall - Mandatory.
9. The Soecific Plan - The Tangerine Hills Specific Plan
10. Town - The Town of Marana, Arizona.
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11. Town Council - The Town Council of Marana.
12. Town Enaineer - The Town Engineer of Marana.
D. Develoement Code
The Specific Plan has been designated by the Town of Marana
Develoement Code as an option to traditional zoning designations in
order to more clearly define details of zoning, land use,
transportation and development regulations for developments such as
Tangeri ne Hi 11 s.
The implementation of the Specific Plan will have a positive impact
on the health, safety, order and general welfare of present and
future inhabitants of the Town of Marana.
As described in the Specific Plan and the preceding paragraphs of
this section, the Specific Plan provides for intelligently planned
facilities, and an orderly method of development. The Plan is in
conformance with the General Pl an of the Town of Marana and is
cons i stent wi th the intent and purpose of the Deve 1 oement Code
(Chaeter 1.02L It should be noted that where the terms of the
Specific Plan conflict or are inconsistent with the terms of the
Develoement Code, the terms of the Specific Plan take precedence.
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II. COMPATIBILITY WITH ADJOINING LAND USES
Elements of the Specific Plan described below are suitable and compatible
with adjoining land uses and advanced planning programs specified by the
local jurisdiction.
A. Adjoining Land Uses
Lands surrounding the Specific Plan area are primarily vacant with
a few single-family residences on large lots existing to the north
and south.
Four developed single-family parcels are located to the northwest of
Tangerine Hills. In addition there are seven homes to the south of
the site. None of the adjoining homesites are within a recorded
subdivision boundary. All of these residences are in unincorporated
Pima County, and are build under SR (Suburban Ranch) or RH (Rural
Homestead) zoning categories. These zones do not contain
substantial design standards.
B. Site Soecific Land Use
The Specific Plan land use element provides for a mix of residential
and commercial development (see Exhibit 3). The commercial areas
are intended for a wide range of users associated with the Tangerine
Road corridor. A variety of residential densities and open space
components are part of the Specific Plan, as well.
A major open space corridor including a linear park along the spine
wash crossing the southeastern portion of the site has been
incorporated. The western portion of the site calls for higher
density residential uses due to the impacts of the planned Tortolita
Parkway as a major transportation corridor. A land use summary is
contained in Table 1.
The Town of Marana General Plan Zonal Land Use Exhibit designates
one use area for Tangerine Hills (Exhibit 4). . The entire use is
Zone E: TranSDortation Corridor, which is described as a highly
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urbanized corridor including a residential land use option. Thus
the land use element of the Specific Plan completely conforms to the
provisions of the General Plan.
C. Circulation and Infrastructure
The Specific Plan circulation system (Exhibit 5) is consistent with
the Town of Marana1s General Plan Circulation (Exhibit 6) which
ill ustrates the proposed Torto 1 ita Parkway adjacent to Tangeri ne
Hills on the west. A major collector roadway will provide access to
the site from Tortolita Parkway. The southeastern portion of the
site wi 11 be accessed from the exi st i ng El Cami no de Manana and
Camino de Oeste. Exhibit 1 illustrates the existing road system in
the vicinity of Tangerine Hills.
Tortolita Parkway, Tangerine Road, and Camino De Oeste are the major
arterial roads to service the Specific Plan vicinity. However, only
interior roadways will be subject to the Specific Plan requirements.
The above-referenced roadways will be subject to the more
comprehensive scope of the General Plan.
The master developer of Tangerine Hills has investigated
opportunities to incorporate the project into the existing and
proposed area-wide infrastructure network.
Feasible options exist for road, water, sewer and utility service to
the Tangerine Hills site. These options are suitable from the
standpoints of physical and economic realities, and have no negative
financial impacts on the Town of Marana.
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EXHIBIT 3
TABLE 1
TANGERINE HIllS
LAND USE SUMMARY
LAND USE DENS ITY RAC ~ UN ITS
Low tii9.b. Taraet
Residential - 0-8 117.0 60 910 650
Low to Medium Density
Residential - 10-30 15.5 155 460 330
Medium to High Density
Convnercial 21
/Office
Subtotal 153.5
Open Space/Natural Wash 21.0
Drainage Easements 15.5
Roads * 6.0
Subtotal 42.5
TOTAL 196 215 1,370 750
*Does not include all future right-of-way dedications.
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ZONAL LAND USE
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A A I Z 0 N A
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CIRCULATION
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A A I Z 0 N A
EXHIBIT 6
III. IMPLEMENTATION
A. Amendment Procedures
When an amendment is requested to the adopted Specific Plan, the
Planning and Zoning Administrator will refer the request along with
recommendations to the Planning Commission for public hearing, after
which the Planning Commission shall make its recommendations to the
Town Council.
B. Density Transfer Limitations
The Specific Plan consists of three major planning areas (Exhibit
7). The maximum total number of allowable residential units for the
entire project is 1,370 units.
All parcels to be developed as residential within each planning area
i ndi cate a dens ity range. Exhi bit 7 shows the target number of
units for each planning area. A planning area shall not exceed a
number forty (40) percent above its specified target yield, and no
more than 1,370 residential units may be constructed on the entire
project without obtaining a Specific Plan amendment. Transfer
limitations are also governed by Ordinance 83. Section 05.06.06.
