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HomeMy WebLinkAboutPima Farms Specific Planri.•�.g �. FL9' /T,. r 1 t 1 1 1 1 PIMA FARMS SPECIFIC PLAN Prepared For: The Steinfeld Trusts First Interstate Bank 150 North Stone Tucson, AZ 85701 and Leisure Technology of Arizona 3390 North Campbell Avenue Tucson, AZ 85719 January 19, 1989 Prepared by: The Planning Center 950 North Finance Center Drive Suite 210 Tucson, AZ 85710 and Jerry Jones & Associates 35 East Toole Tucson, AZ 85702 ORDINANCE NO. 89.21 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA ADOPTING A SPECIFIC PLAN FOR PIMA FARMS WHEREAS, the Planning Commission of the Town of Marana, Arizona, after a public hearing, has transmitted its recommendation relating to the Specific Plan for Pima Farms for lands 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 for Pima Farms; 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 the Specific Plan for Pima Farms is desirable for the continued development of the Town of Marana; and WHEREAS, the requirements of A.R.S. Section 9-461.09 have been complied with. NOW, THEREFORE, BE IT ORDAINED, that the Town Council of the Town of Marana, Arizona does hereby adopt and approve the Specific Plan for Pima Farms as more fully set forth in that public record entitled "The Specific Plan for Pima Farms" which public record is hereby adopted by reference and incorporated herein as if fully set forth herein. 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: TOWN CL APPROVED AS TO FORM: x, /R Vd—', 4 W, 0 0 ozir� 4 110 4; 2 MAYOR TABLE OF CONTENTS A. Introduction and Purpose B. Eaosting Land Uses 1. Onsite Land Uses 2. Offsite Land Uses 3. Existing Land Plans C. Frosting M4xWaphy and Slope Analysis D. Existing Hydrology and Water Resources E. Fisting Roads F. Existing Infrastructure and Public Services 1. Sewer 2. Water 3. Electric 4. Gas 5. Drainage Structures G. Vegetation and Wildlife Habitat I. Existing Vegetation 2. Soil Stabilization 3. Wildlife H. Geology and Sods I. Cultural/ArchaeologicaYHistoric Resources J. Composite Map K. Appendix 1 1 1 1 2 2 2 4. 5 5 5 5 6 6 6 7 7 E:3 i-1 IIV:: _�►_�.��:_�w. A-1 Vu- inity and Regional Map B-1 Existing Land Uses Gl Topography and Slope Analysis D-1 Off -Site Hydrology D-2 On -Site Hydrology E-1 Existing Roads F-1 Existing Structures and Infrastructure G-1 Vegetation and Wildlife Habitat H-1 Geology and Soils J-1 Composite i-2 IA. IlVTRODUCTION AND PURPOSE The Pima Farms Specific Plan is a land use proposal for approximately 738 acres located in the southeastern portion of the Town of Marana. It is located south of Silverbell Road, West of Wade Road and East of Scenic Drive. The Specific Plan area lies north and south of Pima Farms Road. Access from Interstate 10 is via Cortaro Farms Road and Silverbell Road. The location of the Specific Plan area is shown on the Vicinity and Regional Map, Exiubit A-1. The legal description of the Plan area is provided in Appendix I. This Development Capability Report, prepared pursuant to Section 05.06.02B of the Town of Marana Development Code, sets forth pertinent information that bears upon the development capability of the Plan area. The results of this report form the basis upon which the Specific Plan was prepared. 1. Onsite Land Uses The property to be regulated by the Pima Farms Specific Plan is currently undeveloped arith the exception of several utility improvements, a capped well, and several temporary drainage structures constructed during recent Silverbell Road improvements. (See Existing Land Use Map, Exhibit B-1.) 2. Offsite Land Uses "' The Continental Ranch Specific Plan project is located north of the Plan area across Silverbell Road. That area is planned as a mixed-use community with both residential and commercial uses. Approximately 310 acres are planned for commercial uses and approximately 1,300 acres are planned for residential uses. Within Continental Ranch, a total of 9,156 residential units are allowed, comprised of a mixture of single family residences, patio homes, clustered homes, manufactured housing and apartments. Approximately 20 single-family residences on large lots (5 to 10 acres) are located to the west and south of the Specific Plan boundary. Most are single - story homes with the exception of several two-story homes located along Scenic Drive. Wo guests ranches, Black Arrow Lodge and the Lazy K Bar Guest Ranch, are located near the southwest comer of the Plan area and the intersection of Pima Farms Road and Scenic Drive. Remaining land to the south and west is presently undeveloped. A restaurant (Lil' Abner's Steakhouse) is i located adjacent to the Plan area's northern boundary between Wade Road and Artesian Road. See Exhibit B-1. 3. Eastmg Land Plans The existing topography of the site is relatively flat but gently sloping from the southwest to the northeast. It is cut by numerous small washes malting the down- slope portions of the site susceptible to sheet flooding. The southeast corner of the site is more undulating and contains deeper washes than elsewhere onsite. Maximum change in elevation is approximately 80 feet over a 1 h mile distance from southwest to northeast. The overall slope is approximately 1.2%. The Topography Map shows the areas with slopes of 0% to 10%, 10% to 15%, and slopes above 15%. Slopes range in height from 2 feet to 6 feet and are generally associated with the defined washes along the southern portion of the site (JJA Site Analysis, February, 1986). See Exhibit C-1. D. G HYDROLOGY AND WATER RESOURCES The Pima Farms Specific Plan area is within the northern drainage basin of the Tucson Mountains. The site is relatively flat, undeveloped desert land sloping gradually to the north. Offsite watersheds impacting this project are shown on the Offsite Hydrology Map, Exhibit D-1. These were determined by utilizing U.S.G.S. Quadrangle Maps at a 2 t There have been a variety of previous and current planning concepts completed for the Plan Area. These have included two of Pima County's 'Tucson Mountain Area Plans, the Annexation Masterplan Concept and Economic Assessment completed for the Town of Marana, and the Marana General Plan. The Tucson Mountain Area Plan indicates a range of residential and commercial uses on the property with a target number of residential units appropriate for the Specific Plan Area. The Annexation Concept Plan and Economic Assessment were based upon these area plans. The Annexation Concept Plan is shown on Appendix VI. The Marana General Plans Zonal Land Use Map designates the Plan Area as Zone D: Development Sensitive Area with a residential range of .25 - 5.0 RAC and a target of 2.0 RAC. EONS' WG TOPOGRAPHY AND SLOPE ANALYSIS The existing topography of the site is relatively flat but gently sloping from the southwest to the northeast. It is cut by numerous small washes malting the down- slope portions of the site susceptible to sheet flooding. The southeast corner of the site is more undulating and contains deeper washes than elsewhere onsite. Maximum change in elevation is approximately 80 feet over a 1 h mile distance from southwest to northeast. The overall slope is approximately 1.2%. The Topography Map shows the areas with slopes of 0% to 10%, 10% to 15%, and slopes above 15%. Slopes range in height from 2 feet to 6 feet and are generally associated with the defined washes along the southern portion of the site (JJA Site Analysis, February, 1986). See Exhibit C-1. D. G HYDROLOGY AND WATER RESOURCES The Pima Farms Specific Plan area is within the northern drainage basin of the Tucson Mountains. The site is relatively flat, undeveloped desert land sloping gradually to the north. Offsite watersheds impacting this project are shown on the Offsite Hydrology Map, Exhibit D-1. These were determined by utilizing U.S.G.S. Quadrangle Maps at a 2 t scale of one inch equals 2,000 feet and 20 foot contours. The associated flows shown on the Exhibit match those developed in a report prepared by The WLB Group of Tucson (1987) for the Silverbell Road improvements and approved by the Town of Marana. As shown on the Onsite Hydrology Map, Exhibit D-2, a significant portion of the project currently lies within the 100 -year floodprone area. Most of this area consists of braided washes within broad alluvial floodplain. These continue downstream to Silverbell Road where improvements have been constructed to allow flows through the Continental Ranch project Developed onsite flows for the Plan area were determined in the WLB Group Report (1987). The drainage structures recently constructed for Silverbell Road were sized and designed in accordance with the report to have the capacity to handle the fully -developed 100 -year flow condition from the Pima Farms Plan area. A series of existing improved channels within Continental Ranch from Silverbell Road to the Santa Cruz River were designed to deliver this flow without any retention requirements within the Pima Farms Plan area. The Silverbell Road Drainage Improvements", designed. by Jerry Jones and Associates (Job No. 85219.01) are presently near completion. These temporary measures are designed to protect the Silverbell Road improvements until such time as development occurs and a permanent solution is designed and built The plans for these temporary improvements have been reviewed and approved by the Town of Marana. The Specific Plan area is located east of the western boundary of the Tucson basin aquifer. Depth of ground water in this area is estimated at between 100 and 160 feet below the ground surface. Groundwater movement in this area is to the northwest Depth of water decreases towards the Santa Cruz River. E. EXISTING ROADS Several existing roads serve the Pima Farms Specific Plan area, as shown on Exhibit E-1, Silverbell Road is located on the north, Wade Road on the east and Scenic Drive on the west Artesian divides the Plan area into east and west portions. Pima Farms Road divides the Plan area into north and south portions. Primary access to the site from Marana is by Twin Peaks Road and Silverbell Road. Access to the site from 'Tucson and Interstate 10 is currently via Cortaro Road and then north on Silverbell. Silverbell Road is an improved 4 -lane divided roadway. Silverbell Road provides the major access to the site via Pima Farms Road, Artesian Coachline Road, and 3 i 1 Scenic Drive. All of these intersections have median cuts for access into the Pima Farms Specific Plan area. Artesian/Coachline Road continues north from Silverbell, intersecting with Twin Peaks and again with Silverbell Road approximately 1-1/2 miles north of Silverbell Road. Wade Road, the Specific Plan area's eastern boundary, has been realigned at it's intersection with Silverbell Road. The intersection was moved 800 feet to the southeast and paved. Wade Road continues southward for approximately 3/4 of a mile to Ina Road. South of Ina, Wade turns into Picture Rocks Road. Pima Fars Road runs east and west and divides the site. It is 1h aides in length and does not continue west of Scenic Drive, nor east of Silverbell Road. Thero osed co p p rection of Linda Vista and Twin Peaks Roads, within the Continental Ranch development, will provide additional access to the Pima Farms Specific Plan area. Tht access will be from Interstate 10 to both Coachline and Silverbell Roads. A bridge at Linda Vhsta/Twin. Peaks over the Santa Cruz River is to be included as part of those improvements. Artesiano is a dirt road extending from Silverbell Road south to Ina Road. Scenic Drive has a 60 -foot' wide dedicated right-of-way at the southwest corner of the site. This right -of --way is presently unimproved. E MG DW STRUCTURE AND PUBLIC SERVICES 1. Sewers A sewer basin study has been completed by Cella Barr Associates (1985-86) in conjunction with the Continental Ranch project. That study includes the Plan area. The design of the Continental Ranch sewer improvements anticipates the flows from Pima Fauns. An agreement between the developer of Continental Ranch, AMCOR, and the owner of the Pima Farms property provided for the improvements to service this site. The public sewers are available for service through four sewer stubouts located within the Silverbell right-of-way, one south of Pima Farms Road, and another at Coachline Road along with two additional stubouts between Coachline Road and 'Twin Peaks Road. These are shown on the Existing Infrastructure Map, Exhibit F-1. 4 2. Water The Pima Farms Specific Plan area is located within the City of 'Ibcson r Water Service Area. They have an assured 100 -year water supply. A 12 - inch public water main is located along the north edge of Silverbell Road. The Plan area will be serviced from this line. Several stubouts cross the Si'lverbell Road right-of-way to the southern right-of-way line. These are located between Pima Farms Road and Twin Peaks Road and are shown on the Existing Infrastructure Map, Exhibit F-1. One well site (28-P) is located in the Specific Plan area, approximately 25 feet north and 329 feet west of the southeast corner of Section 28 as shown �( on Exhibit F-1. It has been capped and cannot be reactivated. 1 i 1 3. Electric The Specific Plan area is traversed by five utility easements with power lines: a 100 -foot wide easement for high-voltage transmission lines for United States Bureau of Reclamation; two 10 -foot wide easement to Tucson Electric Power, a 10 -foot wide easement to 'Tucson Gas and Electric; and a six foot electric easement to 'Tucson Electric Power. The United States Bureau of Reclamation will permit limited uses within their easements. Uses include parking areas, crossing of roads, and low level landscaping. All uses will require their review and approval. 4. Gas El Paso Natural Gas Company has a 60 -foot wide easement traversing the Plan area. Two 10 -inch high pressure lines are located within the easement. Limited uses are permitted within their easements. Uses include road crossings, limited landscaping and golf course fairways. All uses within their easements requires their review and approval. 5. Drainage Structures Drainage structures are located along Sflverbell Road to collect and convey the flow under Sflverbell 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 onsite flows and direct them to the Sflverbell Road drainage structures. F1 H U r ' G. VEGETATION AND WII.DLIFE HABITAT 1. Existing Vegetation: A vegetational analysis of the site was conducted (JJA Site Analysis, Feb. 1986). Methodologies utilized included analysis of aerial photographs, as well as onsite field inventory and verification of existing plant communities. TWo distinct plant communities exist on the site (see Exhibit G-1). The predominant plant community is composed of mature native vegetation typical of the Sonoran Desertscrub Plant Community. This community is characterized by large stands of creosote bush interspersed with cacti and annual and perennial forbes and grasses. Overstory is limited to scattered velvet mesquite, blue palo verde, whitethorn acacia, and saguaro. Canopy cover densities of the Sonoran Desertscrub Plant Community are generally uniform throughout the site, ranging from 20% to 40%. The secondary plant community found on the site is the RiparianArroyo Plant Community. This community is found along the site's major and minor drainages, and is characterized by an overstory canopy of velvet mesquite and blue palo verde underlaid with a sub -canopy of acacia, desert hackberry, triangle bursage and annual and perennial forbes and grasses. Canopy cover densities of Riparian - Arroyo Plant Community are approximately 50%. Vegetation within both plant communities on the site is in a healthy condition, with numerous specimens of barrel cacti, staghorn cholla, teddy bear cholla, prickly pear and scattered saguaro. The two plant communities are shown on the Vegetation Map, Exhibit G-1. Appendix H lists the vegetation within the respective plant communities. A site investigation for Tumamoc Globeberry Vine indicated there were none present within the Plan area (JJA Site Analysis, Sept. 1988). 2. Soil Stabilization: E fisting vegetation on the site plays a primary role in the prevention of soil erosion. Vegetation along the site's major and minor drainageways helps to stabilize banks and define channels, while vegetation in areas subject to sheetflooding holds soil in place and prevents gullying. Gi n 0 1 1 1 1 1 1 1 IEL t 1 3. Wildlife a. Wildlife Status: The Arizona Game and Fish Department Tucson Regional Office was contacted regarding the status of wildlife and wildlife habitat on the site. The Arizona Game and Fish Department indicates that the desert tortoise (Gopherus agassizii) is the only special status species hely to occur in the area. Areas of the site containing possible desert tortoise habitat are located in the north one-half of the north one- half of Section 33; and the southeast one-quarter of Section 20, Township 12 South, Range 12 East. The remaining acreage in the project area does not have sensitive wildlife values. See Appendix M. b. Habitat: While no other special status species are listed for the site, this area does contain a wide variety of typical Sonoran desert wildlife. Common species known to inhabit this area include mule deer, javelina, coyote, jack rabbit, ground squirrel, kangaroo rat, as well as numerous bird and reptile species. Areas of riparian vegetation serve as both wildlife habitat and wildlife transportation corridors. Based on Pima County's adopted "Critical and Sensitive Wildlife Habitat Maps for Eastern Pima County" prepared by Dr. William Shaw, University of Arizona, 1986, the Plan area has no Class I Wildlife Habitats. This has been verified by on-site investigation. The report identified two potential areas of Class II Wildlife Habitat within the Plan area. An on-site investigation indicated that these two areas do not contain any Class II Wildlife Habitats (JJA Site Analysis, August, 1988). GEOLOGY AND SOII.S A soils investigation was undertaken by Construction Inspection and Testing Company. Their findings are detailed in Report #88-418 dated August 22, 1988 and are summarized below. The tem from the soils report is provided in Appendix V of this report. Subsurface investigation has revealed a profile consisting of fine and coarse-grained soils distributed in an irregular manner across the site, see Exhibit H-1. 