HomeMy WebLinkAboutRancho Marana Specific Plan Amendmentl
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Adopted by Marana Town Council
February 13, 1990
Amended
May 18, 1999
Prepared for.
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130 West RtvW Road
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Prepared by:
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THE Wta GROUP THE Pl-k"NING `ENTER CCG ORAMAGE
4444 Fast Broadway 960 tt Finance —enter Or- Ste. 210 201 K Ston Ste_ 201
Tucson. Anzona 65711 Tucson. Arizona 85710 Tucson, Arizona 85702
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been revised solely in compliance with the Town of Marana Town
This Specific Plan has b s y p
Council approved amendment adopted on May 18'', 1999 (Ordinance 99.13). The
signature below certifies no other amendments, revisions or changes to text, exhibits, and
e have been made,,0y Lewis and Roca, LLP.
D.....,.,,
T-
s and Roca, LLP
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AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF
MARANA, ARIZONA, AMENDING THE RANCHO MARANA SPECIFIC
PLAN BY SPLITTING DEVELOPER RESPONSIBILITIES ALONG OWNERSHIP
LINES AND UPDATING THE CIRCULNATION PLAN FOR PORTIONS OF
SECTION 26, 27, AND 28, TOWNSHIP 11 SOUTH, RANGE 11 EAST.
WHEREAS, on the 6th day of February, 1990, the Manana Town Council
adopted Ordinance 90.04, which adopted the Rancho Marana Specific Plan; and
WHEREAS, Doerken Properties, Inc. currently owns land within the
Rancho Marana Specific Plan and is developing those areas within the Town of
Marana consistent with the purpose and intent of the Town of Marana General
Plan; and
WHEREAS, the applicant, Doerken Properties, Inc., has applied to the
Town of Marana to divide the Master Developer responsibilities between Rancho
Marana East and Rancho Marana West and update the conceptual Circulation
Plan to be consistent with the La Mirage Subdivision Plat for portions in Sections
26, 27, and 28, Township 11 South, Range 11 East, of the Rancho Marana Specific
Plan; and
WHEREAS, one area impacted is east of the freeway (Rancho Marana
East) and west of the freeway (Rancho Marana West), which would reflect a
division in ownership and subsequent division of Master Developer
responsibilities; and
WHEREAS, the other area impacted reflects the realignment of the
secondary arterial which bisects the property contained in the La Mirage
subdivision plat, based on conditions of the La Mirage Preliminary Plat adopted
on February 17,1998, by Marana Resolution No. 98-04; and
WHEREAS, the Marana Planning and Zoning Commission held a public
hearing on March 31, 1999, and voted to recommend that the Town Council
grant the amendments subject to the incorporation of minor revisions and
clarifications to the Rancho Marana Specific Plan for portions of Sections 26, 27,
and 28, Township 11 South, Range 11 East, and
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c. ANN RODRIGUEZ,
RECORDED BY: RBJ
RECORDER
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DOCKET:
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UTY RECORDER O
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19991030368
TOWN OF MARANA
90��
05/28/1999
ATTN: TOWN CLERK
ORDIN
14:50
13251 N LON ADAMS RD
MARANA AZ 85653
MAIL
AMOUNT PAID
$ 8.00
MARANA ORDINANCE NO. 99-13
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF
MARANA, ARIZONA, AMENDING THE RANCHO MARANA SPECIFIC
PLAN BY SPLITTING DEVELOPER RESPONSIBILITIES ALONG OWNERSHIP
LINES AND UPDATING THE CIRCULNATION PLAN FOR PORTIONS OF
SECTION 26, 27, AND 28, TOWNSHIP 11 SOUTH, RANGE 11 EAST.