Exhi bit 8 sped fi es donor and reci pi ent areas withi n the plan.
These densities may be redistributed from any donor area to any
recipient area.
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EXH\B\T 8
IV. DEVELOPMENT STANDARDS
A. Residential: Low to Medium Density (0-8 RAC)
1 . Permi tted Uses:
a. Single-family dwellings.
b. Two or more attached single-family dwellings including
duplexes and townhomes.
c. Parks and open space areas, recreat i on centers and
facilities, and riding and hiking trails.
d. Community facilities.
e. Uses and structures typically incidental or necessary to
residential uses.
2. Conditional Uses: Home occupations with the approval of the
Town of Marana Planning Commission.
3. Site Development Standards:
a. Minimum lot size: Four thousand (4,000) square feet.
b. Minimum lot width: 35 feet.
c. Building height, maximum: Thirty (30) feet.
d. Building setbacks, minimum:
Front - 20 feet
Rear - 20 feet
Side - 5 feet
e. Accessory building setbacks, minimum: Twenty (20) feet
from any street right-of-way.
f. Fences and walls, maximum height is six (6) feet.
B. Residential: Hiqh Density (10-30 RAC)
1. Permitted Uses
a . All uses as permitted under Low to Med i urn Dens i ty
Residential.
b. Single-family dwellings.
c. Two or more attached single-family dwellings including
duplexes and townhomes.
d. Multiple family dwellings including,. but not limited to,
condominium projects and apartment projects.
- 17 -
e. Parks and open space areas, recreat i on centers and
facilities, and riding and hiking trails.
f. Community facilities.
g. Congregate Care Facilities.
h. Uses and structures typically incidental or necessary to
residential uses.
Development Standards
Building site area per dwelling unit, minimum: Fifteen
hundred (1,500) square feet.
Building site width, minimum: None.
Building height, maximum: Thirty-five (35) feet.
Building site coverage, maximum: Sixty (GO) percent.
Building setbacks, minimum: Twenty (ZO) feet from any
property line.
Accessory building setbacks, including garages: Twenty
(ZO) feet from any street right-of-way.
Fences and walls, maximum height is six (G) feet.
Trash and storage areas: All storage, including
cartons, or trash shall be shielded from view within a
building or area enclosed by a wall not less than six
(G) feet in height.
i. Screening:
(1) Abutting separate res i dent i a 1 areas: An opaque
screen such as a masonry wall, fence, berm,
hedge, or combination thereof shall be installed
along all building site boundaries where the
premises abut adjacent residential areas. Except
as otherwise provided below, the screening shall
have a total height of not less than six (G) feet
and not more than seven (7) feet. Where there is
a difference in elevation opposite sides of the
screen, the hei ght shall be measured from the
highest point of elevation. .
Z. Site
a.
b.
c.
d.
e.
f.
g.
h.
- 18 -
j.
Open
(1 )
Space Requirement:
Residential Uses: A minimum of five (5) percent
of the project site of residential uses shall be
access i b 1 e open space. Open space uses sha 11
include drainageways, permanent landscaped areas
common recreat i ona 1 facil it i es, and 1 andscaped
areas within parking lots. Ten (10) percent of
all areas within parking lots shall be
landscaped, half of which may be at the perimeter
of the parking lot.
C. Commercial/Office
1. Permi tted uses
a. Business parks.
b. Civic, cultural and commercial recreation uses.
c. Community facilities.
d. Congregate care facilities.
e. Convenience and food markets.
f. Educational and recreational facilities.
g. Fraternal organization offices and club facilities,
including health clubs and spas.
h. Golf, health and tennis facilities.
i. Hotels, motels and motor inns.
j. Infrastructure facilities, including but not limited to
pedestri an walkways, utili ties, utili ty substati ons,
we 11 sand related uses, as approved by the Town of
Engineer and subject to the Town standards and policies
in effect at the time of submittal.
k. Institutional, financial and government facilities.
1. Motor vehicle services, dealers, service stations and
related uses, excluding auto recycling or scrap
operations.
m. Offices for administrative, professional, medical and
other uses.
- 19 -
n. Open space and recreational uses.
o. Parking lots, facilities and structures.
p. Residential dwellings, above the ground floor.
q. Restaurants (indoor and outdoor), cocktail lounges.
r. Retail sales, rental and repair of general merchandise.
s. Theaters and entertainment complexes.
t. Accessory structures and uses necessary and customarily
incidental to permitted uses.
2. Site Development Standards
a. Building site area, minimum: Twenty-five Thousand
(25,000) square feet, excluding free-standing kiosk uses
and structures within larger commercial developments.
b. Building height, maximum: Forty (40) feet.
c. Building site coverage, maximum: Sixty (60) percent for
all buildings on the site.
d. Building setbacks from property line, minimum:
(1) Adjacent to Tortolita Parkway and Tangerine Road,
severty-five (75) feet.
(2) Adjacent to Camino De Oeste, thirty (30) feet.
(3) Adjacent to all other streets, twenty (20) feet.
(4) Adjacent to residential properties, fifty (50)
feet.
(5) Adjacent to all other uses, twenty (20) feet.