7 Subsoils consist of sandy clays/silty sands/clayey sandy gravel of low to high plasticity at depths likely to be encountered during construction. The subsoils are generally of low density and exhibit soft to moderately firm consistencies resulting in volume change potential when exposed to increased moisture and/or loading conditions. Consequently, there will be minimum subgrade compaction requirements, as well as grading, fill, and foundation standards required in order to minimize differential settlement and the expansive potential of the native material. L CIJI-TURAj�AR�OLOCICAIJHISTORIC RESOURCES. The Plan area has been surveyed and the findings are on file with the Arizona State Museum. Six archaeological sites were located and identified by Numbers AZ. AA: 12:301, 302, 320, 321, 347 and 348. AZ AA: 12:301 and 320, are not of sufficient significance to warrant preservation. The Arizona State Museum recommends a mitigation program for sites AZ AA . 12:302, 321, 347 and 348 be implemented before development occurs. These sites are located on the Composite Map, Exhibit J-1. Copies of letters from the Arizona State Museum are included in Appendix IV. J COMPOSITE MAP The Composite Map illustrates and attempts to summarize the constraints associated with the proposed development, as identified from the analysis of the natural and developed features. The Composite Map is Exhibit J-1. 1 e 1 A _ ( \ I C''UZ `'� v` ... E7 I AVRA VALLEY AIRPORT _ AVRA VALLEY RD MARANA TOWN LIMITS • #0,I 11 •• ( %�yy i e TWIN PEAKS RD ----------- _�•=----� PIMA - "' •• j iQ ' FARMS '_`z ��,�-�•-= gip- •.�! 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FINANCE CENTER DRIVE, SUITE 210 TUCSON. AZ 85710 (602) 623-6146 Job: LTA -4T Date: 0 1000 2000 FT Exhibit H-1 R.A. HOMES 0100-2567 aft CONTINENTAL RANCH MASTER PLANNED COMMUNITY LEGEND ARCHAEOLOGY SITE 10%-15% SLOPES SLOPES GREATER THAN 15% '�;z+tA �yti�ts Sy�ec;i;c ?1'qu 10 0'FF-SFE HYDROLOGY WELL SITE (CAPPED) FLA. HOMES SaL 0100-7259 cts HYDRIOLOGY ERSILVERADO- TRe. -URE Ur 100 YEAR FLOOD ALL CREEDS -w-RRERIA TH let_ PRONE AREAS 'A 'ON AND THERHOW im EASE) on v H A TA T EXISTING DRAINAGE - X .Ho WAYS, BERMS & BOX -O CULVERTS ILS AND S M_SROA ------- _N/ R IG S I RUCTURES, SL C)61X% MAFMA J DISTFWT N F Jia R U C 301 —xi us OA"D S -COMPOSITE Jerry R.Jones Associates. lnc. 35 E.T00LE AVE.. TUCSON, AZ. 85701 li —�' \ �( / ' �\ ! . (802) 824-2391 AL THE PLANNING luly.�, f ` �� �V CENTER 950N. FINANCECENTER DRIVE. SUITE210 0 M TUCSON. AZ 85710 (602) 623-6146 5*. MST AT EMM — Job: LTA -4T 'o . .. cu Fu, EASULME z .?'401 :0 1 �F = "m Dole: 0 1000 2000 FT FLL,;T 'c • mccoy WARREN ANDERSON cv NELSON KE'NWIC VW*TE cr Exhibit J-1 U94a11 r� 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 line 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 Artesian 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; Corporate OMfee: 35 L Toole Avenue • PAL Soot 1330 Tucson, AZ 35702.1330 (602) 624.2391 FAX 621.4632 Anchor Centra Two: 2207 L Camwlback Rd. • Sufle 302 Phoenix, AZ 360164446 (60Z) 9564350 FAX 9564MU APPENDIX I JERRY R. JONES & ASSOCIATES, INC. ENGINEERS - PLANNERS • SURVEYORS 4j LEGAL DESCRIPTION Jerry R. Jones, P.E., R.L.S. PREPARED FOR Roger E. Basis, P.E. �Suanne J. Shields. P.E. PIMA FARMS SPECIFIC PIAN JJA JOB NO. 88-092.01 Frank W. Thomson, A.l.GP. DECEMBER 21, 1988 Rkhard H. Bourque, P.E. Hubert A. Duncan, P.E., R -LS. Mark A. Hanshaw, P.E. Matthew W. Flick, P.E. Pima Farms Parcels (BVS Trust Property) Thomas E. Hosack, P.E. kno is Wa Eden, All of Section 28; the Northeast Quarter of Section 29; the Peter S. Miner, P.E. north half of the north half of Section 33; all in Township 12 Thomas J. Lute, R.LS. South, Range 12 East, Gila and Salt River Meridian, Pima County, Gary S. Moriarty, A.I.A Arizona, and further described as follows: Except thatortion ofSilverbell Road as existing on December, P g 1986 lying north of the southerly right-of-way and further described as: r� 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 line 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 Artesian 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; Corporate OMfee: 35 L Toole Avenue • PAL Soot 1330 Tucson, AZ 35702.1330 (602) 624.2391 FAX 621.4632 Anchor Centra Two: 2207 L Camwlback Rd. • Sufle 302 Phoenix, AZ 360164446 (60Z) 9564350 FAX 9564MU 'J APPENDIX I (cont) 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 88-092-01) 16525 FW 3ERT A - 96M 11 1 r i 1 APPENDIX H EXISTING PLAINT COMMUNITIES & VEGETATION LIST Canopy: Blue Palo Verde/Cemidium floridum Velvet Mesquite/Prosposis j. velutina Whitethorn Acacia/Acacia constricta Saguaro/Camegiea gigantea Sub -canopy: Creosote Bush/Larrea tridentata Cholla and Prickly Pear/Opuntia species Paper Flower/Psilostmphe cooperii Brittlebush/Encelia farinosa Triangle Bursage/Ambrosia deltoidea Barrel Cactus/Echinocactus Desert Marigold/Baileya »ucltiradiata Limberbush/latropha cardiophylla Grama Grasses/Boutelova spp Canopy: Blue Palo Verde/Cem dium fToridum Velvet Mesquite/Proposis I velutina Ironwood/Olneya tesota Sub -canopy: Desert Hackberry/Cehis pallida Cat Claw Acacia/Acacia greggii Whitehorn Acacia/Acacia constriction Thangie Bursage/Ambrosia deltoidea Brittlebush/Encelia farinosa liiangle Bursage/Ambrosia deltoidea Desert Marigold/Baileya mukiradiata Mormon tea/Ephedra 67U ca Grama/Grasses/Bouteloua spp I nrrEvnIX m IJanuary 6, 1986 Mr. David Houghton Dooley -Jones and Associates, Inc. P.O. Box 1830 Tucson, Arizona 85702-1830 Dear Mr. Houghton; The Arizona Game & Fish Department has reviewed the area LATTER FROM ARIZONA GAME & FISH in T12S,R12E,SE4 Section 20, NEk Section 29, Section 28, and the NhNh Section .33, and we wish to provide the following information. N+ps w. welbrEll Twnw ClWiwr W" A. The Department's Data Management System was accessed for the site and desert tortoise (Gopherus a a�ssiz�ii) is the Um MONiQOYEM. fY_O only special status species likely to occur inntth area. The lands with desert tortoise habitat are located in the NhNh Section 33 and the SE4 Section 20. The remaining acreage in the project area does not have sensitive wildlife values. Mt O. AOWt ��tl CJp We do suggest that the larger desert drainages should be retained with native vegetation. Also, landscaping on 'own ow � / ARIZONA GAME & FISH DEPARTMENT caa cwJOAewOAD Sincerely, via L 555 N. Greasewood, Tucson, Az. 85745 IJanuary 6, 1986 Mr. David Houghton Dooley -Jones and Associates, Inc. P.O. Box 1830 Tucson, Arizona 85702-1830 Dear Mr. Houghton; IVCS: Sir Bud Bristow, Di ctor Vashti C. Supolee Habitat Evaluation Specialist Tucson Regional Office w t«rw arw q.w The Arizona Game & Fish Department has reviewed the area in T12S,R12E,SE4 Section 20, NEk Section 29, Section 28, and the NhNh Section .33, and we wish to provide the following information. The Department's Data Management System was accessed for the site and desert tortoise (Gopherus a a�ssiz�ii) is the only special status species likely to occur inntth area. The lands with desert tortoise habitat are located in the NhNh Section 33 and the SE4 Section 20. The remaining acreage in the project area does not have sensitive wildlife values. We do suggest that the larger desert drainages should be retained with native vegetation. Also, landscaping on the upland sites in Sections 24 and 33 should utilize desert plants. If I can be of further assistance, please call 628-5376. Sincerely, IVCS: Sir Bud Bristow, Di ctor Vashti C. Supolee Habitat Evaluation Specialist Tucson Regional Office w t«rw arw q.w 11 1 1 APPENDIX IV I1-�TTER FROM ARIZONA STATE MUSEUM 2M, ARIZONA STATE MUSEUM THE UNIVERSITY OF ARIZONA TUCSON. ARIZONA 15721 December 20, 1985 Mr. Robert Jackson, Planner Dooley -Jones b Associates, Inc. Post Office Box 1830 Tucson, Arizona 85702-1830 Dear Hr. Jackson: This letter is being sent in reply to yours of December 18th requesting information on cultural resources for the area to be included in your project for North Village Center Master Plan at DJA Job No. 85-219. Checking the files here at the Arizona State Museum, I see that the area has been surveyed 100 percent (excepting for two areas in the SEE of Section 29, T12S R12E) so chances of turning up additional sites are not likely. However there are six sites on the subject property. They are: AZ AA:12:301 Artifact Scatter - Hohokam 302• Artifact Scatter - Hohokam 320 Trash Scatter 6 Camp - Historic 321 Camp or Village - Hohokam 347 Artifact Scatter 6 Agricultural Features - Hohokam 348 Camp or Village - Hohokam The State Museum recommends a mitigation program for those sites that are likely to be adversely affected by land modification activities. If you have any questions concerning this statement, please feel free to call at 621-4011. Si cerely, / Sharon F. Urban (Miss) Public Archalogist SFU:ajc 1 11 i APPENDIX ry (cont) ®� ARIZONA STATE MUSEUM ®® THE UNIVERSITY OF ARIZONA TUCSON, ARIZONA 85nI January 19. 1937 Mr. Bob Jackson Dooley Jones 35 E. Tool Avenue P. 0. Box 1830 Tucson. AZ 85702-1830 Dear Mr. Jackson: Here is the information you requested concerning archaeological sites located at Silverbell and Pima Farms Roads. I have included site descriptions. comments on significance and preliminary recommendations. Site: AZ AA:12:302: FARMING SITE' Size: 10m x 15m. Location: T.12S, R12E. Section 28 SWSW 1/4 Site Description: A light scatter of plainware sherds and chipped -stone artifacts made from local red rhyolite. oris site is located on a cleared flat east of a small wash. No surface features were seen however. there is a chance that some buried remains are present. Site: AZ AA:12:321: HABITATION SITE Size: 280m x 500a. Location: T.12S. R.12E. Section 28 NENH 1/4 Site Description: This site vas divided into two loci. Both areas have plainvare and decorated sherds. chipped -stone artifacts, and one piece of groundstone. Two trash mounds were found in area 2. Buried features are likely. Site: AZ AA:12:347: FARMING SIZE Size: 60m. x 30m. Location: T.12S. 8.128. Section 29 SENB 1/4 Site Description: Zhis site consists of a light scatter of plainware and decorated ceramics and chipped -stone artifacts. The site has several rock piles J 1 [1 1 1J APPENDIX IV (cont) Mr. Sob Jame s Page 2 Jancary 19. 1987 on its socthern end which might be associated with prehistoric farming activities. Site: AZ AA:12:348: HABITATION SITE Size: 170 m. x 120m Location: T.12S. R.12E. Section 29 NIA NEI/4 Site Description: This site is located over an extensive area, however, cultural materials are light. A fire pit and rock ring were found eroding out of a wash. Significance: 'hese sites (302. 321. 347 and 348) may be eligible for inclusion for the National Register of Historic Places on the basis of Criterion D. 36. CFR Part 60.4. Criterion D addresses the sites potential to yield important information in the prehistory or history of an area. i.e. the sites potential for scientific use. Functional/contextual relationships between features and activity areas can be investigated effectively at these sites because of their intact nature. The potentiAl significance of these sites relates most directly to n=crous problems we are trying to solve concerning settlement — subsistence in the desert region of the Northern Tucson Basin. Reca=endation: The' Museum recoomends that sites AZ AA:12:301. 321. 347; and 348 be protected. Any earthmoving activities on these sites would seriously damage their potential to yield important information about the past. Sites AZ AA:12:301 and 320 do not seem to be of sufficient significance to warrant preservation. Both sites appear to be isolated Put breaks. The Museum would like to field check both sites however before making any recommendations. I hope this additional information will be useful to you in planning your project. If I can be of any further assistance please call =e at 621-4011. JHM:ajc •Sincerely. E. Madsen istant Archaeologist 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPENDIX V Construction Inspection & Testing Co. 2002 WEST NORTH LANE 950 WEST GRANT ROAD SM PHOENIX ARIZONA 09021.1927 TUCSON. ARIZONA 89705 Phow 861.2002126&SMS Phww: 882-0626 AUGUST 22, 1988 LEISURE TECHNOLOGIES, INC. 3390 N. CAMPBELL, STE. 134 TUCSON, ARIZONA 85719 RE: SOIL INVESTIGATION PROJECT: PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA JOB NO. 88-4182 IN ACCORDANCE WITH YOUR REQUEST, WE HAVE COMPLETED THE SOIL INVESTIGATION FOR THE SUBJECT PROJECT. THE ACCOMPANYING REPORT INCLUDES THE RESULTS OF OUR FIELD INVESTIGATION AND LABORATORY TESTING ALONG WITH OUR CONCLUSIONS AND RECOMMENDATIONS. REgA C& • dl ITTED, ECTION & TESTING CO. Sx;E + P. E. COPIES TO: ADDRESSEE C6) CpNSTF=TION INSPECTION I ENGWEPRW3 INVESTMTIONS / SANITATION WSPECTM 1 MATERIALS TESTING APPENDIX V (CO D) Construction Inspection & Testing Co. PART I REPORT � aPrErrnix v (corrrnvuEn) Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD ' PIMA COUNTY, ARIZONA ' GENERAL IT IS UNDERSTOOD THAT THE PROPOSED STRUCTURES WILL THIS REPORT WAS PREPARED AT THE DIRECTION OF LEISURE TECHNOLOGIES, INC., TUCSON, ARIZONA, AND DESCRIBES THE IMPOSING RELATIVELY LIGHT FOUNDATION LOADS. BASEMENTS SOIL CONDITIONS, LABORATORY FINDINGS AND A LOAD BEARING EVALUATION OF T.HE PROJECT IDENTIFIED AS PIMA FARMS, GRADING WILL CONSIST OF CUTS AND FILLS TO OBTAIN LOCATED AT SILVERBELL ROAD AND PIMA FARMS ROAD, PIMA COUNTY, ARIZONA. THE PURPOSE OF THE REPORT IS TO ' PRESENT GENERAL INFORMATION CONCERNING THE ENGINEERING CHARACTERISTICS OF THE SOIL AND TO SUBMIT RECOMMEN- DATIONS FOR THE DESIGN OF FOUNDATIONS AND SITE PREPA- RATION IN ACCORDANCE WITH FHA/VA/PIMA COUNTY REQUIRE- MENTS. ' PROPOSED CONSTRUCTION IT IS UNDERSTOOD THAT THE PROPOSED STRUCTURES WILL ' CONSIST OF SINGLE AND MULTI -FAMILY, ONE AND TWO LEVEL STRUCTURES OF MASONRY ANDI,OR WOOD FRAME CONSTRUCTION IMPOSING RELATIVELY LIGHT FOUNDATION LOADS. BASEMENTS MAY BE PROPOSED. MAXIMUM STRUCTURE LOADS ON THE ORDER OF 2.5 KIPS PER LINEAL FOOT ARE ANTICIPATED AND THE GRADING WILL CONSIST OF CUTS AND FILLS TO OBTAIN FINISH GRADE ELEVATIONS. INVESTIGATION SIXTY TEST BORINGS WERE MADE AT THE LOCATIONS AS SHOWN ON THE ACCOMPANYING SITE PLAN. THE SOILS ENCOUNTERED WERE CONTINUOUSLY EXAMINED, CLASSIFIED, LOGGED AND 11 L 1 11 1 APPENDIX V (CONTINUED) construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA SAMPLED WHERE APPLICABLE. THE GRADATION AND ATTERBERG LIMITS WERE DETERMINED ON SELECTED SAMPLES ALONG WITH SWELL TESTS TO DETERMINE THE VOLUME CHANGE POTENTIAL OF THE SOILS. DIRECT SHEAR AND CONSOLIDATION TESTS WERE PERFORMED ON UNDISTURBED SAMPLES TAKEN AT SHALLOW DEPTHS TO DETERMINE THEIR SEARING CAPACITY AND COMPRES- SIBILITY. RESULTS OF LABORATORY TESTS, FIELD INVESTIGATION AND CLASSIFICATION OF THE SUBSOILS WERE USED AS THE BASIS FOR THE CONCLUSIONS AND RECOMMENDATIONS CONTAINED IN THIS REPORT. SITE CONDITIONS AND SOIL PROFILE THE SITE ENCOMPASSES 460 ACRES OF RELATIVELY FLAT, UNDEVELOPED DESERT LAND. THE SITE SLOPES GRADUALLY TO THE SOUTH. SHALLOW TO DEEP NATURAL DRAINAGE CHAN- NELS CRISSCROSS THE SITE 'AND WILL REQUIRE CONTROLLED FILL UNDER BUILDING AREAS. MEDIUM TO HEAVY DESERT VEGETATION WILL REQUIRE STRIPPING. RECOMMENDED SITE WORK PROCEDURES WILL BE PRESENTED LATER IN THIS REPORT. AS SHOWN ON THE ACCOMPANYING LOG OF TEST HOLES AND GRAIN SIZE DISTRIBUTION GRAPH, THE SUBSOIL PROFILE TO THE DEPTHS EXPLORED CONSISTS OF FINE AND COARSE-GRAINED SOILS DISTRIBUTED IN A SOMEWHAT IRREGULAR MANNER ACROSS THE SITE. SURFACE AND SUBSOILS TO DEPTHS OF SIGNIFI- CANT FOUNDATION INFLUENCE CONSIST OF SANDY CLAYS/SILTY SANDS/CLAYEY SANDY GRAVELS/CLAYEY SANDS/SANDY GRAVELS/ SILTY SANDY GRAVELS OF LOW TO HIGH PLASTICITY. (2) ' APPENDIIL V (CONTINUED) Construction Inspection &Testing Co. ' PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA UNDERLYING THE SURFACE SOILS ARE FOUND SIMILAR TYPES OF SOILS AS WELL AS SANDS, GRAVELS AND ROCK AT VARYING ' DEPTHS. 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 DEPTHS 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- FOUNDA- DITIONS OF INCREASED MOISTURE, RELATIVELY LARGE TION SETTLEMENTS SHOULD BE'EXPECTED. THEREFORE, IT IS RECOMMENDED THAT SOILS UNDERLYING ' FOUNDATIONS BE COMPACTED IN ORDER TO MINIMIZE SETTLEMENTS. THE SWELL ' POTENTIAL OF THE SANDY CLAY SURFACE SOILS OF MEDIUM TO 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 C3� SLABS. 1 7� l F1 1 1 1 1 APPENDIX V (CO D) Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA THEREFORE, 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: (1) IT IS ANTICIPATED THAT ONLY MINIMAL GRADING WILL BE REQUIRED OVER MOST OF THE SITE TO DENSIFY SURFACE SOILS AND ACH4 EVE 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 SETTLEMENTS. (3) THE EXISTING SURFACE SOILS ARE FIRM WHEN DRY BUT BECOME SOFT AND UNSTABLE WHEN WET. (4) I APPENDIX V (CONT'IlVLTED) I Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA (4) 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 1" TO 1 1/4" ' 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 FOLLOWED. CS> Ll APPENDIX V (CONTINUED) Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA I THE FOLLOWING SUGGESTIVE MEASURES SHOULD BE CONSIDERED (6) TO TO HELP PREVENT A MOISTURE BUILD-UP FROM OCCURRING, AND 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. 5. USE AN OPEN -GRADED 3/4 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 5 INCHES. (6) APPENDIX V (CONTINUED) Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA 8 PROVIDE A COMPACTED SEMI -IMPERVIOUS BACKFILL (SITE CLAY SOILS) AGAINST PERIMETER FOOTINGS AND WALLS. PROVIDE GOOD AND ROOF RUNOFF 9. DRAINAGE OF SURFACE 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 1 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. (7) APPENDIX V (CONTINUED) Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA FOUNDATIONS: 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. cs� 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. cs� APPENDIX V (CONTINUED) Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA C9) 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. BE WITHIN THE ESTIMATED FOOTING SETTLEMENTS SHOULD 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 C9) APPENDIX V (CONITNUED) Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA FOOT. HEAVIER LOADS SHOULD BE 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 STRUCTURES SHOULD BE PROVIDED DURING CONSTRUCTION AS WELL AS THROUGHOUT THEIR LIFE. IN NO CASE SHOULD LONG-TERM PONDING BE ALLOWED NEAR STRUCTURES. IN UNPAVED AREAS IT IS SUGGESTED THAT FINISHED SLOPES EXTEND A MINIMUM- OF 5 FEET HORIZONTALLY FROM BUILDING WALLS AND HAVE A MINIMUM VERTICAL FALL OF 3 INCHES. MINIMUM GRADES OF 1 PERCETVT•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 1 (10) 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 1 (10) APPENDIX V (CONTINUED) Construction Inspection &Testing Co. 