(6) Setbacks may include landscaping, pedestrian
walkways, automobile access and automobile
parking lots, not to include truck access and
truck parking or loading zones.
e. Screening
(1) Abutt i ng adj acent res i dent i a 1 areas: An opaque
screen such as a masonry wall, fence, berm, hedge
or combination thereof shall be installed along
all building site boundaries where the premises
abut adjacent residential areas. Except as
otherwise provided below, the screening shall
- 20 -
f.
Open
(1)
have a total height of not less than six (6) feet
and not more than seven (7) feet. Where there is
a difference in elevation opposite sides of the
screen, the hei ght shall be measured from the
highest point of elevation.
space requirement
Commercial Uses: A minimum of ten (10) percent
of the site area shall be open space. Ten (10)
percent of all areas within parking lots shall be
landscaped, half of which may be at the perimeter
of this parking lot. Landscaped areas within
parking lots may be included in the minimum
required open space.
D. aDen $oace
1. Intent
To provide for the harmonious development of the community,
maintain visual aesthetics, provide for the preservation and
restoration of plant and wildlife habitat in valuable or
sensitive areas and provide for buffering and screening
between potentially conflicting land uses.
2. Permi tted uses:
a. Greenbelts.
b. Infrastructure facilities including but not limited to
drainageways and retention facil ities (permanent and
temporary), utilities, utility substations, wells and
related uses, as approved by the Town Engineer and
subject to the Town standards and policies in effect a
the time of submittal of offsite improvement plans.
c. Public and private golf courses.
d. Public and private open space lands and facilities,
including parks, playgrounds and similar permanent open
space uses.
- 21 -
e. Pedestrian walkways, riding, hiking and bicycle trails,
limited to nonmotorized vehicles.
E. Sians
1. Intent: Proper signage controls increase safety and protect
the overall visual aesthetics of the community.
Z. Requirements
a. Temporary project identification signs (for individual
projects) shall be permitted. Not more than one
temporary project identification sign may be installed
per project.
b. Permanent project identification signs shall be ground
signs in conformance with the character of the community
and the streetscape.
c. Identification signs for community facilities must be in
keeping with the architectural style of the buildings
they serve.
d. Standard signs shall be used to facilitate safe on-site
traffic circulation. Traffic signs shall comply with
the Town of Marana and Arizona Department of
Transportation standards.
F. Liqhtina
1. Intent
Unnecessary use of lighting is discouraged or prohibited in
the interest of minimizing light pollution and maintaining a
peaceful, nighttime envirQnment.
2. Requirements
a. Lighting shall be provided only as necessary to provide
the functional requirements of safety and security.
- 22 -
b. Recommended lamp types are low pressure sodium and
incandescent to mi n i mi ze undes i rab 1 e 1 i ght emi ss i on into
the night sky.
c. High pressure sodium, metal halide and quartz lamp types
are discouraged. Mercury vapor lamps and search lights
used for advertising purposes are prohibited.
d. Temporary project signs and permanent entry
signs/monuments may utilize down lighting to illuminate
the signage. No sign shall be internally lit.
e. Light fixtures for community facilities including parks,
recreation facilities and tennis courts shall provide
the necessary lighting for safety and security without
creating a nuisance to adjacent owners. Outdoor
recreational facilities, public or private, shall not be
illuminated after 11:00 p.m., except to conclude an
event in progress prior to 11:00 P.M. Lighting shall be
minimized to prevent "spillover" onto adjacent
properties.
f. Direct light shall not spill into adjacent owner's
properties.
G. Gradi nQ
1. Intent
Gradi ng wi 11 be necessary throughout the Tangeri ne Hi 11 s
project and will be carried out in a manner so as to minimize
erosion and air pollution.
2. Requirements
a. To provide visually attractive, controlled grading
conditions, all proposals must conform with conditions
set forth in the Covenants, Conditions and Restrictions.
b. No scarifying shall be performed more than 60 days prior
to commencement of construction.
- 23 -
H. Parkinq
1. Intent
Off right-of-way parking shall be provided for all land uses,
as listed below. The applicant may elect to provide a greater
amount of parking than shown.
2. Standards
The following standards shall apply to all off-street parking
facilities:
a. Parking access lanes, minimum: One way, twelve (12)
feet; two way, twenty-five (25) feet.
b. Standard car stall dimensions, minimum: Nine (9) feet
by twenty (20) feet.
c. Compact car stall dimensions, minimum: Eight (8) feet
by sixteen (16) feet.
d. Truck parking or loading area, minimum: Forty-five (45)
feet by twelve (12) feet.
e. A maximum of forty (40) percent of parking spaces may be
of compact car dimensions.
3. Parking Requirements for Individual Uses
a. Residential Uses
(I) Detached single-family dwellings; Two (2) covered
parking spaces per unit.
(2) Duplexes; Two (2) covered parking spaces for each
unit .
(3) Three (3) or more dwelling units on a site.
(a) Studio and one (I) bedroom units: One and
one-half (1.5) spaces per unit, one of
which shall be covered.
(b) Two (2) bedroom or larger units: Two (2)
spaces per unit, of which one (I) shall be
covered.
- 24 -
(4) All building sites or lots containing five (5) or
more dwelling units: One (1) guest parking space
shall be provided for every five dwelling units,
in addition to the required number of parking
spaces stated above.
b. Lodging Uses
(1) Boardinghouses and Clubs, Lodges, Fraternities,
Sororities, Group Car Facilities, Sororities,
Group Car Facilities, and similar establishments
providing sleeping accommodations on not less
than a monthly bas is: One (1) space for each
guest room, suite, or other accommodation, or for
each two beds, whichever is greater.