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. i 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 MQISTURE 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. C1I) APPENDIX V (CONTIN[JED) Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA 1 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 UNUSUAU 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 QF THOSE CONCERNED. 1 APPENDIX V (CO D) Construction Inspection & Testing Co. EARTHWORK 1 APPENDIX V (CO D) Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA SPECIFICATIONS FOR GRADING 1 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 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 1 I APPENDIX V (CONTINUED) 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. (FILL 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 .6E 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 APPENDIX V (CONTINUED) ' Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA PROVIDED. SHOULD THIS OFFICE NOT PROVIDE ON-SITE SUPERVISION AND TESTING OF THIS WORK, ALL RECOM- MENDATIONS WILL BECOME INVALID. 1 APPENDIX V (CONTINUED) Caastruction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA ISPECIFICATIONS FOR GRADING t 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 EXISTING SUBSURFACE FACILITIES. WIDEN ANY DEPRES- ACCOMMODATE COMPACTION SIONS AS NECESSARY TO 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 t APPENDIX V (CONTINUED) Construction Inspection &Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA Ll 1 MAY BE TO FILLING OPERATIONS SO THAT SUPERVISION DETERMINED IN ACCORDANCE WITH ASTM D-698 WITHIN THE UPPER 2 FEET BEFORE ANY FILLS ARE PLACED. THE 8. AMOUNT OF COMPACTION: UPPER 2 FEET BELOW FINISH GRADES IN CUT AREAS SHOULD ALSO BE COMPACTED TO AT LEAST 90% OF MIXED AND MAXIMUM DRY DENSITY AFTER RE -WETTING. THESE EVENLY, IT SHALL BE COMPACTED TO RECOMMENDATIONS MAY BE WAIVED WHERE CEMENTED OR ROCK MATERIAL IS ENCOUNTERED. WITH ASTM D-698. 6. FILL MATERIAL: 9. SUPERVISION ALL FILL MATERIAL SHALL BE PRE -WETTED NATIVE SOILS FREE OF VEGETABLE MATTER, DELETERIOUS OR FOREIGN THE SITE WORK MATERIAL. OVERSIZED MATERIAL MAY BE USED, HOW- SHOULD BE AS NECESSARY TO PROPERLY CONTROL FILL EVER, IT SHOULD ONLY BE USED IN THE LOWER ELEVA- PLACEMENT. THIS OFFICE SHOULD BE NOTIFIED PRIOR TIONS OF DEEP FILLS. (FILL 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 r WHEN COMPACTED SHALL NOT EXCEED 12 INCHES IN Ll 1 MAY BE TO FILLING OPERATIONS SO THAT SUPERVISION THICKNESS. 8. AMOUNT OF COMPACTION: SPREAD AFTER EACH LAYER HAS BEEN PLACED, MIXED AND 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 Ll 1 MAY BE TO FILLING OPERATIONS SO THAT SUPERVISION APPENDIX V (CONITNUED) 1 Construction Inspection & Testing Co. PIMA FARMS SILVERBELL ROAD AND PIMA FARMS ROAD PIMA COUNTY, ARIZONA PROVIDED. SHOULD THIS OFFICE NOT PROVIDE ON-SITE SUPERVISION AND TESTING OF THIS WORK, ALL RECOM- MENDATIONS WILL BECOME INVALID. fl i 1 1 1 HrrtNUIX V1 nt. mi t. THIS BITE IB0OVERED BY TNN TOWN OP MANAMA BERNAL PLAN, ZONE B. S. PHASE 'A' REPRESENTS THE ANNA NORTH BP PIMA /ARMS ROAD. PHASE 'E' RVIIEBENTS THE AREA SOUTH OP PIMA PARES MOAB. P. A PRIVATE OOLP 00900E 10 PLANNED POR PHASE 'E'. ... .» - .... ® JQMJ Annexation map presented to Town of Marana on August 18, 1987 APPENDIX VII PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT 130 WEST CONGRESS TUCSON, ARIZONA 85701 GEORGE A. BRINSKO May 5, 1989 Director Jerry R. Jones b Associates, Inc. P.O. Box 1830 Tucson, Arizona 85702-1830 ATTN: Karl 0. Moyers Dear Mr. Moyers: UE R -y R. _ _ ASSOC. h"Kh111AAY,'.,10 � i�59 L _ CAPACITY RESPONSE N0. 89-26 PH: 792-8676 �•c�- �TIt'J "V We have reviewed your request of May 3, 1989 regarding the availability of sewer service for the following proposed use and property: 738 acre commercial and residential development with approximately 2,770 dwelling units, a. located on the Southside of Silverbell Road at Coachline Blvd. Under existing conditions (actual developments and commitments for service through approved Sewer Service Agreements), there is capacity for the initial phase of this proposed development, in the downstream sewerage system and in the existing 18 inch line and two 10 inch lines (G-87-34) crossing Silverbell Road at points adjacent to this parcel. This area is served by the interim Continental Ranch Wastewater Pumping Facility. The permanent pumping facility is currently under construction. Upon the completion of the permanent facility, there should be adequate wastewater conveyance capacity for the subsequent phases of this proposed development. This response is not to be construed as a commitment for conveyance capacity allocation, but rather an analysis of the existing sewerage system as of this date. Should you desire to enter into a Sewer Service Agreement, a Development Plan or Tentative Plat, showing the preliminary sewer layout for the proposed project, must be submitted and approved. . To qualify as a public conveyance system, flow must be by gravity to an existing public sewer system. Should you desire additional information regarding this subject, please contact this office (7404676) . Very truly yours, Glenn Spangenberg Wastewater Planning Engineer Edward G. St:al z Sr.. C.E.A., WWM Planning GS:EGS:clm APPENDIX VIII O DA,r.v: 05/06/89 JERRY JONES AND ASSOCIATES P.O. BOX 1830 �:•:_ TUCSON, AZ 85702 Attention: KARL MOYERS SUBJECT: PIMA FARMS SPECIFIC PLAN WADE RD. 733.0 ACRES J 1000 UNITS WATER SUPPLY Tucson Water has been designated by the State of Arizona, Department cf ;rater Resources, as having an assured water. surnuly. This does not mean that water service is currently available to the proposed development. The development lies within the exterior boundary of Tucson Water's planned.50-year service area. Therefore, water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water master plan identifying water use, fire flow requirements and all major on- site and off-site water facilities and the proposed connection points to the existing water system. The development falls within the following area specific water system plan: PEPPERTREE AREA This plan requires that, in addition to the standard water meter connection fee, a water development zee must be paid. 1 WELLSTIE 1001X 100' MAY BE REQUIRED The comments herein made are valid for a period of one ypz.r only. If you have any questions, please call Hani bargnour rt 771-4331. Very truly yours, Kirke L. Gui d Chief Planning Engineer KLG:HB cc: Jim Spain, Design Engineering Supervisor Hani Barghout, Planning Evaluation Supervisor Project File Tucson Water Planning Information to many to list Tucson Water . City of Tucson . P.O. Box 27210 . Tucson, AZ 85726-7210.791-4331 BIBLIOGRAPHY Continental Ranch Sanitary Sewer Master Plan. CBA File No. 03941-01-17, F0445, DRV- 04. RV04. Cella Barr Associates. April 1985, Revised May 1985. Design Report for Wastewater Pumping Facilities at Continental Ranch, Pima County, Arizona. CBA File No. 03941-01-81, F0467, JCH-07, Cella Barr Associates, April 9, 1985, Revised Sep. 30, 1985. Hydrologic Design Analysis for Continental Ranch, WU No. 186031-104, The WLB Group, Inc., February 1987. Master Sanitary Sewer Construction and Service Agreement for Continental Ranch. Agreement between AMCOR Investments Corporation and Pima COunty Department of Waste Water Management. Signed February 21, 1986 and April 16, 1986. Shaw, William, Ph.D. et. al. Wildlife Habitats in Tucson: A Strategy for Conservation. University of Arizona, Tucson, Arizona. August 1986. i 1 7 1 W ;AMMIrV, 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 PIMA FA-TIUMS SPECIFIC PLAN DESIGN GUIDELINES Prepared For: The Steinfeld/Stedman Trusts c/o First Interstate Bank 150 North Stone Tucson, AZ 85701 March 1, 1989 Prepared by: The Planning Center 950 North Finance Center Drive Suite 210 Tucson, AZ 85710 and Jerry Jones & Associates 35 East Toole Tucson, AZ 85702 1 1 1 1 1 1 1 1 1 1 1 i 1 TABLE OF CONTENTS A. Introduction and Purpose ............................. 1 B. Design Review Committee ............................ } C. Landscape Architecture and Streetscapes .................. 2 1. Streetscapes.................................. 3 2. Entries and Nodes ............................. 6 3. Screening ................................... 6 4. Pedestrian/Equestrian Trail ....................... 7 5. Street Furniture and Lighting .......................7 6. Plant Palette and Densities ........................S C. Non -Residential Development Guidelines ...................9 1. Architectural Theme and Detail .....................9 2. Site Development..............................11 D. Residential Development Guidelines ....... _ .............13 1. Architectural Theme and Detail ....................13 2. Site Development..............................15 E. Signage..........................................15 1 IV DESIGN GUIDELINES IA. INTRODUCTION AND PURPOSE The Pima Farms Specific Plan Design Guidelines are intended to express and establish the character of the future development within the Plan area. The statements of intent are flexible enough to promote good design and encourage creativity and quality development. All development within the Pima Farms Specific Plan shall reflect the character and intent set forth in this document and will be approved by the Design Review Committee. The purpose of the guidelines are to provide a documented basis for evaluating and directing the planning and design of improvement to each area. They are to ensure consistent high quality developments, thus protecting the investment of those who locate within the Specific Plan area. The goals of the Design Guidelines are as follows: • To provide the Town of Marana with the necessary assurance the Pima Farms Specific Plan area will develop in accordance with the quality and character proposed herein. • To provide guidance to the Town staff, the Planning and Zoning Commission, and the Town Council in their review of development projects within the Specific Plan area. • To establish guidelines for developers, builders, engineers, architects, landscape architects, and other professionals toward the creation and maintenance of the desired project character. • To respond to existing natural features and minimize adverse impact on the ecosystem. • To establish variety, interest and a high standard of architectural and landscape design. • To encourage imaginative and innovative planning of facilities and sites with flexibility to respond to changes in market demand. 1 The design guidelines have been developed as a method of controlling ' the overall community design character. The statements seek to achieve a cohesive design fabric within the Pima Farms Specific Plan area. The design guidelines will apply to three main subjects: 1) Landscape Architecture and Streetscapes 2) Nonresidential Development Design Guidelines 3) Residential Development Design Guidelines B. DESIGN REVIEW COMMITTEE One person from the Marana Planning and Zoning Commission and one person from the Scenic Drive Neighborhood Association will be invited to be a member of the Design Review Committee. Neighborhood representative membership in the Design Review Committee is restricted to residents of the Town of Marana. The Pima Farms Design Review Committee shall be established by the owner. Approval of a development project by the Design Review Committee is intended to assure compliance with the Pima Farms Design Guidelines. All approvals shall be in writing from the Committee All additions or modifications to cover signs, landscape and architecture g P shall be submitted to the Committee whether or not construction accompanies initial development or occurs thereafter. All landscaping, building, lighting, signage, etc., will be subject to review and approval of the Design Review Committee. C. LANDSCAPE ARCHITECTURE AND STREETSCAPES A landscape theme for the community provides transition and visual cohesiveness between planning areas, open space, and circulation 1 components. The objectives of the Landscape Architecture and Streetscape Guidelines are: • To establish a landscape plant palette for use in public rights-of- way, streets, parking lots and setbacks. • To establish plant materials blending into the larger visual environment of the Specific Plan area and the natural terrain. PEO. TNAL tAMOSCAEEO GENOA LOW FLOW A CMANNEL 2 i TYPICAL DRAINAGE SECTION NOT TO SCALE Silverbell Road is a designated Scenic Route and requires a minimum building setback of 45', limited access points and screening/landscaping requirements along the frontage. ' It is also recommended that (a) building heights not exceed 1/2 the distance from the right-of-way edge, e.g., maximum building height is 30' when a 60' building setback is provided; (b) commercial building heights not exceed 34'; ' (c) residential building heights not exceed 30'; and (d) a visual analysis is performed prior to development plan approval demonstrating the consideration of the viewshed from Silverbell Road to the Tucson Mountains. ' b. Major Collectors Coachline Boulevard between Silverbell Road and Pima ' Farms Road is the major collector within the plan area. • To establish landscape guidelines for residential and commercial neighborhoods, including street trees, street furniture and major view corridors. Elements included in the Landscape Architecture and Streetscape ' Guidelines are: • Streetscapes 1 Entries and nodes • Screening • Pedestrian/Equestrian Trail ' Street furniture and lighting • Plant Palette and Density 1. Streetscapes The primary project identity is defined by the physical appearance of the streetscape as perceived by residents and visitors. Thus it is the intent of these guidelines to apply to those frontages, boundaries, and perimeter edges that are visible to the public. The major streets of the Pima Farms Specific Plan are Pima Farms Road, Coachline Boulevard, and the two proposed roads north and south of Pima Farms Road. a. Scenic Route Silverbell Road is a designated Scenic Route and requires a minimum building setback of 45', limited access points and screening/landscaping requirements along the frontage. ' It is also recommended that (a) building heights not exceed 1/2 the distance from the right-of-way edge, e.g., maximum building height is 30' when a 60' building setback is provided; (b) commercial building heights not exceed 34'; ' (c) residential building heights not exceed 30'; and (d) a visual analysis is performed prior to development plan approval demonstrating the consideration of the viewshed from Silverbell Road to the Tucson Mountains. ' b. Major Collectors Coachline Boulevard between Silverbell Road and Pima ' Farms Road is the major collector within the plan area. 1 1 1 1 1 1 1 1 1 1 1 The landscape concept for this street 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. Building setbacks are required and a varying distance is encouraged to provide interest and motion. Where parking is in the setback area, it shall be screened with a wall, berming or appropriate landscaping. Bicycle paths and pedestrian trails shall be integrated with the street system where appropriate. NATURAL 'r �� BIKE DESERT PATH PED. PATH 6' 14'[ 10' L 6' 26' 16' I 26' I 6' [ 10' [4' 16' 120` R.O.W. TYPICAL MAJOR COLLECTOR o WALL ANO LANOSCAPE 0 0 VARYING DISTANCE OF BUILDING SETBACKS ALONG MAJOR COLLECTORS 9 C. Local Collector Streets ' The local collector system within Pima Farms Specific Plan consists of Pima Farms Road, and the two proposed roads north and south of Pima Farms Road. ' Local collector streetscapes within the Specific Plan area shall provide a theme complementing the overall project ' character. To achieve a sense of continuity, the local collector roadways shall be landscaped with native and/or drought tolerant plant materials. Scenic Drive will remain a local two-lane collector with a posted low speed limit. PEO. BIKE NATURAL PATH PATH DESERT PLANTING ' 4' 4' 2 I ' G' 28' G' 2'4' 4' 60' to 75' R_O.W_ TYPICAL LOCAL COLLECTOR 1] 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2. Entries Entries serve as a "doorway" to the community. The landscape plan shall be designed to announce entry into the community. Entry monumentation shall include appropriate signage, accent trees and plantings consistent with the community character. BUILDING/PARKING FREE AREA k:j-. L -MAJOR ENTRANCE TREES ACCENT WALL FOREGROUND PLANTING BED/ANNUAL COLOR ACCENT PAVING TYPICAL ENTRY STATEMENT 3. Screening a. Proiect 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 6 feet in height. All walls constructed along the major and local collectors shall be masonry and/or a masonry/wrought iron combination when see-through is necessary. b. Screenine Non-residential land uses shall buffer abutting residential ' developments with an effective landscape composition. Landscaping elements are to provide visual screening and achieve a transition between primary uses of the site. ' COMMERCIAL RESIDENTIAL WALL L LANDSCAPE BUFFER ' 1 BUFFERING RESIDENTIAL AREAS 4. Pedestrian/Equestrian TYail ' The pedestrian/equestrian trail system within the development sensitive overlay area and the drainageway north of Pima Farms Road will link the Continental Ranch development and existing residences in the Tucson Mountain area through the Pima Farms Specific Plan area. The landscape concept for the trail is to maintain the Sonoran Desert setting. ' 5. Street Furniture and Lighting There are unlimited designs for street furniture that would be ' acceptable for use within the Pima Farms Specific Plan area. These features include: light standards, walk lighting, trash receptacles, benches, bus shelters and plant containers. ' Lighting shall be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. All lighting within ' Pima Farms will comply with the Marana Lighting Ordinance in effect at the time of the Specific Plan adoption. 