(2) Hotels: One (1) space for each guest room up to
a total of 300 rooms; eight-tenths (.8) of space
for each room in excess of 300 rooms.
(3) Motel: One (1) space for each guest room or
renta 1 un i t or one space for each two beds,
whichever is greater.
c. Commercial Uses
(1) Neighborhood Convenience Facilities:
(Conveni ence Grocery Stores) One (1) space for
each 200 square feet of gross floor area;
provided however, if parking requirements for a
specific use are prescribed elsewhere in this
section, the requirement for the specific use
shall apply.
(2) Retail Stores and Other Commercial Establishments
in a Shopping Center: One (1) space for each 200
square feet of gross floor area, excluding floor
areas used exclusively for truck loading and
mechanical equipment.
- 25 -
(3) Retail Stores and Service Establishments Not in a
Shopping Center, other than Neighborhood
Convenience Facilities: One (1) space for each
225 square feet of gross floor area for buildings
of less than 20,000 square feet, plus one space
for each 275 square feet of gross floor area for
buildings exceeding 20,000 square feet, excluding
floor area used exclusively for truck loading or
mechanical equipment in either case.
(4) Repair Shops, Repair Garages, Blueprint and Photo
Copy Services, Heating and Ventilating Shops,
Plumbing Shops, Wholesale Business
Establishments, and Similar Establishments and
Retail Stores Handling Only Bulky Merchandise,
such as Furniture and Household Appliances: One
space for each 400 square feet of gross floor
area, excluding floor area used exclusively for
truck loading.
(5) Service Station: One space for each company
vehicle and two spaces for each service bay.
(6) Restaurants, Taverns, Nightclubs: One space for
each table and one for each two bar or eati ng
stools.
(7) Theaters: One space for each four seats or every
50 square feet of useable floor area if seating
is not fixed.
(8) Retail Nurseries, Garden shops, and similar
estab 1 i shments with Outdoor Sales and Di sp 1 ay
Areas: One space for each 500 square feet of
outdoor sales or display area plus additional
spaces as may be required by the Planning
Commission.
- 26 -
(9) Automobile Sales and Service Agencies and other
types of Sales, Service, and Rental Agencies for
Automotive Vehicles, Boats and Equipment: One
space for each 300 square feet of enclosed
display or sales area, plus one space for each
1,000 square feet of outdoor sales or display
area.
d. Public and Quasi-Public Uses
(I) Sanitariums, Nursing Homes and Congregate Care:
One space for each six patient beds, plus one
space for each employee on the maximum shift,
other than doctors plus one space for each staff
and one space for each regular visiting doctor.
(2) Places of Publ ic Assembly, such as Churches,
Theaters, 'Mortuaries, Community Centers,
Auditoriums (including school and college
auditoriums, arenas, gymnasiums, and similar
places): One space for each four fixed seats in
the principal assembly area or one space for each
40 square feet of floor area in the pri nci pa 1
assembly area if fixed seats are not provided.
(3) Nursery Schools, Preschools, and Daycare Centers:
One space for each employee on the maximum shift
and one space for each 10 students for visitor
parking, but not less than six spaces.
(4) Public and Private Schools, Elementary and Junior
High Level: One space for each teaching position
and each non-teaching employee on the maximum
shift and not less than five additional spaces
conveniently located for visitor parking.
(5) Arts and Crafts Schools, Music and Dancing
School, and Business, Professional and Trade
Schoo 1 s: One space for each employee on the
- 27 -
maximum shift and one space for each two
students, based on maximum enrollment capacity.
(6) Nonprofit Social Service Organizations involving
Office Activities only: One space for each staff
member on the maximum shift, but not less than
six spaces.
(7) Private libraries, Museums, and Art Galleries:
One space for each employee on the maximum shift
plus such additional spaces as may be prescribed
by the Planning Commission.
(8) Public Buildings and Public Facilities: One
space for each 400 square feet of gross floor
area and one for each two employees.
e. Parking requirements for land uses not specified above
shall be provided as approved pursuant to a resolution
of the Pl ann i ng Commi s s ion, in accordance with the
guidelines for parking set forth in the latest version
of the Marana Develooment Code, Section 5.05.06 Off-
Street Parking.
4. Exceptions to Parking Requirements
Specific requests for parking reductions shall be considered
on an individual basis and supported by information contained
in a traffic engineering investigation, prepared by a
registered traffic engineer.
- 28 -
v. HYDROLOGY ANALYSIS
A. ExistinQ Conditions
The existing drainage pattern within Tangerine Hills is
characterized by highly dynamic braided washes with sandy bottoms
and heavy growth of native vegetation on the overbanks. Due to
avulsions and under capacity channels, breakover of runoff across
basin divides is evident and probable.
B. DrainaQe Plan
The proposed drainage scheme for Tangeri ne Hi 11 s cons i sts of a
system of improved constructed channel s, and encroachment into
natural floodplains (Exhibits 10 and 11). Energy dissipators will
be incorporated at the outlets of the improved channels to allow
flow to transition to existing floodplain widths and characteristics
at points exiting the property. In order to ensure channel
i ntegri ty, the improved channel banks wi 11 be stabil i zed wi th
acceptable materials (riprap, gunite, etc.). Channel beds will be
1 eft earthen where poss i b 1 e, however grade control structures may be
necessary to ensure the channel bed profile.
The des i gnated Spi ne Wash wi 11 be 1 eft essent i a 11 y in a natural
state within the subject property as dictated by the Tortolita Basin
Management Study policies.
Due to site and downstream limitations, the northwest corner of the
site is proposed to be 1 eft in a natural condi t i on wi th mi nor
f1 oodp 1 a in encroachment unti 1 such time as downstream, offsi te
channel improvements can be undertaken.
Detention/retention will be incorporated into site design to ensure
that post-development discharges exiting the site do not exceed pre-
development values.
- 29 -
A complete and detailed Hydrologic and Hydraulic Report will be
prepared prior to implementation of site development. This report
will provide detailed information on existing drainage conditions
including but not limited to watersheds, concentration points, peak
discharges, points of breakover of flow with associated quantities
and floodplains. Detailed design criteria for the proposed drainage
scheme wi 11 address detent i onjretent ion, channel geometri cs and
materials, channel inlet and outlet treatments, encroachment
analysis, conveyance of onsite generated runoff, and sediment
transport.
- 30 -
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EXHl
VI. ROADWAY STANDARDS
A. Intent
1. The street system for Tangerine Hills will consist of a series
of arterial, collector and local streets that will serve the
project and the surrounding community.
2. Standards and Codes that app 1 y or re 1 ate to the des i gn and
construction of streets and other community circulation system
elements include, but may not be limited to:
a. Town of Marana General Plan, Transportation Element;
b. Town of Marana Standard Cross-Sections for Roads;
c. Applicable Fire Department standards for fire equipment
access.
3. Community streets and associated rights-of-way should be
treated as major design elements. Roadways will be one of the
most frequently used components of the project. As such, they
must be planned, des i gned, engi neered and 1 andscaped wi th
sensitivity.
In addition to streets, bike paths and pedestrian walkways are
elements of the community circulation system. A comprehensive
system of bike paths, equestrian trails and pedestrian
walkways is to be provided throughout Tangerine Hills.
4. Safety must be given highest priority in the design of the
circulation system. Additionally, streets shall be designed
to be as visually attractive and unobtrusive as possible.
In general, road alignments should flow with the existing
topography to mi n i mi ze the requ i red cut and fi 11 . Road
alignments shoul d also utili ze a combi nat i on of curves and
tangents. This approach will reduce the visual scale of the
- 34 -
road corridor, will reduce the visual scale of the road
corridor, will discourage high speed traffic, and will allow
for the framing of significant views and vistas.
B. Standards
1. Arterial Streets: (Tangerine Road, Tortolita Parkway, Camino
De Oeste - Exhibits 9 and 12).
The design of arterial streets surrounding the Tangerine Hills
community shall be based on the Town of Marana and ADOT
standards.
a. Access onto Tortolita Parkway shall be limited to an
intersection with a major collector roadway. The
location of such an intersection shall be approved by
the Master Developer and Town Engineer. Access points
onto Camino de Oeste shall be approved by the Developer
and Town Engineer as to the number and location.
b. Access from individual residential lots onto arterial
streets will not be allowed.
c. Signalized intersections shall typically be spaced no
closer than one-half mile.
d. Rights-of-Way shall be landscaped per the landscape
design section of this document.
2. Collector Streets (Exhibits 9 and 12)
The design of collector streets within Tangerine Hills shall
be based on the following:
a. The Rights-of-Way shall be a minimum of 75 feet.
b. The pavement section for collector streets shall
typically include bike lanes in each direction.
- 35 -
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STRI:I::.I SECTIONS
TANGERINE HILLS
SHARPE & ASSOCIATES
~1-lIl:~ rr 1 2.a
c. Collector streets shall typically include a 14-foot
continuous left turn lane.
d. Collector streets shall be curbed with a vertical curb.
e. A 4-foot sidewalk shall be constructed on each side of
a collector street.
f. Rights-of-Way shall be landscaped per the landscape
design guidelines section of this document.
3. Residential Streets
Residential streets within Tangerine Hills shall be based on
the fo 11 owi ng :
a. Rights-of-Way widths shall be a minimum of 45 feet.
b. For residential densities greater than 3 RAe:
Pavement section shall typically include 12-foot travel
1 anes with wedge curb or 14-foot travel 1 anes wi th
vertical curb.
c. For residential densities 3 RAC or less:
Pavement section shall typically include two 12-foot
travel lanes with 8-foot shoulders and no curbs.
d. A curvilinear alignment of residential streets is
encouraged when possible to enhance visual aesthetics
and minimize through traffic.
c. Maintenance
1. All streets accepted by the Town of Marana shall be maintained
by the Town in accordance with established Town policies.
Maintenance of all private streets shall be the responsibility
of the landowners within the Tangerine Hills project and shall
be regulated by Covenants, Conditions, and Restrictions.
- 38 -
o. Phasinq
1. Roadway and other infrastructure phasing shall be designed to
logically serve the phasing of land uses within the Tangerine
Hills project. Road phasing may include staged construction
of a pavement section (i.e. two lanes may be built initially
and the latter two built when warranted).