7 ' Lighting shall be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights ' shall be directed down, onto the pavement/property and not onto neighboring areas. Standards shall be separated to create concentrations of light, as opposed to a continual lighting stream. All light standards within public right-of-way shall be compatible with the Town of Marana's specifications and shall be maintained ' by the Town of Marana. Light standards should be located at heights necessary for safety and security purposes. [I L NO DIRECT LIGHT PEDESTRIAN AREA PARKING LOT LIGHTING LIGHTING 6. Plant Palette and Densities ' The general landscape concept of Pima Farms is a Sonoran Desert theme. While certain aspects of the community may deviate from an exact portrayal of the selected theme, planting of ' specific plants can create a Sonoran Desert character to the project. ' The Pima Farms Specific Plan area requires landscaping along all streets within established setback areas from the street curb face, revegetated drainageway with pedestrian/equestrian trail, and ' parking areas. 8 Minimum plant density schedule for 400 square feet is as follows: ' Architectural Theme and Detail • Site Development ' All changes to the exterior of any of the buildings or yards must have prior approval of the Design Review Committee. A view analysis of the village core will be prepared at the time of subdivision platting or ' preparation of development plan. View analysis will be from Scenic Drive and surrounding areas. A visual analysis will be prepared for the following areas; the Development Sensitive Area, the commercial areas ' and Silverbell Road which is classified as a Scenic Route. Visual analysis will be prepared at the time of the preparation of subdivision platting and/or preparation of development plans. Z • 1 tree (minimum 15 gallon container) • 8 shrubs (minimum 5 gallon container) • 30% ground cover (may include inert material) ' See Appendix for plant palette. ' C. NONRESIDENTIAL DEVELOPMENT GUIDELINES ' The purpose of the following guidelines is to provide a flexible framework complimenting the overall community design and to ' encourage quality development. The objectives of the design guidelines are to: ' Achieve market/corporate appeal and ensure economic feasibility. • Achieve the aesthetic expectation of Marana and implement the ' goals of the Pima Farms Specific Plan. • Establish individual commercial identity, reflecting function of use through architectural form. ' Elements included in the Nonresidential Development Guidelines include: ' Architectural Theme and Detail • Site Development ' All changes to the exterior of any of the buildings or yards must have prior approval of the Design Review Committee. A view analysis of the village core will be prepared at the time of subdivision platting or ' preparation of development plan. View analysis will be from Scenic Drive and surrounding areas. A visual analysis will be prepared for the following areas; the Development Sensitive Area, the commercial areas ' and Silverbell Road which is classified as a Scenic Route. Visual analysis will be prepared at the time of the preparation of subdivision platting and/or preparation of development plans. Z �J 1. Architectural Theme and Detail a. Theme Commercial/office buildings shall be of a style and material employing massing, scale and proportion for design implementation. b Design Details Roof projections over windows are encouraged from an energy conservation perspective. Buildings with angular forms and changes in roof planes are encouraged. Rooftop equipment shall be appropriately screened. All gutters and downspouts shall be enclosed within building walls. Providing adequate enrichment to visible elevations of buildings creates important shade and shadow patterns relating to environmental design considerations of the region. Service and storage areas shall be concealed within the buildings themselves or by screening walls of a material and color consistent with the building architecture. No mechanical equipment shall be exposed on the wall surface of a building. Outdoor electrical transformers shall be screened from view with a wall or solid landscaping and not be located in the front yard setback area. All fire or other sprinkler pipes shall enter buildings at the ' lowest possible point and shall be screened with landscaping. Cyclone blowers shall be screened by a wall, a fence or landscape materials and be located below the fascia and/or roof line of the building and painted to match the surface to which it is attached. 10 J A color scheme consistent with the building shall be painted on vents, louvers, exposed flashing tanks, stacks, overhead doors, fooling and "man" service doors. C. Exterior Materials and Colors It is not the intent of these guidelines to limit the wealth of building materials available to designers, but to emphasize the coherence of the project. Since new materials are continually being developed, this particular area of design restriction will necessarily be reevaluated and shall be subject to revision. The recommended building materials are provided to maintain a visual quality throughout the phasing of the project and to provide criteria for the review of developments. Preferred building materials include, but are not limited to: Perimeter walls shall be masonry or masonry/wrought iron combination and will be of a general style, material, and color integrated through each development site to achieve continuity of design. Landscaping will'be located adjacent to the perimeter walls to buffer and visually enhance the walls. Perimeter walls will undulate and will include the use of wrought iron for visual relief. Perimeter walls shall not exceed a height of 6 feet above finished grade. 1 11 brick • stucco • adobe • masonry • concrete block Exterior treatments and colors should be of muted, subtle earth tones along with use of bright accent colors. Use of i metal, such as 'Cor -ten' steel, as an architectural detail is suitable for commercial building. d. Perimeter Walls Perimeter walls shall be masonry or masonry/wrought iron combination and will be of a general style, material, and color integrated through each development site to achieve continuity of design. Landscaping will'be located adjacent to the perimeter walls to buffer and visually enhance the walls. Perimeter walls will undulate and will include the use of wrought iron for visual relief. Perimeter walls shall not exceed a height of 6 feet above finished grade. 1 11 2. Site Development a. Setbacks Buildings shall be sited in a manner that complement the adjacent buildings and landscape. Building sites shall be developed in a coordinated manner to provide order and diversity. Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. b. Parking Adequate off-street parking shall be provided for each development. Whenever possible, parking shall be located to the side and/or rear portion of the site. Parking areas shall be designed to facilitate both vehicular and pedestrian movements. They shall incorporate both landscaping and screening to make them visually compatible with their surroundings. top of berg 3' min LANDSCAPED BERM TO SCREEN PARKING AREAS edge ofr/r buddino safback SCREEN WALL WHERE PARKING OCCURS IN SETBACK AREA 12 T— LANDSCAPED BERM. FOR SCREENING LANDSCAPE ISLANDS AT ENDS OF EACH ROW TREE WELLS FOR SHADE AND VISUAL RELIEF C � o r� PROVIDE CONVENIENT PEDESTRIAN ACCESS •.• FROM PARKING AREAS TO BUILDING ENTRANCES I• v . LANDSCAPE ELEMENTS IN PARKING LOTS D. RESIDENTIAL DEVELOPMENT GUIDELINES The Residential Development Guidelines are intended to provide a logical and pleasing environment composed of buildings, landscapes, and natural forms. The objectives of the Residential development Guidelines are to: • Establish a special project identity • Establish architectural design guidelines for development of residential neighborhoods. Elements included in the Residential Development Guidelines include: • Architectural Theme and Detail • Site Development 1. Architectural Theme and Detail a. Theme 13 1 1 r r 1 The architectural theme for Pima Farms shall reflect the integration of structures within the overall desert environment. The Southwestern styles are encouraged. b. Design Detail The term "primary elevation" means those surfaces of a building, structure or yard that can be perceived from an adjacent public access way. In the case of single family projects, this usually means the front and exterior side yard views at corner lots. In multi -family projects it may mean all four elevations of a structure. VARY SETBACKS Every building shall have a shadow relief. Effective shadow interest areas can be created with offsets, popouts, overhangs, and recesses. Larger buildings require more shadow relief than do smaller buildings and large unbroken expanses of wall shall generally be avoided. Characteristic elements of the intended architectural style conveying the appearance of thick protective exterior walls are recessed door, window and wall openings. Fully recessed openings are encouraged. Plaster projections and projecting windows may be used to add articulation to wall surfaces. All building projections, including chimney flues, vents, gutters, downspouts, utility boxes, porches, railings, and 14 1 stairways shall be compatible with the color of the main residence. Radio or television antenna or satellite dishes shall be screened and not be visible from neighboring_ properties. C. Exterior Materials and Colors Exterior building material shall be consistent with the overall community character. Materials, colors and general style shall be integrated through each development site to achieve continuity of design. Generally, muted colors are the most acceptable for use on building exteriors. Other tones and colors may be used for trim or accent. d. Walls/Fences/Gates The material of walls and fences used within the residential communities shall be compatible with the architectural design of the structures. The texture and color of walls shall conform to the same color standards as the main residence. Fencing shall be designed to be part of the architecture when rear sides of housing are located to adjacent to areas of high visibility. 2. Site Development a. Setbacks The design of residential developments can be unique. Varied setbacks will create more interesting vistas and building edges within the development. envelope and along the streetscape. 15 1 t 1 L1 1 Q E. SIGNAGE Design approaches to maximize the feeling of open space within the development include: • curving street • orienting the road axis to open areas • orienting product types in a variety of ways to avoid the monotony of 'garage door corridors' Parking All parking structures, either free-standing or garages, shall incorporate the same design element as the dwelling units. The signage program will provide the basis for the integrated visual character of Pima Farms. The objectives of these signage standards are: • Provide directional signs that accommodate public safety and ease circulation throughout the project. • Provide entry signs to the core area and to residential neighborhoods. • Establish a hierarchy of sign sizes, colors, materials and lettering styles to express the importance of the information. • Establish criteria for commercial signage. The purpose of the sign standards is to contribute to an integrated, well- planned, high quality environment envisioned for the Specific Plan area. These standards shall set forth a system of reasonable, consistent criteria to regulate and control the size, location, type and quality of signs. The standards described on the following pages are general and to be considered as guidelines only. Final sign design standards shall include specific sizes and forms necessary to enhance the quality of the visual environment, create community identity and contribute to traffic safety and ease of circulation. All permanent signs will be in conformance with 16 the Marana sign ordinance in effect at the time of Specific Plan adoption. 1. General Provisions The following general regulations shall apply to all signage in any zone: 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. 1 17 a. No sign shall be installed or constructed until it has been approved by the Pima Farms Design Review Committee. These include, but not limited to, community entry signs, ' neighborhood entry signs, commercial signs, identification and informational signs, street name signs, directional signs, and temporary signs. b. All light sources either internal or external, used to illuminate signage shall be placed or directed away from public streets, highways, sidewalks or adjacent premises so as not to cause glare or reflection that may constitute a traffic hazard or nuisance. 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. 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. L All temporary signage shall be approved by the Pima ' Farms Design Review Committee and shall require a sign permit. 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. 1 17 1 1 1 1 1 1 1 1 1 Banners, flags, and other temporary signs announcing openings, etc., shall be allowed only by permission of the Pima Farms Design Review Committee. 2. Materials/Color Scheme An effort shall be made to achieve consistency between building style and sign design. In all cases, signage shall be compatible with the exterior treatment of the building or location identified. The message a sign conveys is affected by the materials and colors used in combination. Color schemes for signage shall relate to other signs, graphics and color schemes in the vicinity, to achieve an overall sense of identity. IN 1 1 1 1 1 1 1 1 1 1 1 1 1 i 1 1 1 1 APPENDIX PLANT PALETTE TREES BOTANICAL NAME Prosopis species Acacia species Cercidium floridum Populus freemontii Sambucus meadcana Fraadnus velutina Gleditsis triancanthos Pinus eldarica Nerium Oleander Cypressus arizonica Chilopsis linearis Parldng Areas Prosopis chilensis Cercidium floridum Parldnsonia aculeata Eucalyptus polyanthemos Celtis reticulata COMMON NAME Mesquite Acacia Blue Palo Verde Fremont Poplar Me)dcan Elderberry Arizona Ash Thornless Honeylocust Mondel Pine Oleander Tree Arizona Cypress Desert Willow Chilean Mesquite Blue Palo Verde Mexican Palo Verde Silver Dollar Gum Netleaf Hackberry Accent Trees at Entries/Intersections Fraadnus velutina Gleditsia triancanthos Pinus eldarica Acacia smalli Nerium oleander stnd. Cypressus arizonica Arizona Ash Thornless Honeylocust Monde] Pine Sweet Acacia Oleander tree Arizona Cypress 11 J 1 BOTANICAL NAME Vaquelinia californica Encelia farinosa Lantana camara -Acacia greggii Opuntia varieties Celtis pallida Dasylirion wheeleri Calliandra eriophylla Cassia artemisioides Dodonaea viscosa Simmondsia chinesis Justicia ghiesbreghtiana Fouquieria splendens Opuntia varieties Opuntia varieties Opuntia varieties Caesalpinia pulcherrima Cassia wislizenii Cassia phyllodinea Yucca elata Yucca aloifolia Opuntia varieties Leucophyllum frutescens Lycium berlanderi Caesalpinia gilliesii Yucca species COMMON NAME Arizona Rosewood Brittlebush Bush Lantana Catclaw Acacia Cholla Varieties Desert Hackberry Desert Spoon Fairy Duster Feathery Cassia Hopbush (Green and Purple) Jojoba Mexican Honeysuckle Octollo Prickly Pear Purple Cholla Varieties Purple Prickly Pear Red Bird -of -Paradise Shrubby Senna Silvery Cassia Soaptree Spanish Bayonet Teddybear Cholla Texas Ranger Wolfberry Yellow Bird -of -Paradise Yucca GROUND COVERS AND VINES Agave americana Aloe Saponaria Atriplex semibaccata Oenothera drummondi Ferocactus wislizeni Baileys multiradiata Agave Aloe Australian Saltbush Baja Primrose Barrel Cactus Desert Marigold 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 BOTANICAL NAME Zinnia pumila Baccharis pilularis Dalea greggii Oenothera berlandieri Psilostrophe cooperi Savia dorrii Lupinus sparsiflorus Penstemon parryi Plantago insularis Lupinus odoratus Abronia villosa Verbena gooddingii Cynodon dactylon COMMON NAME Desert Zinnia Dwarf Coyote Bush Indigo Bush Mcdcan Primrose Paper Flower Great Basin Blue Sage Lupine Penstemon Plantago - Indian Wheat Royal Desert Lupine (Blue) Sand Verbena Verbena Burmuda Grass ftki� - m AVIV IV yr PIMA FARMS SPECIFIC PLAN Prepared For: The Steinfeld/Stedman Trusts First Interstate Bank 150 North Stone Tucson, AZ 85701 March 1, 1989 Prepared by: The Plannin'g Center 950 North Finance Center Drive Suite 210 Tucson, AZ 85710 and - Jerry Jones & Associates 35 East Toole Tucson, AZ 85702 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE OF CONTENTS I. -INTRODUCTION .................................. I-1 A. Specific Plan Summary ..................... 1 B Location I C. ............................... Purpose D. ................................ 2 D. Conformance to General Plan ................ 2 E. Objectives .............................. 6 F. Authority Scope H. and ....................... 7 11. DEVELOPMENT PLAN ............................ A. band Use Plan ........................... B. Planning Areas ........................... C. Compatibility with Adjoining Land Uses ......... D. Cooperation with Adjacent Landowners ......... E. Public Facilities Plan ....................... F Hydrology/Drainage Plan .................... G. Circulation PIan .... .......... ..... . H. Open Space/Recreation Plan ................. I. Landscape Plan .......................... III. DEVELOPMENT REGULATIONS ................ A. Purpose and Intent ........................ B. Definitions .............................. C. Development Standards .................... 1. Low Density Residential (1-3 RAC) ....... 2. Medium Residential (3-6 RAC) .......... 3. Medium -High Density Residential (6-10 RAC) 4. High Density Residential (10-20 RAC) ..... 5. Transitional (10-20 RAC) ............... 6. Commercial• ............ D. Development Sensitive Overlay Area ........... 1 4 7 7 7 9 10 11 12 1 1 3 3 4 5 6 6 7 8 i-1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 IV. SPECIFIC PLAN R"LE'1ENTAT'ION .............. IV 1 A. Purpose ................................ 1 B. Phasing Plan ............................ 1 C. General Administration ..................... 3 D. General Provisions ........................ 3 V. APPENDIX ................................. V1 i-2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 e r I-1 Vicinity and Regional Map II -1 Land Use Plan II -2 Planning Areas II -3 Public Facilities Plan II -4 Drainage Plan II -5 Circulation Plan II -b Open Space Plan/Recreation Plan II -7 Landscape PIan III -1 Density Transfer Areas IV -1 Phasing Plan 1 IL .IN'T'RODUCTION 1 This Pima Farms Specific Plan is the regulatory document of a three -document set. The other two documents, the Development Capability Report and the Design Guidelines, are reference documents which form the basis and describe the conditions for the Plan development. It is intended that as development occurs on the site that these two documents will be used as reference documents in conjunction with the more detailed studies, reports and conditions, covenants and restrictions completed during the subdivision platting process. The Development Capability Report and the Design Guidelines are reference documents which will be used as the basis for developing the future studies and CC & Rs on the property. A. SPECIFIC PLAN SUMMARY The Pima Farms Specific Plan (hereinafter referred to as the "Specific Plan" or the "Plan") establishes comprehensive guidance and regulations for the development of 738 acres located within the Town of Marana, Pima County, Arizona (See Vicinity Map, Exhibit I-1). The Specific Plan serves both a planning and regulatory function. Current zoning for the Specific Plan area shall be replaced by Pima Farms Specific Plan policies and site development regulations. This Specific Plan has been adopted by ordinance and is consistent with the Town of Marana's General Plan. The Specific Plan establishes the type, location, density and character of permitted development within the Plan Area. It provides for"the development of a coordinated project, combining a village center and neighborhood center with a mixture of housing, recreational uses, and open space. The Specific Plan also contains development controls necessary to ensure that development within the Plan area will be responsive to environmental concerns. B. LOCATION The Pima Farms Specific Plan area is located in the southeastern section of the Town of Marana. Siilverbell Road is to the north, Wade Road to the east, and Scenic Drive to the west. A legal description for the Plan Area is provided in Appendix A. The Pima Farms Specific Plan area is divided into north and south areas by Pima Farms Road. Freeway access to the site is from Cortaro Road. See Vicinity and Regional Map, Exlubit I-1. I-1 0 2 W z Irw a z Q 0 u� C N� Hi W� � U OC W to Z w� Z� > <H w<Z CM LIJ 0WJ: 2�w ~� SN W L 10 Ho �-- o- U CO L<WN UN Q �ca aZ z0 E W cn oD OU 31VUANUGHl Z 0 c O c occ W rn z c cr — au 3 a V M co .ah. ,Nj .21A:r.,r1.,i ttt� 'M.p41Y t ■ -_ \i ` Iz z . �`� I ��\��1 I I1 r` �' • r}1`t�O Q W -• s y`s' �a ~' J FYI � 1''' I�� , •�{ Z '+ Q Sti�f��"' � �¢ � c7 � z r ;1111,'•,,.. •�"rryM'r � }�.,..: � ��� OIN3081.�lFr� z ,�u;`•n��. — •.��' k'. YI1 �.+ ��; c'l 11y5 ��i� _;41G•,ys' �..;: ..��•rr°!�vD,-':srn '.,*'}, YR+... X r, •y l,wr, r j `�1L`• ♦ r•1, M11x xl! r Z; NW LU cr 'M.p41Y t ■ -_ \i ` Iz z L } Q W { F -----T J FYI � 1''' I�� , •�{ I Q Q cc •.•••••••• • n � to • Y • < I . - w • I } a I . I ' I I- I •• r Z; NW LU cr aly 01HYaNVS I I•. ! •• I•. T— x X w 'M.p41Y t ■ -_ \i ` { F FYI � 1''' I�� , •�{ n � Ml, t. F � U- - mpt I } I ' I 0 c k Qe a Z aly 01HYaNVS I I•. ! •• I•. T— x X w I PURPOSE The primary purpose of the Pima Farms Specific Plan is to serve as a tool which plans for and regulates the physical development of the Plan area. As such, the Specific Plan responds to a multiplicity of concerns. The Pima Farms Specific Plan Area is designed to be an integrated residential community that transitions from a distinct Village Center with high density residential development to moderate and low density residential neighborhoods enveloped by a development sensitive area along the Plan area periphery to the south and west. Adoption of the Pima Farms Specific Plan will establish a control mechanism that ensures responsible, coordinated and high quality development. As a development control mechanism, adopted by the Town, it has both a planning • and regulatory function. The Specific Plan imposes regulations or controls on the use and development of the subject property and is a mechanism to implement a more detailed and site-specific version of the General Plan. D. CONFORMANCE TO GENERAL PLAN The Town of Marana General Plan is a comprehensive document intended to act as a guideline for the future development of the community. The General Plan is defined as "...a framework of general rules or policy guidelines for the growth of the Town as opposed to a definitive hard lined plan. This approach, incorporating diverse community views, allows flexibility and adaptability to local conditions." The Pima Farms Specific Plan is consistent with the goals, objectives and policies contained in the Marana General Plan. The General Plan Goals that are appropriate for specific planning purposes are outlined below with a response based on the Pima Farms Specific Plan. • URBAN FORM AND CHARACTER GOAL "Insure the character of a small town through the development of quality neighborhoods and balanced land uses." The Pima Farms Specific Plan incorporates provisions and guidelines to ensure a high quality development. It allows for a range of land uses, housing types and employment opportunities for a balanced I-2 1 1 1 n Li 11 1 1 1 1 community. It establishes a hierarchy of land use intensities to serve as transitions between major land use areas. • CIRCULATION GOAL "To develop a town -wide hierarchy of major streets, routes, trails and pedestrian ways to ensure transportation for a multi -modal community." The Pima Farms Specific Plan. establishes a Circulation Plan that provides for a hierarchy of integrated transportation modes ranging from primary arterials to pedestrian trails. • OPEN SPACE GOAL "Establish a network of properties throughout the Marana community to preserve open space." Meaningful consolidated open space is provided in the Plan Area through the use of landscaped drainages and buffer areas integrated with a trail and recreation system. • CONSERVATION GOAL "Tb foster the bene}Ccial preservation and/or use of natural resources, water resources, air quality, wildlife areas, cultural sites (archaeological and recent historical) and undeveloped lands while being sensitive to future needs." Resources within the site have been identified and guidelines established by the Specific Plan for their preservation, enhancement or re-establishment. SURFACE WATER RESOURCES GOAL "2b develop a comprehensive approach to control drainage and utilize it as a multiple -use amenity, and to manage the community's water rights " Water courses within the Plan Area will be natural -appearing and revegetated with plant materials. Trails, active and passive recreation uses are incorporated within many on-site watercourses. I-3 • RECREATION GOAL "To create a diverse recreation network throughout' the community available to all citizens." The Pima Farms Specific Plan provides a range of active and passive recreational activities to the community. • HOUSING GOAL "To encourage development of housing to meet the needs of existing and future Marana residents." The Pima Farms Specific Plan provides for a mix of housing types and incorporates development standards to ensure high quality development. • POPULATION GOAL "To provide for a population appropriate to the Sphere of Influence of the Town of Marana. The land uses and development mix provided within the Plan Area are appropriate and consistent with the population expected within the Sphere of Influence. • ECONOMIC DEVELOPMENT GOAL " To identify a logical strategy for economic development in the Town of Marana." The Pima Farms Specific Plan when developed will provide new jobs and increased revenue to the Town. Economic development will be promoted within the construction, service and tourist industries. • EMPLOYMENT GOAL "Tb support the development of an economy that meets the employment needs and increases the disposable income of existing and future residents " 1-4 Ll Existing and future residents will benefit from the increase in available jobs created by the Pima Farms Specific Plan as a result of the office, commercial, business and recreational developments. • PUBLIC AND PRIVATE PARTNERSHIP GOAL "Foster responsive publicIptivate partnershipto meet the economic and development needs of Marana business and residents." The Pima Farms Specific Plan encourages the use ofpublic/private partnerships to achieve a comprehensive network of roads, drainageways, open space, trails and recreation. • PUBLIC SERVICES AND FACILITIES GOAL "To provide basic utility, public health and safety services for a balanced community." The Pima Farms Specific Plan provides for the basic public services and facilities to achieve a high quality of life for the residents. • LAND USE GOAL "To developa zonal land use pattern which meets the basic needs o P f Marana residents for essential services, working and living environments and areas for pursuit of leisure time activities and the economic benefit of a1L The Pima Farms Specific Plan creates a balanced self-contained community that provides a total living/working/recreating environment that is responsive to the natural environment. The relevant objectives within the Land Use Goal are listed here to reinforce Pima Farms Specific Plan conformance to the General Plan. • Establish a community known for its quality homes in a full range of product types and price ranges • Cluster homes in neighborhoods of mixed product type. • Have a community housing type mix with a variety of detached single family, attached single family and multi family. 1 I-5 1 1 11 1 11 Ll E. 1 1 1 • Encourage private neighborhoods, streets and recreation areas to insure safety, value and quality maintenance. • 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. • Encourage inclusion of natural features into residential land uses as a neighborhood amenity. • Residential land uses shall be responsive to the suitability of the land • Cluster commercial sites to minimize strip commercial development • Provide a full range of services appropriate within the commercial zone area. OBJECTIVES The Plan is the result of thorough site analysis and research. It resolves development related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. Recognizing the various major development issues, a set of Specific Plan objectives can be established: 1. To implement the goals, objectives and policies of the Town of Marana's General 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 center that is compatible with existing and planned adjacent land uses. 4. To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities. I-6 i 1 1 1 11 i i L 1 1 1 5. To provide basic infrastructure systems and public facilities to support development in an efficient and timely manner. 6. To provide a circulation system that serves as the major 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 provide a balance between open space and the built environment. 9. To allow a variety of compatible uses within the Plan Area to provide flexibility for housing products and market changes in the future. The Specific Plan combines the policies, procedures and regulations of numerous documents into one. It provides for expansion and future development of the project with the flexibility to anticipate future needs while providing development controls to assure high quality development within the Specific Plan Area. E AUTHORITY AND SCOPE The authorization for 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 Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Tentative plats, final plats and any other development approvals must be consistent with the Specific Plan. I-7 t r 1 DEVELOPMENT PLAN A. LAND USE PLAN The Pima Farms Land Use Plan is depicted on Exhibit II -1. These land uses have evolved from, and contain residential densities consistent with Pima County's Tucson Mountain Area Plan (which governed the Plan area prior to annexation). The Pima Farms Land Use Plan is also in substantial conformance with the Pima Farms Master plan, presented during the annexation of the Plan Area and surrounding properties into the town. The project is designed as a planned community integrating land uses with proper circulation, infrastructure, development standards and design guidelines. The housing types and community amenities have been designed ' to provide a planned community that is compatible with the surrounding environment. 1 1 1 r� 11 The proposed residential uses have been designed to provide a broad ranee of housing types to meet current and future housing needs and to respond to changing market conditions. Housing types range from low density single- family to high density, including townhomes, condominiums, and apartments. Various product concepts are permitted for development in a planned, phased manner. Products in each phase can be introduced as the marketplace undergoes a transition from an undeveloped area to a suburban area market. The commercial areas will serve the local commercial needs of the community. The location of the commercial areas along a major circulation system is in compliance with the policies of the Town of Marana General Plan. The commercial areas were designed to create a community focus for the neighborhood, with higher density residential uses clustered around the village center radiating outward to lesser densities. The west and south periphery of the Specific Plan area is designated as a Development Sensitive Overlay Area. This area incorporates a setback buffer and a public trail system. The purpose of the Development Sensitive Overlay Area is to provide a transitional buffer between the development within the Specific Plan area and neighboring property. Restrictions on development, including density transfers, apply within the Overlay Area. The Pima Farms Specific Plan utilizes six primary land use designations: Commercial (C), Transitional (TR), and High (HDR), Medium-high (MHDR), Medium -Density (MDR) and Low (LDR) density residential. �1 1 1 1 1 The Pima Farms Specific Plan has been divided into four (4) Planning Areas to provide a distinction between uses. The planning areas are depicted on Exhibit II -2, and their associated land use designations are summarized in Table A, page II -2. II -2 A RTE: SIANO 11 SCENIC DRIVE WADE.ROAD SCENIC DRIVE o M ---------� •-\ .....':..;.�'/tel/- 0 z m 00 co > mcf) 0 0 33 m r- 0 m 0 cn 0 0 r 0 0 p 0 0 Z M z --i cn m -i -m m NA 0 0 0 C) L-) z U) 0Z 1-n m 00 cm) z 0m T 3; 0 Pl a) cn m CY) CD a 070 mm000—--I>m 0 m E!" > <M 0 OMz > 0 m m > 0 -0 m < :0 m K > C) m CA 0 m > r- 0 z > 0 r- r- > 0 K m 0 tZn 0 -> 0 0 m m U) m 0 > 0 0 z m co Zm z 0 Dm M Z D z > m c > r> > -< 0 m > n -n 0 m cl) > cl) m m m m > 0 CO CO —i m > =i < m a 070 A 23 c- 0 m E!" > ;o(n m r— —r Z>m , In 0 xr R) (a 31. n M ID < --i z M 03 f. M .Z rt. M to La,m 213 14 0 we m m cl) m K mm cn 0 0 > 0 m CO 0 m z c/) m p z cf) m z m m to r m 6) m Z 0 4 0 O O m X cr L i40 -4(D �Z 0 ?D. Z Nm C1 Z o� � o Nm N W os m A r 01 O aja P, k Q U�= W. gem� I IM r rn in ni z 0 z z D ��'� T {91 rnr'= ZDrn�<11m Nm0 Z z M L rtp � y C, NBCA nZ S v' 0 M I IM r rn in ni z 0 z z D ��'� TABLE A ' All acreages are approximate. II -3 PIMA FARMS SPECIFIC PLAN LAND USE ALLOCATION SUMMARY Density T a r g e t Dwelling Land Use Range Gross Density Unit Designation (RAC) Acres' (RAC) Cap Commercial --- 30 --- --- Transitional 10-20 10 11.3 113 High Density 10-20 16 11.0 176 Med-Hi Density 6-10 48 6.8 326 Med. Density 3-6 590 3.5 2065 Low Density 1-3 45 2.0 90 TOTAL 738 2770 ' All acreages are approximate. II -3 B. PLANNING AREAS The Specific Plan area is divided into four distinct planning areas, each with a different neighborhood character and focus. The planning areas and their associated land use categories are summarized on Table B, page II -5. ePlanning Area One: Village Center ' The Village Center is intended as a community -wide service center. This concept offers residents of the community a "sense of place". Specific commercial uses permitted may include major retail and shopping center, grocery store, drug store, bank, office, and business park. This center is to provide neighborhood support functions and may include recreation activities, cultural/educational/municipal uses, religious facilities, restaurants, and daycare centers. The Village Center also includes a range of residential uses from high density (10 - 20 RAC) down to medium density (3 - 6 RAC). The higher density uses create a more urban environment appropriate to and supportive of the Village Center. The moderate density uses occur on the perimeter to provide a transition from surrounding neighborhoods. There is a landscape buffer area along the north ' boundary to provide a separation of uses between these planned residential uses which occur on the property to the north. The residential building types include multi -family and single-family uses. Coachline Boulevard is planned as a major collector extending from the Continental Ranch south to Puna Farms Road. Access to the Village Center will only be from Coachline Boulevard. ' Planning Area Yk o: Neighborhood Center This area is intended as a local commercial center for the surrounding residential neighborhoods. It provides a less -intense mix of land uses than the Village Center. These permitted land uses include a neighborhood center of convenience markets, local shops and specialty shops; a transitional area to provide office, medical, congregate care, or high density (10-20 RAC) residential; and a medium-high density (6-10 RAC) residential area. This area will be primarily served by Pima Farms Road constructed to a local collector status with Pima Farms as the only access from Silverbell Road. II -4 1 Planning Area Three: Major Residential This planning area will be served by an internal collector loop road with access to both Coachline Boulevard and Pima Farms/Silverbell Road and with secondary access to Wade Road. Planning Area Four: Mixed Residential This residential neighborhood will offer a mix of single-family residential units from medium density (3 - 6 RAC) adjacent to the Village Center transitioning