- 39 -
VII. STANDARDS FOR PHASING, CONSTRUCTION AND MAINTENANCE OF OTHER
INFRASTRUCTURE.
A. Wastewater
1. Sewage collection and treatment will be provided by Pima
County. Residential lots with a minimum size of one acre may
be served by septic systems in accordance with State Health
Department standards.
2. Standards
a. Those wastewater facilities located in public streets
shall follow the ultimate a 1 i gnment of such streets,
subject to the approval of the Town Engineer. Public
wastewater facil it i es shall be placed in streets, in
easements within private streets or in other easements
subject to the approval of the Town Engineer.
3. Phasing
a. Ultimate phasing of wastewater improvements shall be
cons i stent wi th the development of 1 and uses wi th in
Tangerine Hills. All sewage discharges will comply with
the Town1s wastewater ordinances and resolutions.
B. Storm Water Drainaqe
1. The Spec i fi c Pl an deli neates the contemplated 1 ocat i on of
drainage improvements for Tangerine Hills. As construction
proceeds, developers of Tangerine Hills must demonstrate that
adequate facilities exist to convey stormwater in a safe and
responsible manner.
2.. Standards
a. Accommodation of storm water run-off is subject to the
approval of the Town Engineer. All stormwater drainage
facilities are subject to the review and approval of the
Town Engineer, based on an approved hydrology study.
- 40 -
Retention basins may be acceptable as an interim
drainage solution, with a commitment on the part of the
property owner to participate in permanent storm
drainage facilities as they are implemented.
3. Maintenance
a. All drainageways accepted by the Town of Marana shall be
maintained by the Town in accordance with established
Town policies. Maintenance of all private drainageways
shall be the responsibility of the landowners within the
Tangerine Hills project and shall be regulated by
Covenants, Conditions, and Restrictions. All
maintenance shall be in accordance with Town standards
and pol i ci es in effect at the time of acceptance of
improvements.
C.
Public Utilities
1. Telephone , e 1 ectri ca 1, and natural gas
provided to the Tangerine Hills site.
Mountain Bell, TRICD and Southwest Gas
suppliers of these services.
serv i ces shall be
It is believed that
will be the primary
All utilities shall be underground. Those facilities located
in dedicated streets shall follow the ultimate alignment of
said streets, subject to the approval of the Town Engineer.
Ultimate phasing of all improvements shall be consistent with
the development of land uses in Tangerine Hills. All utility
crossings in open space areas are subject to the approvals of
the Town Engineer.
O. Water
1. Water service will be provided by Tucson Water or the Town of
Marana.
- 41 -
2. Standards
a. Public water facilities shall be placed in dedicated
public streets, in easements within private streets or
in other easements subject to the approval of the Town
Engineer.
The size and location of these facilities, which
presently do not exist, shall be determined by a Master
Water Plan. The Master Water Plan will be submitted to
the Town for approval, all or in part, by the Town
Engineer.
b. Maintenance
(1) Tucson Water or the Town of Marana shall be
responsible for maintaining all water related
equipment and facilities.
c. Phasing
(1) Ultimate water facil ities phasing shall be
consistent with the phasing of land uses within
the Tangerine Hills community. Different
infrastructure improvements and phas i ng may be
required than those shown on phasing exhibits
contained in this plan.
- 42 -
VIII. STANDARDS FOR NATURAL RESOURCES
A. Water and Air
Measures to maintain the existing level of water and air quality
include:
1. Routine cleaning of streets and parking areas.
2. Mi t i gat i on of dust through suffi ci ent wateri ng duri ng all
construction projects.
3. Landscaping applications in all aspects of the Tangerine Hills
community.
B. Soil s
The Tangerine Hills site is relatively flat with an average cross
slope of 4.4%. No areas exhibiting slopes in excess of 15% or
unstable terrain are found to exist in the area. Steps that could
be taken to minimize soil erosion include compliance with the Town
of Marana grading ordinance and completion of soil testing prior to
major construction. Storm drains and protected drainageways
constructed will mitigate hydrologically induced soil erosion.
c. Veqetat ion
The reuse of exi st i ng nat i ve vegetation and the i ntroduct i on of
native materials is the basis of the Tangerine Hills revegetation
and landscape program.
1. Standards
a. The development plan for T angeri ne Hill s calls for
development of the entire site, with the exception of a
portion of the major drainages, which shall remain
natural. Development in this manner was estab1 ished due
to the constraints posed by drainage, area-wide market
conditions and grading requirements. Mitigation for
impact to the existing habitat will include the
foll owi ng:
- 43 -
(1) Preserve natural habitat and wildlife corridors
in major drainage channels where possible.
(2) Enhance habitat along drainage channels by
revegetating with native vegetation salvaged from
onsite and with other native or drought tolerant
vegetation.
(3) Salvage natural vegetation (shrubst treest cacti
and saguaro) from entire site for use along
roadwayst entry statementst screening and
buffering.
Design guidelines which require sub-developers to
salvage and transplant onsite vegetation and utilize a
Sonoran Desert landscape theme will be imposed as part
of Covenantst Conditions and Restrictions. In addition,
attached dwellings and commercial facilities will be
landscaped with predominately native or other drought
tolerant materials.
The development program calls for salvage and/or
rep 1 acement of healthy speci men trees for transplant
during final construction. The initial salvage and
transplant program will include those areas to be
impacted by the structures. The master developer has
proposed to includet as a condition of sale for parcels
within the project, a requirement of the sub-developer
to salvage those native trees whose appearance and soil
condition warrants such a program. Salvageable native
vegetation onsite includes Foothill Paloverde (Cercidium
Microohvllum), Mesquite (Prosoois Ju1iflora), Ironwood
(Olneva Tesota), Ocotillo (Fouaueria Solendens)t
Whitethorn Acacia (A. Constricta), Barrel Cacti
(Ferocacuts WislinzeniL Chollas (Oountia Sos.),
Hedgehog (Echinocereus SO.)t and Pr.ickly Pear (Oountia
Phaeacanta).
- 44 -
Sonoran Desert vegetation will be used in commercial and
multi-family housing project-wide revegetation programs
during final construction.
b. As development takes place, visual changes will occur
and habitat will be impacted. Planting native or other
drought tolerant species of trees, shrubs, forbs and
grasses in streetscapes, along with preservation of
existing braided channel vegetation and revegetation of
drainage features, will help maintain scenic values
associated with undisturbed Sonoran Desertscrub biotic
communities.
Paloverdes and ironwoods are the most effective of the
native trees species located onsite for providing
buffering/screening. Salvage and transplant of mature,
specimen trees will provide onsite buffering and offsite
screening, when used along drainage, road, and property
perimeters. Numerous saguaro and other cacti can be
relocated and used for streetscapes and accent planting.
o. Wildlife
Wildlife values at the Tangerine Hills site will be impacted by
construction. Habitat restoration will be different from the
habitat it is replacing. However, revegetation with mature, native
vegetat ion, and wi th native or other drought tolerant nursery-
stocked species will assist in providing replacement of habitat
impacted by development, particularly for bird populations.
Preservation of native vegetation in the major drainage channels
will benefit wildlife by maintaining existing habitat and movement
corridors.
- 45 -
Use of Non-native vegetation in project-wide landscaping elements is
not recommended in any phase for habi tat restoration. It is
imperative that native vegetative species by used to maintain or
restore habitat for wildlife existing onsite. Nursery stock native
vegetation (5- and IO-gallon stock) will, in time, replace foliage
values associated with mature vegetative specimens. The use of non-
nat i ve vegetation shoul d be 1 imited to use adj acent to buil di ng
entries, project entry, accents, and oasis landscaping.
- 46 -
IX. LANDSCAPE PROGRAM
A. Philosoohv and Intent
It is the philosophy of the Master Developer that appropriate and
attractive landscape development of public spaces within the
Tangerine Hills community is of critical importance. Towards this
end, each project within the community will be required to
participate in a comprehensive landscape development program.
Further, it is the bel i ef of the Master Developer that the most
appropriate type of landscape development is one which preserves or
replicates the Sonoran Desert plant community.
B. General Recommendations and Reauirements
The approach to landscaping that should be utilized whenever
possible is preservation of existing native vegetation. This
approach can be very effect i ve in terms of cost in that no new
plants need be installed. It is also efficient in terms of water
use in that irrigation water should not need to be provided.
Where preservation is not possible, plant salvage or replacement is
recommended.
In areas where new, supplemental plant material is required, native
and drought tolerant species should be utilized. The use of non-
native plant species which require extensive irrigation should be
minimized. (See appendices for approved and prohibited plant
1 i sts . )
The overall residential community landscape development scheme
should utilize the "oasis" concept. This concept limits intensive,
lush plantings to patios and small public use area only. Native,
drought tolerant landscape themes are used in all other project
locations.
- 47 -
In addition to plant materials, landscape themes should utilize
other potential site features such as: earthwork and grading, walls
and fences, paved walkways, and inorganic surfacing materials.
These materials and features must be used in concert with plants to
create an appropriate overall landscape theme.
Where possible, water harvesting should be incorporated in order to
assure adequate water for all plants and minimize water run-off.
C. Soecific Reauirements and Standards
The following is an outline of recommended approaches and minimum
standards for landscape development within various areas or zones of
the Tangerine Hills community (Exhibit 13).
1. Arterial Streets and Medians
The construction of landscaped bufferyard improvements along
arterial streets shall be the responsibility of the developer
for that portion of the street that abuts his project.
2. Major Intersections
Major intersections along arterial and principal collector
streets shall be treated as 1 andscape nodes or oases wi th
moderately intense landscape development.
Project entry signs will typically occur at these
intersections. All permanent entry signs or monuments must be
fully integrated into the landscape scheme.
Requirements:
a. Sight triangles must be kept clear of vegetation, berms,
or other items which could obstruct lines-of-sight.
b. Entry signs may be incorporated into raised planters.
c. Colored, and/or textured crosswalks. or a material other
than asphaltic concrete are strongly encouraged.
- 48 -
d. Curb cuts and handi cap ramps shall be provided for
bicycle and pedestrian movement.
3. Collector Streets
The pri nci pa 1 feature of collector street 1 andscape
development shall be street trees.
In addition to tree plantings, all disturbed areas along
collector streets shall be reseeded with native grasses and
shrubs.