to low density residential (1 3 RAC) along the western boundary. This area will also include the Development Sensitive Overlay Area, a set -back buffer along the ' area's south and west boundaries and an extension of the public trail to the north boundary line. ' This area's transportation needs will be served by Pima Farms Road to the south, Scenic Drive to the west, and an internal collector connecting to Coachline Boulevard. i II -5 This area is proposed as a self-contained master planned residential development. It is designed to have the flexibility to be a private age - restricted community with a golf course or a family-oriented community with public recreational facilities and pedestrian pathways incorporated into the landscaped drainageways. As an age -restricted community, the development will be a walled limited -access project with private recreational facilities provided for the residents. If developed as a family-oriented community, adequate public recreational and educational facilities will be provided to serve the ' needs of the residents. The development will in either event primarily be medium -density single family residential with a density range of 3 - 6 RAC and include provisions for community facilities. This residential development incorporates a number of measures designed to maintain compatibility with the adjacent existing land ' uses. These measures include a Development Sensitive Overlay Area, and a set -back buffer along the south and west perimeter. Also included is a public pedestrian/equestrian trail system along the west boundary of the planning area. This planning area will be served by an internal collector loop road with access to both Coachline Boulevard and Pima Farms/Silverbell Road and with secondary access to Wade Road. Planning Area Four: Mixed Residential This residential neighborhood will offer a mix of single-family residential units from medium density (3 - 6 RAC) adjacent to the Village Center transitioning to low density residential (1 3 RAC) along the western boundary. This area will also include the Development Sensitive Overlay Area, a set -back buffer along the ' area's south and west boundaries and an extension of the public trail to the north boundary line. ' This area's transportation needs will be served by Pima Farms Road to the south, Scenic Drive to the west, and an internal collector connecting to Coachline Boulevard. i II -5 TABLE B PIMA FARMS SPECIFIC PLAIN PLANNING AREAS SUMMARY Residential TOTAL 166 513 PROJECT TOTAL 738 2770 II -6 Density Target Target Planning Land Use Range Gross Density D.U. Area Designation (RAC) Acres (RAC) Range 1 Commercial --- 20 --- --- Village Hi -Dens. Res 10-20 16 11.0 176 Center MH Dens. Res 6-10 24 6.7 160 Meda Dens. Res 3-6 24 3.5 34 TOTAL 84 420 2 Commercial --- 10 --- --- Neighborhood Transitional 10-20 10 12.4 124 Center MH Dens. Res 6-10 24 6.7 160 TOTAL 44 284 3 Med. Dens. Res. 3-6 436 3.5 1554 Major Recreation Center 3-6 8 Residential TOTAL 444 1554 4 Med. Dens. Res. 3-6 121 3.5 423 Mixed Low Dens. Res. 1- 3 45 2.0 90 Residential TOTAL 166 513 PROJECT TOTAL 738 2770 II -6 IC. COMPATIBILITY WITH ADJOINING LAND USES The permitted land uses within the Pima Farms Specific Plan are compatible with planned and existing adjoining land uses and the land uses proposed within the Marana General Plan. ' Existing land uses adjacent to the south and west of the Specific Plan area are low density single-family residences on lots ranging from 5 to 10 acres in size. Two guest ranches, Black Arrow Lodge and Lazy K Bar Guest Ranch, are located to the south and southwest of the Plan Area. ' Adjacent to the north and east of the Specific Plan area existing uses include vacant land, a restaurant, and a single family residence. Proposed uses to the north and east have included commercial uses with supporting suburban e to urban residential. Further north lies the Continental Ranch Specific Plan area with its mix of suburban and urban residential uses and supporting neighborhood commercial. The Pima Farms Speck Plan responds to these diverse adjacent land uses ' by providing a Village Center which transition to lower intensity land uses to the south and west. The character of the Specific Plan area will respect the Sonoran Desert environment. The Development Sensitive Overlay Area ' along the west and south perimeter of the Plan area buffers the more environmentally sensitive areas. The Development Sensitive Overlay Area ' limits density, encourages additional open space, encourages clustering of residential units and includes buffer. a setback D. COOPERATION WITH ADJACENT LANDOWNERS The development of the Plan area will require significant infrastructure ' improvements to support the project development. The infrastructure improvements proposed in the Specific Plan will not have any adverse impacts on the property of adjacent landowners. E. PUBLIC FACILITIES PLAN The Public Facilities Plan for Pima Farms is intended to provide for the systematic implementation of infrastructure needed to support the maximum ' level of development proposed. Backbone systems for these necessary improvements being are proposed so they may be phased accordingly. II -7 'J e Major infrastructure systems are depicted on the Public Facilities Plan, Exhibit II -3. The required w q fired public facilities, water, sewer, electric and gas, will be placed in a common utility trench within a joint easement. The public ' facilities necessary for service within Pima Farms will be placed underground and within the road right-of-way, when possible. The utility companies are ' encouraged to place all new or relocated major utility lines underground. 1. Sewer 5. Solid Waste All solid wasteP roduced from residents will be removed from the property by agreement with private solid waste management company. The entire Pima Farms Plan Area can be serviced by a combination of a public gravity fed sewer system and a private sewer lift station ' with a pressurized line connecting to the public sewer line along Silverbell Road at a point near the Coachline Boulevard intersection. ' Existing sewer stubs located within the Silverbell Road right-of-way will be utilized as shown on Exhibit II -3. 2. Water The Pima Farms Specific Plan Area is located within the City of Tucson Water Service Area, which operates to provide the subject ' property with a 100 -year assured water supply. The Plan Area will be serviced by an existing 12 -inch water main within the Silverbell ' Road right-of-way. 3. Electric ' The Specific Plan bound is traversed b three utility easements with P �Y Y tY ' 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. 4. Gas ' El Paso Natural Gas Company has a 60 -foot wide easement traversing the Plan Area. Two 10 -inch high pressure lines are located within the easement. 5. Solid Waste All solid wasteP roduced from residents will be removed from the property by agreement with private solid waste management company. 41 -L2 —2 4sawSCENIC ONVE WAOI::WIA,., alah;,) �Dm z z sa C, M )01 -37 -4ca CIO ,F2 Imc n m 0 M = m ,n O m x m Fn 0 0 m CD ;0 ril m x z G) Cl) m m m CO --i C3 co C0 m m m m L< co —i z m m Cl) -i c 3 m m r m G) m z 0 All solid wastes will be disposed at an authorized regulated disposal site. 6. Schools Adequate school sites will be located within the Plan Area at the time of subdivision platting. It is anticipated that one site will be located ' north of Pima Farms Road. There is the possibility of a second site south of Pima Farms Road within Planning Area Three if this ' develops as a family-oriented community. School sites will be centrally located based on the needs of the population and will be available to the school district at the ' developer/builder's land cost. eF. HYDROLOGY/DRAINAGE PLAN The Drainage Concept for this Plan is designed to maintain existing ' hydrological flows onto the downstream property. This will require flaring the channels at the property line and retention/detention facilities within the Plan Area. Degradation and velocities within earthen channels will be kept to a minimum. Developed on-site runoffs should not exceed capacities of downstream structures. The existing temporary drainage berms will be incorporated, revised or removed and replaced with permanent drainage improvements in conjunction with the development of the site. ' The sheetflow areas currently existing will be contained within the system of improved or natural drainageways shown on the Drainage Plan, Exhibit II - 4. The improved drainageways will typically consist of a protected pilot ' channel within a broader overflow channel designed to convey the 100 -year event. This pilot channel is designed to carry the flow generated by the 10 - year event. The terraced area within the broader overflow channel will be ' treated as open space corridors and landscaped accordingly. Depending on their location, they could serve as open space, golf courses and/or buffer areas. Location, width and depth of these improved channels as shown are ' a depiction of the drainage concept only and are based on a study of the hydrology of the entire site. The location of these improved channels may vary to accommodate the design of the individual development areas and/or ' golf course, as necessary, consistent with this drainage concept. However, site-specific hydrology studies, designs and improvement plans will be required for review by the Town of Marana as individual areas within the Plan are developed. II -9 1 �\`'1 W� ?� $\\ \ n C% \ \\ 1 o� ..._.._Sf EN+; IMIIE \ 1 J c \ \\ 0 1 T) eseSQfa ✓ 0 0 405cfa �\ p � f 070 OG�L 0 \ fl 3i ? �sca R. o0N i Z>m o<nm �ZMm~•G rn ��o '�` �Zy L 988cfs / ISO. O 1308C/8 ` n n / 'I / cn • i 14 v / , �\`'1 W� ?� $\\ \ n C% \ \\ 1 o� ..._.._Sf EN+; IMIIE \ 1 J c \ \\ 0 1 T) eseSQfa ✓ 0 0 405cfa �\ p � f 070 OG�L 0 \ fl 3i ? �sca R. 2%brit*$ N \ � p 130cfs O -4 m Co �Z � T1 O Z ?D DZ N m 0 Ln m O ;z O O m 0 �v N m N C N m Im O Q A O O O ,n -'I F.. tpry! p 1 070 OG�L 0 n R. o0N i F.. tpry! 0 _3 t �m Dx -� C� s�o z C� Op x oa C r- D <G) mm CD 1 070 OG�L 0 t•�� R. o0N i Z>m o<nm �ZMm~•G rn ��o �Zy L m sL.I� m n O M 0 _3 t �m Dx -� C� s�o z C� Op x oa C r- D <G) mm CD r m m z v D t•�� a 'r r m m z v To the extent feasible, the drainages within the Development Sensitive Overlay Area, will remain in their natural condition and transition to the improved channels. Existing natural vegetation will be maintained within the low flow pilot channel of improved drainageways. G. CIRCULATION PLAN The Circulation Plan establishes a conceptual layout and classification for roadways in the Pima Farms Specific Plan. Exhibit II -5 depicts the ' circulation plan. The circulation system responds to and meets future traffic needs and is compatible with surrounding natural environmental features. ' The circulation network provides easy access to Interstate 10 for commercial and residential uses and local internal access within the planned community. ' The concept has been designed for the needs of the development and responds to drainage patterns, preservation of landform features and adjacent development patterns. Proposed roadway rights-of-way respond to public safety factors and streets are classified according to the land use and traffic volumes they will serve. ' Precise alignment and engineering of streets will be determined at the time of design and construction. Adjustments to circulation patterns and alignment may be required based on the design of the individual development areas, golf course, final grading plans, subsequent sight line and radius reconciliations and other considerations as necessary. Roads and road improvements will be provided in a timely manner as required to serve development. ' The Circulation Plan provides a hierarchy of roadway systems designed to maximize flexibility for development while providing adequate service levels for the project. The major elements will be classified as: • Major Collector • Local Collector ' Internal Residential Streets The existing offsite arterials providing access are Silverbell Road and 0 Coachline Boulevard. These roadways are within existing rights-of-way and have been improved to their ultimate capacity. Silverbell Road will be considered a limited access Scenic Route and as such will require 45 -foot II -10 m X cr C O C w Co 0 (n• OZ ?D DZ Nm �m O Z' O Om =m N C w� .,QDO `teOm IV nm �• a� N � D m Z> +m0 It z, (^�) "fid c. ' rnZ re a M x =m N p " �•Ipo W 0 A • �:p ' \♦ \ISD / _n O t'"'s O a' ril .J z57> `/ .wg / f � i m X cr C O C w Co 0 (n• OZ ?D DZ Nm �m O Z' O Om =m N C w� N7 07c) 00�m a� N � D m Z> +m0 It z, (^�) "fid c. ' rnZ re a M x =m N N7 a� gl 1 i (^�) 0 Of cl p " 4 (7 gl 1 i Al _n O t'"'s O a' ril .J z57> 0)r 00 —� D Or- -40 v0 cn 0 'r � r M o0 O m � D �O Om �0 0.0 -r Mr m Oo �O m r m G) m Z 0 Ibuilding setbacks, access only at existing intersections, monumented entries, and appropriate screening along commercial frontage. The major collector � for this project will be the extension of Coachlme Boulevard, south from Silverbell Road to Pima Farms Road. This design proposes that Artesiano, north of Pima Farms Road, will be realigned to Coachline Boulevard as shown on the Circulation Exhibit to take advantage of the existing median break within Silverbell Road. In order that this proposed alignment is accomplished, the Town of Marana agrees to use its power of eminent domain on the condition that the Plan Owner/developer indemnify the Town the costs of the condemnation. The proposed cross- section for this roadway consists of a typical 90' to 120' R.O.W. which includes landscaped medians and shoulders. The full rights-of-way will be dedicated at the time of subdivision platting. North Loop Road will also be extended north through Development Area 4b to Silverbell Road on the condition that the 1943 Trust provides sufficient right-of-way and continues alignment through the property north of the Plan Area. Local collectors include Pima Farms Road, and the two roads south and north of Pima Farms Road. These collectors will connect the various residential and commercial areas within the Specific Plan area to the major collector and/or Silverbell Road. The local collectors are proposed to typically have a 60' to 75' R.O.W., depending on traffic needs and design criteria. This circulation plan assumes the abandonment of Artesiano Road between Pima Farms Road and the Plan's southern boundary. The proposed south loop collector will replace the existing Artesiano Road. Traffic on Pima Farms Road will be focused toward Silverbell Road and minimized towards Scenic Drive. Drive access onto Scenic Drive will be minimized. The owner/developer will take responsibility for the abandonment procedures with no cost to the Town of Marana. The process of abandoning the existing Artesiano Road will take place after the Specific Plan is adopted. As part of this process, an alternate access plan acceptable to surrounding landowners who utilize the current road will be developed. Local residential roads not shown on the plan, will be developed within individual development areas as they are brought into service. These R.O.W.s and final needs will be determined by the developer at the time of subdivision platting. The local collectors and residential roads can be either public or private as determined by the developer at the time of platting. Rights-of-way for the collector and internal residential systems do not presently exist and will be implemented at the time of individual subdivision platting. Schematic presentations for all of these cross-sections are shown 1 A l 1 1 1 on the Circulation Plan, Exhibit II -5. All of these provide ample space for the proposed landscaping and utility installation. H. OPEN SPACE/RECREATION PLAN The intent of the open space/recreation plan is to provide, where feasible, preservation or enhancement of natural landforms, viewsheds, native vegetation and wildlife habitat. Exhibit II -6 depicts the Open Space/Recreation Plan. The areas of recreation and open space are designed to provide physical separation, wildlife corridors and transitions between the areas of development. Six acres of park site or the equivalent, will be provided north of Pima Farms Road. The park site will include 1) multi- use of the proposed school site, and 2) use of the trail system in conjunction with the active and passive recreation areas. Facilities located within the overflow areas of the washes may include picnic areas, ramadas, play fields, etc. All saguaros, and other native trees when feasible, will be salvaged and transplanted within the Plan area. The drainageways and vehicular circulation systems will incorporate a pedestrian trail system where appropriate. Should retention/detention basins become necessary, they shall be designed to be utilized as neighborhood recreational sites connected to the pedestrian trail system when feasible. The drainageways and basins will have natural earthen bottoms. to allow for natural recharge. A setback buffer is conceptually planned along the west and south perimeter of the Plan Area. The building setback is 50 feet from the property line. 15' 35' II -12 m "'Wimm"m Pam 4M F-1 0 0 r= 1 1 1\\..d 10 1 1 \N < C -4 c Ln 40 z 1 U) M -0 0 M Mz, 0 T Z OM OM M 0 > sit C 0 > > z 0 M M — cn M 00 M M co 0 L" M 0 D c n 0 0 �4 Z ---4 Mr -T 0 3:0 a) 0 OM Z>M R) nm I . g M C/) z M zC- W.. =r M 03 M rp 0 CO cr MU) ro q z xP M M -4 z La —4 C13 0 M z 0 M > cn 0 7 n CMD M 0 0 4 F-1 0 0 r= 1 1 1\\..d 10 1 1 \N < C -4 CA M -0 0 M Mz, al OM OM M 0 M 0 z C 0 > M — cn w 00 M M 2 > 0 D c n -n G) 0 3:0 a) M M M C/) z M z z M 03 cn cn 0 c M M 0 "n ii —4 C13 --1 C13 > z 0 M > > 7 my M 0 0 MO M 10 OM :30Z z M > c) 0 ni C.) zM 1 l z r""""" M G) M Z 0 r I7 t 1 1 1 �;1 I. LANDSCAPE PLAN Landscaping, especially streetscapes, creates a strong sense of community identity and character. The Landscape Plan, Exhibit II -7, provides a framework for establishing the community character. Landscaped entry points are planned at the transition between the Village Center and the residential uses, and at the intersection of Pima Farms Road and Silverbell Road. These entry statements will include landscaping, signage and lighting. Planning Area Three, which is proposed as a walled, age - restricted community, will compliment the common landscaping theme. Along the south and west boundaries of Planning Area Three, the wall will enclose the backyards of the Plan area and serve to protect the existing adjacent residences. Along roadways or other areas of high -visibility, the wall will receive special architectural treatment and will vary in height and setback in order to provide more visual interest. A landscaped buffer is provided along the northern boundary of the Plan Area. This is to provide a transition and separation of uses between the Plan Area and land uses which may occur on the property to the north. Major and collector roadways throughout the Specific Plan Area will provide visual continuity through the use of landscape buffers and medians as illustrated in the typical cross sections. 