Requirements
a. Street trees shall be planted so that there is, on
average, one tree per 30 linear feet of roadway. Trees
shall be salvaged specimens or new trees of IS-gallon
size, minimum. Trees shall be drip irrigated.
b. All disturbed areas within the right-of-way shall be
seeded with native grasses, forbs and shrubs.
c. A continuous five-foot minimum masonry screen wall shall
be provided between the collector street and residential
properties. Breaks or a stepped alignment of the wall
is required. The wall may be phased along any portion
of the collector street as long as grading requirements
are met. No chain link/wire fences may be utilized for
such purposes.
d. Landscape easements shall be created at major
intersections which allow accent/theme landscaping and
signage out of the sight-visibility triangles.
4. Residential Streets
As with collector streets, tree planting shall be the
principal element of residential street landscape
improvements. Street tree planting shall be coordinated with
the tree planting requirements for individual residential
units.
- 49 -
Requirements:
a. Street trees shall be planted so that there are, on
average, two trees per residential lot, including those
required in S.a. below. Trees shall be salvaged
specimens or new trees of IS-gallon size, minimum.
Trees shall be drip irrigated.
b. The construction of landscape improvements along
residential streets shall be the responsibility of the
developer for that portion of the street that abuts his
project.
5. Individual Residential Units
The primary responsibility for the landscape development of
i nd i v i dual lots, will be with the owner or occupant. The
. developer must, however, provide a minimum tree planting as
outlined below.
Requirements:
a. For each single-family detached home, the
developer/builder shall provide and install not less
than two trees. These trees shall be salvaged specimens
or new trees of 20-inch box size minimum. Irrigation
for trees shall be connected to the units metered water
supply line.
6. Drainageway Corridors
a. Corridors along constructed or improved drainage
channels shall be landscaped to approximate native
riparian environments. Landscaping shall include tree
planting and seeding with native grasses, forbs and
shrubs.
b. Drainageway corridor landscape schemes may incorporate
pedestri an and/or equestri an paths in thei r 1 i near parks
(Exhibit 13).
- 50 -
c. An attempt will be made to develop the major drainage
easements in a manner which preserves vegetation in the
center of the drainageway. By lowering the perimeter
bottom and protect i ng the banks, the center natura 1
vegetat i on can be preserved and the ent ire channel
bottom can remain natural.
d. All disturbed areas on the margins of the drainage
channel, exclusive of the channel bottom and banks,
shall be revegetated. Revegetat i on shall cons i st of
indigenous tree planting and seeding with grasses, forbs
and shrubs.
e. The quantity of trees planted shall be suffi ci ent to
provide, on average, one tree per 2,000 square feet of
revegetated area. Trees shall be IS-gallon container
size, mlnlmum. Trees shall be drip irrigated as
required to become established.
- 51 -
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x. PHASING
Land use and infrastructure will follow a phasing pattern that will allow
a visually attractive, marketable and logical development at Tangerine
Hills. The anticipated phasing program is shown in Exhibit 14. The first
phase of development at Tangerine Hills is anticipated along the collector
road accessing Tangerine Road. Subsequent phases would occur in
conjunction with development along Tangerine Road, the Tortolita Parkway
and the regi on in general. Once Tangeri ne Road is constructed as a
limited access thoroughfare, Camino de Oeste and the Tortolita Parkway
will serve as the primary access points to the site.
- 53 -
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EXHIBIT 14
XI. ADOPTED TOWN DEVELOPMENT CODE REGULATIONS
As described in the Specific Plan and the preceding paragraphs of this
section, the Specific Plan provides intelligently planned facilities and
an orderly method of construction. The Plan is in conformance with the
General Plan of the Town of Marana and is consistent with the intent and
purpose of the Develooment Code (Chaoter 1.02). Where the terms of the
Soecific Plan conflict with or are inconsistent with the terms of the
Develooment Code. the terms of the Soecific Plan shall take orecedence and
orevail.
- 55 -
APPENDIX I
PROHIBITED AND APPROVED PLANT LIST
Prohibited Plants
In accordance with Ordinance No. 1984-29, amending Title 23 of the Pima
County Code, the planting of Mulberry and Olive trees is prohibited. The
planting of Common Bermuda Grass is discouraged; however, if it is used,
it shall be ma i nta i ned in accordance with the referenced Pi ma County
Ordinance.
Aooroved Plant List
No specific restrictions are being placed on what plants can or cannot be
used with the exception of those plants noted in the Prohibited Plants
list. However, considering the desirability to maintain the character and
appeal of the existing natural vegetation and to conserve appeal of the
existing natural vegetation and to conserve water usage, it is suggested
that plants be selected from the attached list entitled "Low Water
Use/Drought To 1 erant Plant List" prepared by the Southern Ari zona Water
Resources Association.
It is also suggested that the use of turf or other high water use ground
covers be restricted to small "oasis" situations where there is direct
human benefit such as recreation and environment modifications. The use
of very tall trees, the height of which will substantially exceed the
allowable building heights for the development, such as certain
eucalyptus, cypress, pine trees or palms trees, could have a detrimental
effect such as blocking views or causing the development to appear out of
character with the surrounding desert and other landscaping. Accordingly,
the use of these types of tall trees is discouraged. Careful
consideration should be given to try to use plants which provide the
desired benefit while at the same time maintain the visual integrity and
appeal of the existing Sonoran Desert and the remainder of the
development.
- 56 -
Native plants found in the area which do not occur on the approved plant
list are acceptable for use.
- 57 -
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