4' CART/ QtKE/ PEO_ - PATH NATURAL DESERT PLANTING 60' to 751 R.O.W. II -13 I a �l O dw le SCENIC DW.JE ccn o C.)Z (n � m ° � T OZ m D ZD 07 m0L Z Nm m ,O7„m � D ITIr= ,,'C OT TT n ZDrnt0> K m N n rn 7 A'Y 0 rn N N C T `_ N y MmZ 3aN >Hto a> 0 n 124 O r Miflill� v m ° � m m D D v T H D Mx z 0 m M - D co m > n > m m < Cl) K m z —t 0 r� z �'0^ ^J V D m s NATURAL DESERT PLANTING BIKE PEO. PAT14 PATH 90' to 120' R.O.W. The drainageways within the Specific Plan area are proposed as landscaped berms with low -flow channels. The landscaped berms provide the opportunity for incorporating a golf course and other recreational uses and provide transitions between varying land uses. Landscaping shall include informal plantings of desert trees, shrubs and groundcover. The golf course will be irrigated through the use of effluent when available to the site. PED. TRAIL LANDSCAPED BERMLOW FLOW TYPICAL DRAINAGE SECTION I1-14 1 11 1 M. DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT The regulations contained in this section will serve as the primary mechanism for implementation of the land uses permitted by the Pima Farms Specific Plan. The regulations contained herein provide an appropriate amount of fle3dbility to anticipate future needs and to achieve compatibility between land uses. The Specific Plan land use designations shall be as follows: • Low Density Residential • Medium Density Residential • Medium High Density Residential • High Density Residential • Transitional • Commercial B. DEFINITIONS The definitions contained in the Marana Development Code Title 3.03.02 shall apply to this Plan where not consistent with other provisions of this Plan. Additional definitions follow: 1. Age -restricted Residential: An adult-oriented private, secured community that requires at least one head of household to be an adult of a specified age with no children under eighteen years of age living at home. 2. Average Area per Dwelling Unit: A measurement of density based on the calculation of total gross acres within a development area divided by the total number of dwelling units within the development area. This measurement allows the flexibility to cluster dwelling units and consolidate open space. 3. Average Finished Grade: The mean average elevation of ground after site preparation, measured three feet from the building at five-foot intervals. am 1 4. Building Height: The vertical distance between the level of the average finished grade and (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: A land use category permitting office, restaurant, g P g personal and business services, retail sales, financial institutions, i specialty retail and entertainment, recreational and cultural uses, but excluding manufacturing or warehousing units. 1-1 1 6. Congregate Care Facility: A residential complex measures that provides assisted - living conditions for individuals who are semi- independent but need additional support such as meals and/or medical assistance. 7. Developers: The person or entities who acquire development areas (as defined below) in the Pima Farms Specific Plan area from the Owner for the purpose of developing said development areas. 8. Development Areas: A designated sub -area within a Planning Area of the Specific Plan. The development areas are identified by an alpha -numeric symbol, (e.g. 3a) for purposes of reference. 9. Dwelling -Unit Cap: The maximum number of dwelling units permitted within the Specific Plan Area. 10. Floor Area: Floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off- street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 11. Maximum Density: The maximum RAC of a development area, or portion thereof, as permitted by the applicable density range. 12. Multiple -Family Residential Units: Apartments or similar residential units. 13. Owners: The Steinfeld/Stedman Trust, c/o First Interstate Bank, Co - trustee, or their successors and assigns III -2 14. Planning Area: A sub -area of the Specific Plan area, which designates neighborhoods and land use activities of distinct characteristics and i when taken together create the planned community. 15. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). 16. Recreation Center: Any private land designated for the establishment of structures or areas in which to provide recreational support activities such as health club/spa, country club, resort/hotel, golf course clubhouse, recreation vehicle storage, etc. 17. Semi -Professional: Includes insurance brokers, consulting engineers, 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. 18. Single -Family Residential: A land use category which permits detached, attached (two or more), townhouse, zero lot line, Z -lot line, patio home, or similar residential units. 19. Site Setback: The perpendicular distance from the perimeter property line of an area to be developed. Setback standards are to be applied to the gross areas required for individual subdivisions or projects. 20. Target Density: The specified density within the various development areas, used to calculate the dwelling -unit cap based on gross acreage. C. DEVELOPMENT STANDARDS The development standards for each land use designation are defined as follows: IN 1. Low Density Residential (I-3 RAC) a. Permitted Uses: • Single-family residential units NModel homes and temporary real estate sales offices • Temporary construction facilities • Open Space/Recreation/Golf Course N b. General Development Standards: 1) Average Area Per Dwelling Unit: 7,000 square feet 2) 3) Maximum Building Height: 24 feet Parking Requirements: Two off-street spaces per dwelling unit. 4) Minimum Site Setbacks: • Front: 20 feet • Side: 10 feet • Rear: 10 feet Medium Density Residential (3-6 RAC) a. Permitted Uses: • Single family residential units • Recreation Center (within Planning Area 3 only). • Uses permitted under Low Density Residential • Open Space/Recreation/Golf Course b. General Development Standards for Residential Uses: 1) Average area per Dwelling Unit: 4,000 square feet 2) Maximum Building Height: 34 feet, 2 stories 3) Parking Requirements: • Two off-street spaces per dwelling unit on non- age -restricted residential. • 1.5 off-street spaces per dwelling unit on age - restricted residential. 4) Minimum Site Setbacks: • Front: 20 feet • Side: 10 f9et • Rear: 10 feet IIIA C. General Development Standards for Recreational Support: 1) Maximum Building Height: 34 feet , except for minor exceptions. 2) Parking Requirements: One off-street space per 150 square feet of building area. 3) Minimum Site Setbacks: • Front, side and rear: 20 feet 4) Recreational vehicle storage area will provide appropriate visual screening to protect adjacent planned and existing residential land uses. 3. Medium -High Density Residential (6-10 RAC) a. Permitted Uses: • Single family residential units • Uses permitted in Low and Medium Density Residential • Open Space/Recreation/Golf Course b. General Development Standards: 1) Average area per Dwelling Unit: 2,000 square feet 2) Maximum Building Height: 34 feet, 2 stories 3) Parking Requirements: • 1.5 off-street spaces per dwelling unit on non- age -restricted residential. • 1.25 off-street spaces per dwelling unit on age - restricted residential. 4) Minimum Site Setback: • Front: 20 feet • Side: 10 feet • Rear: 10 feet 4. High Density Residential (10-20 RAC) a. Permitted Uses: • Single family residential units • Multiple family residential units • Uses permitted in low, medium and medium-high density residential • Open Space/Recreation b. General Development Standards for Residential Uses: 1) Average Area Per Dwelling Unit: 2,000 square feet 2) Maximum Building Height: 34 feet, 2 stories 3) Parking Requirements: • 1.5 off-street spaces per dwelling unit on non- age -restricted residential. • 1.25 off-street spaces per dwelling unit on age - restricted residential. 4) Minimum Site Setbacks: • Front: 20 feet • Side: 10 feet or zero for common wall or zero lot line development • Rear: 10 feet 5. Transitional (10-20 RAC) a. Permitted Uses: • Offices: Business, Professional or Semi-professional • Congregate Care Facility • Restaurants/Theaters • Uses permitted in Low, Medium, Medium -High and High Density residential. • Open Space/Recreation III -6 b. General Development Standards: 1) Maximum Building Height: 34 feet, 2 stories 2) Parking Requirements: One off-street space per 150 square feet of building area. 3) Minimum Site Setbacks: • Front, side and rear: 20 feet C. General Development Standards for Residential Uses: 1) Average Lot Area Per Dwelling Unit: 2,000 square feet 2) Maximum Building Height: 34 feet, 2 stories 3) Parking Requirements: • 1.5 off-street spaces per dwelling unit on non- age -restricted residential. • 1.25 off-street spaces per dwelling unit on age - restricted residential. • .5 off-street spaces per dwelling unit on congregate care facilities. 4) Minimum Site Setbacks: • Front: 20 feet • Side: 10 feet • Rear: 10 feet 6. Commercial a. Permitted Uses: • Commercial • Offices: Business, Professional or Semi-professional • Congregate Care Facility III -7 I • - Uses permitted in Low, Medium, Medium-High, High Density ediu - Density Residential and Transitional b. General Development Standards: 1) Maximum Building Height: 39 feet, 3 stories 2) Parking Requirements: One off-street space per 150 square feet of building area. 3) Minimum Site Setbacks: • Front, side and rear: 20 feet c. General Development Standards for Residential Uses: 1) Average Lot Area Per Dwelling Unit: 2,000 square feet 2) Maximum Building Height: 34 feet, 3 stories 3) Parking Requirements: q • 1.5 off-street spaces per dwelling unit on non- age-restricted residential. • 1.25 off-street spaces per dwelling unit on age- restricted residential. • .5 off-street spaces per dwelling unit on congregate care facilities. 4) Minimum Site Setbacks: • Front: 20 feet • Side: 10 feet • Rear: 10 feet D. DEVELOPMENT SENSITIVE OVERLAY AREA In addition to the six land use designations set forth above, a Development Sensitive Overlay Area affects portions of the west and south periphery of the Plan Area. Within this Overlay Area, the development standards for the III-8 I r applicable underlying land use designations apply, except that within the Overlay Area: (a) the maximum building height shall not exceed one story or 24 feet; and (b) the maximum densities for any development area or portion thereof shall not exceed the target density. For purposes of density transfers, the Overlay Area is a donor area only, as shown on the Density Transfer Areas, Exhibit III -1. The maximum densities for any development area or portion thereof shall not exceed the target densities. Densities will range between 2 residences per acre to 3.5 residences per acre and will be sensitive to buffering of adjacent existing homes. Heavy equipment or storage will not be permitted within the sensitive overlay area. No satellite discs shall be permitted on roofs. No dirt bikes or ATV vehicles shall be allowed within the Sensitive Overlay Area. A setback buffer is planned along the south and west perimeter of the Plan Area. The building setback is a minimum of 50' from the property line to the face of a building wall. A public trail system is provided in the first fifteen feet of this buffer along the west side of Planning Area Three, along the south side of Planning Area Three and the balance of the south and west perimeter of the Plan Area. The first fifteen feet of this buffer will remain natural. Actual delineation of the buffer will be completed in conjunction with subdivision design. a. Setbacks/Buffers: A 100' area of undisturbed vegetation buffer will be maintained along Scenic Drive and a 50' undisturbed buffer adjacent to the existing residence (see Exhibit II -6). Along the remaining perimeter of the setback buffer will be 50'. In addition, development will maintain a 75' building setback from existing residences adjacent to the site. b. Screening: Vegetation existing with the existing wash areas will be maintained along perimeter boundary. A six-foot perimeter wall will be constructed and enhanced with existing vegetation, transplanted onsite vegetation and additional drought tolerant vegetation. This will buffer the proposed development and perimeter wall. The buffer area adjacent to existing residences will be enhanced with additional compatible vegetation to reduce the visual impact of new development. C. Grading: Grading will be timed as development occurs and mass grading will not be permitted. In the low density residential area along Scenic Drive, building envelopes will be established and grading limited to these areas. Dust control measures will also be implemented. I I-9 I � 11 m m m "Mm man"Mmmm MOM .;GENIC DCII �:E C! •o e. o°o 0 0 0°000 o e•pt e. 0°0 0°•0 0� o°o o o°e o C. 'o°e LID eoO"a4w y o doe ° 0 woe ar `eo ° CpL, 00`` oeog7°o o •P°�'�P1e o°ego 0°0 W'°[�.�o' o°° `oeo 3°0 q ° •a SOA ° 00 ° O� °�•O °^'�0 ° 00' �Q ° -0• .D°o`Q Qo 00°0.0000 ••O; °e 0o°e0o.° Oe00P o• 90 00 oe o0 4 0 o ° 0`0 ° 0 'e 69 u -o ° 0-4 Q.o"o4_.0Oo�ov e ° A.9- 0 00, 0 a 0° 000o e 0 0 0 o e oo° oo ° I ° 1 oo°0vo°-Ce 0e °000'°O°o°oo°oo S\b° 0s0 0 asoae°ooo°oo ° SCOOP Goo 00a0ooe0oo0 ,0 a 00 0o°aea1°eo 0oo aoo O o eo foe 0o00ooao 0 0 0o uo0 0tle 0 ooa oo0°ooo °eoaoe°oae°oo00 e°o e°e°eo e too ° °00 ••°0 ea0a00000o00° Do Do Do oeo °oo°oo° oo°ooa / / / i i' a°e Go e°o a°e o°e a°o o°e o° loo, Q,ee u 0 a 00 a oe ° oo ° eo ° oo ° / O °O� o•''P 0 0 0 0 0 0°O a°O a°0 6� 0 °e° ° e0 00 ° 00 ° Oa ° Do ° 0'a 0 O ° 0 a0ao e- 000 oaaa_Fa eO_ _a `r o e° / e: a4 of - w0 wU e e eOo'eeo e oe o eooe O0 e se` eeee Op r•'o °000toeO•0.0° ee a00 a00a00a00aOO °°ato aOO aOO �OOO`O 01 °e0 eeOo°eO Oo°oO°OeoO °asee as° O°e a 0 e0 ee0o I e4'°°0se°aee°s0o0oa•O 00o ye \° o °•o eOoo' aa ° `•N°eO°° p°ei0e °� 00 1 060 •," / / e°aaea°eao 040 �a11 o O 0 e 0 0 a o 0 a e o I r v m e•�E \ / o °o .00 eo oo °a0gOa0aeao � O ' O Go,* ° 00 o0.0 0 ° 0 Ob 0, °o0 O 00 0 °O o y CJ o eoo n D o eae o ° ae ° n / e ° 0 o q'° 000 0a aeav0 e \ / eoa De' o o u 0 o ° � 0 o• C. Do to e Do .06 co ea aea a` e a 0 o ooe 0 e0o. p0e oao 4 0 a 0 na w.♦ v e. O Y 00 0 d - O ♦ , e n m Ln nZ LnOZ amt2 ?D DZ N m LnM M C7-0Ln —� 0m rn D ZDrn z Nm rn N C w74 o:12 ? Of O &E lM �ms7 :�N� tmp ws n m :dL rt nm cN m NHto Fa n 08 O M � t o .� .. ...... l •... / L J L,.-:, 0 z 0 m n m Z --1 0 Z 0 x 0 r \gym\) iN M. z 0 s d. Access: Access onto Scenic Drive will be limited to a maximum of three access points. Access for planning area 4F will only be permitted onto Pima Farms Road. The public trail system is to be dedicated to the Town of Marana provided the Town agrees to accept the proposed system for maintenance within three years of adoption of this Plan. The sensitive overlay area will vary in width and density in response to buffering the adjacent existing homes. A second equestrian trail will be included in the plan area. It will be integrated into the most westerly wash which parallels Scenic Drive between the Specific Plan's northern boundary and Pima Farms Road conditioned on the neighbors to the west of Scenic Drive providing reciprocal easements to allow equestrian uses to be continuous to the Saguaro Monument. Scenic Drive Scenic Drive will be classified as a two-lane roadway. Traffic within Pima Farms will be encouraged to utilize Pima Farms Road and Coachline Boulevard (Artesiano) to access Silverbell Road. Existing vegetation will be maintained and additional landscaping provided. Building setbacks, enhanced vegetation, limit access points, and a density of two houses per acre are J proposed to limit the impact of development and retain the character of Scenic Drive. f' 1 LL -1 III -10 fl W SPECIFIC PLAN IMPLEMENTATION A. PURPOSE The Specific Plan is an implementation tool to the General Plan. It is the first step in the eventual procurement of development permits. This section contains the procedures for administration of the provisions contained herein. Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains a Phasing Plan for the development of the proposed planning areas which discusses the type, location, intensity and timing of development. Other information covered in this chapter pertains to general administration, subdivision, amendment procedure, and the linkage between these elements. B. PHASING PLAN The Pima Farms Specific Plan will generally be developed in four (4) phases as indicated on Exhibit IV -1. This will allow an adequate level of infrastructure to be built to accommodate the development in each phase. Certain assumptions have been made in preparing the phasing plan for this Specific Plan: (1) The rate of growth for this project will remain consistent and as calculated, (2) The rate of growth of other regional projects which were used in assessing accumulative impacts on phased infrastructure and services, will remain consistent and as calculated and (3) The market need for proposed residential product type and mix will remain the same throughout the phasing period. These assumptions are necessary to establish a Phasing Plan for the proposed development scenario. In turn, the Phasing Plan must be flexible enough to make adjustments in infrastructure and service requirements if any of the above assumptions change during the project build -out time. For example, if the build -out rate in surrounding projects accelerates, key infrastructure improvements may have to occur earlier than shown on the Phasing Plan. Likewise, if projected build -out in surrounding projects occurs at a slower rate, certain infrastructure improvements may not be required until a later phase than what is shown on the Phasing Plan. IV 1 IIm am w = an w a rr � err r m aw *0 as w so rrr � O --j(D Co nz amh2, OZ Z DZ Nm ��s•i C-) CD z coin -3 w , zDrn mF+•• rn0 o D --i Z Mc c� �y = We �� ro o�m Z sHCo O 01 O �n M The estimated build -out of the Specific Plan area is expected to occur within 7 to 10 years. Grading will be phased as development occurs on the project. Mass grading of the entire Specific Plan area is not permitted. The master developer will assure that effective dust control measures are undertaken in areas which have been graded. Phase I, comprised of Planning Area Three, will consist of the development of approximate 1,554 single family units. The infrastructure for this phase will include the systematic implementation of water, sewer and other utilities and services as required to accommodate the individual development areas within the phase. The improvement and realignment of Pima Farms Road from Silverbell Road to the Coachline Blvd. extension will serve initially as the main access for the site. Phase II, consists of development within Planning Area One which includes approximately 420 single family and multi -family dwelling units and/or the Village Center. This phase will construct Coachline Boulevard to Pima Farms Road and extend Pima Farms Road along the boundaries of this phase. A major portion of the remaining public facilities system will also be completed. Phase III, encompassing Planning Area Two, consists of developing 284 single and multi -family dwelling units and/or the neighborhood center and office uses. Most of the major infrastructure requirements to service this area will have been completed. Phase IV, which includes Planning Area Four, completes the development of the project with approximately 513 single family dwelling units. The remaining improvements to Pima Farms Road, the improvements to Scenic Drive along this phase boundary, and extension of utilities to appropriate development areas are to be completed within this phase. The primary intention of the Phasing Plan is to relate infrastructure requirements to proposed development. Although a sequence is implied, there is nothing in this plan to preclude a different order or concurrent development of phases, as long as the related infrastructure is adequately in place. The Specific Plan provides this flexibility because the actual sequence of development may be affected by numerous factors not now predictable. Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessary to meet the requirements of the phased build -out of the project. IV -2 C. GENERAL ADMINISTRATION RESPONSIBILITIES General administration and implementation of the Pima Farms Specific Plan will be the responsibility of the master developer. The master developer is the entity responsible for insuring that the basic infrastructure facilities are planned and constructed to serve the development areas within the Pima Farms Specific Plan. The Owners of the property, the Steinfeld/Stedman Trust, or their successors and assigns, will be the master r developer. The builder is the purchaser of a development area, or portions of a development area, who will either build or provide for building within their areas of ownership. The master developer will also be responsible for establishing the Pima Farms Design Review Committee. This committee will review screen wall design, entry statements, landscape plans, utility design and construction, and sign design within the project. IV -3 The master developer will participate in an improvement district for the construction of adjacent off-site road improvements for Scenic Drive and Wade Road. D. GENERAL PROVISIONS 1. All construction within the Specific Plan area shall comply with applicable provisions of the Marana Building Code and the various related mechanical, electrical, plumbing and grading ordinances of the Town of Marana in effect at the time of adoption of this Specific Plan. 2. The Town of Marana subdivision ordinances as currently in effect upon the adoption of this Specific Plan shall apply to all subdivision development within the Specific Plan area. All numbering of buildings and property will follow the Pima County method. 3. Should the provisions of this Specific Plan conflict with or be inconsistent with other present or subsequently adopted ordinances of the Town of Marana, the provisions of this Plan shall control and prevail. IV -3 4. The following amendments to the Specific Plan shall not require any further legislative approvals from the Town: (a) adjustments to circulation and drainage alignments that are required during final design to meet considerations relating to, but not limited to, design of the individual development areas, design of golf course, grading, hydrology, capacity and design speed, site line and radius reconciliations, etc.; (b) modifications in the boundaries and acreages of development areas or adjustments due to changes required during final design to meet considerations relating to, but not limited to, grading, hydrology, final road alignments, etc. Uses more intensive than those permitted by this Specific Plan and any other amendment to the Specific Plan shall require the same procedures by which the Plan was originally adopted. 5. In order to establish a high standard of architectural and landscape design and quality development within the Specific Plan area, the Owners will establish a set of private covenants, conditions and restrictions relating to these issues. It is contemplated that individual Developers of parcels within the Specific Plan area will also address these issues through the recordation of supplemental and more detailed covenants, conditions and restrictions governing their specific properties. 6. A certified soil engineer shall be on-site whenever grading and compaction are taking place. 7. Areas identified as having a high potential of subsurface archaeological features, a subsurface test will be conducted prior to development to assess the extent and nature of archaeological features. Mitigation measures will be proposed based upon the extent and nature of the features uncovered in the subsurface test. IV -4 APPENDIX 'J Corporate Office: 35 E. Toole Avenue • P.O. Box 1830 lbcson, AZ 85702-1830 (602) 624-2391 FAX 624-4632 Anchor Centro Two: 2207 E. Camelback Rd. • Suite 302 Phoenix, AZ 85016-3446 (602) 956-9850 FAX 956-9853 JERRY R. JONES & ASSOCIATES, INC. Page 93 of Pima County Road Maps, said point being 2517.14 feet ENGINEERS -PLANNERS -SURVEYORS 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 line LEGAL DESCRIPTION Jerry R. Jones, P.E., R.L.S. PREPARED FOR Further excepting the following portion thereof: Roger E. Baele, P.E. of the following described line; beginning at a point on the east line of said section which point is 2525.50 feet north of PIMA FARMS SPECIFIC PLAN the southeast corner of said Section 28; Suzanne J. Shields, P.E. JJA JOB NO. 88-092.01 less to the intersection of said line with the north 16th line Frank W. Thomson, A.I.C.P. DECEMBER 21, 1988 Further Richard H. Bourque, P.E. Further excepting that portion in Pima Farms Extension Road No. Hubert A. Duncan, P.E., R.L.S. portion of Alrtesiano Road No. 274 as shown in Book 3 of Road Mark A. k,, P.E. Matthew WW. W. Flick, P.E. Pima Farms Parcels (BVS Trust Property) Thomas E. Hosack: P.E. k2u Is N. Edei, All of Section 28; the Northeast Quarter of Section 29; the Peter S. Miller, P.E. north half of the north half of Section 33; all in Township 12 Thomas J. Lute, R.L.S. South, Range 12 East, Gila and Salt River Meridian, Pima County, Gary S. Moriarty, A.I.A Arizona, and further described as follows: Except that portion ofSilverbell Road as existing on December, 1986 lying north of the southerly right-of-way and further described as: Corporate Office: 35 E. Toole Avenue • P.O. Box 1830 lbcson, AZ 85702-1830 (602) 624-2391 FAX 624-4632 Anchor Centro Two: 2207 E. Camelback Rd. • Suite 302 Phoenix, AZ 85016-3446 (602) 956-9850 FAX 956-9853 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 line 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°35'01" 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 Alrtesiano 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; Corporate Office: 35 E. Toole Avenue • P.O. Box 1830 lbcson, AZ 85702-1830 (602) 624-2391 FAX 624-4632 Anchor Centro Two: 2207 E. Camelback Rd. • Suite 302 Phoenix, AZ 85016-3446 (602) 956-9850 FAX 956-9853 t 1 11 1� 1 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 88-092-01) 16525 Hup_RT A. May 30, 1989 Members of the Marana Town Council 12775 N. Sanders Road Marana, Arizona 85653 RE: Pima Farms Specific Plan Dear Members of the Town Council: Attached is a copy of "Addendum Number 1 to Pima Farms Specific Plan." We request that this be included in your adoption of the Pima Farms Specific Plan. Addendum Number 1 contains additional restrictions and clarifications of the plan you previously approved. It is the result of several meetings with Bill Paleck, Superintendent of the Saguaro National Monument. In these meetings we discussed his concerns for the welfare of the Monument and potential impacts of our proposed development. The intent of our plan and our proposed environmental mitigation measures were described to him. He requested clarifications of several items concerning open space, wildlife habitat, preservation of vegetation and other related issues. This addendum is our response to those concerns. Our belief is that, with these additions to the plan, we have described a development that represents an appropriate balance between the needs of the owners, the surrounding neighbors and protection of environmental features. We respectfully request that the Town Council adopt the ordinance for our plan so that we may be productive members of the Marana Community. Sincerely, kqf— Jerry Jones & Associates, Inc. Frank Thomson, Vice President, Urban Planning IJJA 88-092-08 1 1 [ - I �1 1 1 1 f ADDENDUM NUMBER 1 TO PIMA FARMS SPECIFIC PLAN May 30, 1989 Environmental Resources Plan There are a number of environmental issues within the Pima Farms Specific Plan which will be addressed in this section. These issues generally concern the protection of the Saguaro National Monument - Tucson Mountain Unit and the conservation of the cultural and natural resources within the plan area. These responses to the environmental issues are intended to serve as performance standards to be reviewed and implemented prior to construction activities. The review and concurrence that these performance standards have been adequately addressed will be the responsibility of the Pima Farms Design Review Committee. The Review Committee will be established by the Master Developer and include a neighborhood representative and a representative from the Marana Planning and Zoning Commission. Vegetation and wildlife mitigation strategies are intended to work together to preserve significant areas of open space and to protect wildlife movement corridors. A series of open space corridors which include a combination of natural and functional open space has been delineated in conjunction with the major washes and perimeter buffers. The open space corridors serve as visual amenities, trails opportunities and wildlife movement corridors. The control and maintenance of the buffers, functional and natural open space areas and trail system within the plan will be the responsibility of the Master Developer or susequent homeowners association except for those areas which may be dedicated to the Town of Marana. The Pima Farms Design Guidelines are intended as an information source to builders, developers, architects or investors interested in the Pima Farms program and secondly, as a basis for development of a set of Conditions, Covenants and Restrictions. These guidelines, when translated into C.C. and R.s will thus ensure a high standard of project -wide design consistency and environmental sensitivity throughout the life of the community: 1 r 1 Environmental Issues 1 M 3. Saguaro National Monument Buffer Overlay Zone The southwest portion of the plan area (see Exhibit #1) has been designated for additional special treatment. This area shall be subject to the performance criteria established for the Development Sensitive Overlay Area with the following additional restictions: a. 50% of this area shall be maintained in natural or functional open space which does not impede wildlife movement. b. Open space will be provided as part of an interconnected open space system which creates wildlife habitat opportunities. Open Space Ratios Open space corridors in conjunction with significant washes are to be established. Emphasis will be upon preserving natural vegetation within the low flow channel of washes. In addition to natural open space areas, certain functional open space areas shall be designated to allow for passive and active recreational opportunities. To assure the provision of sufficient quality of wildlife habitat and recreational amenities, a minimum of 25% of the entire site is to consist of natural and functional open space. A minimum of 30% of the riparian vegetation must be preserved. These percentages may be exceeded, but not reduced. Special Status Species Plan The following measures will be taken to protect the Desert Tortoise (Gopherus agassizzi) which may potentially occur on the site. A mitigation plan for the Desert Tortoise will be prepared by a qualified environmental biologist. The plan will include an 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. 2 I F 6. Vegetation Salvaging Plan Where removal oflant material becomes necessary, all reasonable efforts P �' will be made to relocate this plant material to the construction site or to ' buffers and open space areas. Salvageable on-site plant materials are plant specimens as determined by a registered landscape architect, horticulturalist or botanist which are able to be reasonably transplantable. These are generally healthy desert trees, having a trunk diameter of four (4) inches diameter at breast heighth, and healthy saguaro cactus less than fifteen (15) feet in height, having few or no arms. Within the Development Sensitive 3 1 71 4. 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 has been completed by a qualfied archeologist to determine areas of significant cultural resources. Significant cultural resources identified as a result of this survey have been 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. 5. Lighting Mitigation Plan Lighting shall be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of lighting is prohibited in the interest of energy efficiency and maintenance of a natural night environment. All lighting within the Development Sensitive Overlay Area and Saguaro National Monument Buffer Overlay Zone will be in conformance to the lighting requirements as specified within Pima County's Buffer Overlay Zone Ordinance. 6. Vegetation Salvaging Plan Where removal oflant material becomes necessary, all reasonable efforts P �' will be made to relocate this plant material to the construction site or to ' buffers and open space areas. Salvageable on-site plant materials are plant specimens as determined by a registered landscape architect, horticulturalist or botanist which are able to be reasonably transplantable. These are generally healthy desert trees, having a trunk diameter of four (4) inches diameter at breast heighth, and healthy saguaro cactus less than fifteen (15) feet in height, having few or no arms. Within the Development Sensitive 3 1 71 ' Overlay Area and Saguaro National Monument Buffer Overlay Zone a minimum of 30% of the salvageable plant material will be retained within the site. 7. Vegetation Plantings ' The Pima Farms Specific Plan will respect the Prohibited Plant List as adopted by Pima County within the Buffer Overlay Zone Ordinance. This plant list will supercede and control over any plants which are included on the Pima Farms Specific Plan Plant List. ' 8. Wash Treatments Existing natural vegetation will be maintained or salvaged within the low flow channels of improved drainageways. The terraced area within the broader overflow channels will be treated and landscaped accordingly as open space corridors, golf courses and/or buffer areas (see Exhibit # 2, Open Space Concept). Stabilization materials used within the low flow channels will include a varied treatment to reduce the visual impacts. ' Wildlife movement will be provided for in this series of open space corridors consisting of natural and revegetated areas. Drainage structures,walls, fences and road crossings will be designed to accommodate the movement of small wildlife. Roadways will be signed to warn motorists of potential wildlife crossings. 9. Implementation Open space areas will be owned and maintained through a variety of mechanisms. The equestrian trail along the western perimeter will be dedicated to the Town of Marana with other pedestrian trails and open space areas to be maintained by the Master Developer or subsequent homeowners associations. Protection of these areas will be assured by the Specific Plan and restrictive conditions, covenants and restrictions developed at the time of subdivision platting. ' 10. Clustering and Transition Clustering techniques to provide additional open space are encouraged throughout the site but are mandatory in the Development Sensitive Overlay Zone. It is proposed that a gradual transition be established in density from the west and south borders of the plan to Silverbell Road. Homes within the Development Sensitive Overlay Zone are restricted to a one story/24 feet 4 I L building height. Grading along Scenic Drive will be restricted to that required for building envelopes. Grading in the balance of the Development Sensitive Overlay Zone will utilize appropriate cluster development techniques which combine developed areas with contiguous open space areas. Homes will be sited closer together in groups or clusters to maximize open space. Undisturbed or enhanced natural open space is to be maximized as part of the overall grading scheme. Minimum Open Space requirements (a combination of natural and functional open space) are as follows: a. Saguaro National Monument Buffer Zone b. Development Sensitive Overlay Zone C. Balance of Planning Areas 3 and 4 d. 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