WHEREAS, on the 6th day of February, 1990, the Manana Town Council
adopted Ordinance 90.04, which adopted the Rancho Marana Specific Plan; and
WHEREAS, Doerken Properties, Inc. currently owns land within the
Rancho Marana Specific Plan and is developing those areas within the Town of
Marana consistent with the purpose and intent of the Town of Marana General
Plan; and
WHEREAS, the applicant, Doerken Properties, Inc., has applied to the
Town of Marana to divide the Master Developer responsibilities between Rancho
Marana East and Rancho Marana West and update the conceptual Circulation
Plan to be consistent with the La Mirage Subdivision Plat for portions in Sections
26, 27, and 28, Township 11 South, Range 11 East, of the Rancho Marana Specific
Plan; and
WHEREAS, one area impacted is east of the freeway (Rancho Marana
East) and west of the freeway (Rancho Marana West), which would reflect a
division in ownership and subsequent division of Master Developer
responsibilities; and
WHEREAS, the other area impacted reflects the realignment of the
secondary arterial which bisects the property contained in the La Mirage
subdivision plat, based on conditions of the La Mirage Preliminary Plat adopted
on February 17,1998, by Marana Resolution No. 98-04; and
WHEREAS, the Marana Planning and Zoning Commission held a public
hearing on March 31, 1999, and voted to recommend that the Town Council
grant the amendments subject to the incorporation of minor revisions and
clarifications to the Rancho Marana Specific Plan for portions of Sections 26, 27,
and 28, Township 11 South, Range 11 East, and
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Pate Z of 3
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WHEREAS, the Town Council of the Town of Marana held a public
hearing on May 18,1999 to obtain input from the applicant, Town staff, and the
public on the amendments to the Rancho Marana Specific Plan and finds that the
adoption of the amendments to the Rancho Marana Specific Plan are in the best
interests of the Town of Marana.
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the
Town of Marana, Arizona, as follows:
Section 1: The amendments to the Rancho Marana Specific Plan are
hereby adopted as follows:
1. Divide Master Developer(s) responsibilities between Rancho
Marana East and Rancho Marana West to reflect a division in ownership and
separate responsibility of the Master Developer(s) within the boundaries of
Rancho Marana East (east of the freeway) and Rancho Marana West (west of the
freeway) as follows:
a. Spine infrastructure, including roads, sewers, utilities, and
on-site detention/ retention; and
b. Formation of homeowners associations; and
C. Formation of design review boards.
2. Update the conceptual Circulation Plan to be consistent with the La
Mirage Preliminary Plat, approved by Marana Resolution No. 98-04, as follows:
a. Realignment of the secondary arterial which bisects the 508 -
lot single family detached home subdivision, on 138.27 acres
of property, located within a portion of the North 1/2 of
Section 26, Township 11 South, Range 11 East.
Section 2: The provisions of this Ordinance, and the Rancho Marana
Specific Plan Amendment granted hereby, are contingent upon the following
conditions:
1. The developer shall submit a complete revised specific plan titled
"Amended Rancho Marana Specific Plan" within sixty (60) days of the
adoption of this Ordinance, said document to be the original Rancho
Marana Specific Plan with only those amendments set forth in this
Ordinance and other minor typographical corrections.
2. The Amended Rancho Marana Specific Plan must contained a
certification by the responsible planner that no revisions have been
Page 2 of 3
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made to the specific plan other than those set forth in this Ordinance
and other minor typographical corrections.
3. The Town Manager must accept the Amended Rancho Marana Specific
Plan in writing within thirty (30) days of submission.
Section 3: All Ordinances, Resolutions, and Motions and parts of
Ordinances, Resolutions, and Motions of the Marana Town Council in
conflict with the provisions of this Ordinance are hereby repealed,
effective as of the effective date of Ordinance No. 99.13.
Section 4: If any section, subsection, sentence, clause, phrase or potion of
this Ordinance or any part of the Town Code, adopted herein by this
reference, is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions hereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of
Marana, Arizona, this 18th day of May, 1999.
ATTEST:
ocelyn . Entz
Town Clerk
APPROVED AS TO FORM:
Daniel J. Hochuli
As Town Attorney
and not personally
IPage 3 of 3
Mayor ORA MAE I-YARNT—
THIS DOCUMENT IS C FFMFIED TO
BEATRUEAND COMPLETE COPY OF
THE SPECIFIC PLAN APPROVED BY
THE MARANA TOWN COUNCIL ON
(DATE)__2- 6 -- 9 -0
AND ADOP i BYTHE MARANATOWN
COUNCIL SY ORDINANCE NO. 90-04
ON 2-6-90
P NNEa The
BY
Michael J.
TOWN OF MA f%
BY ?� t;'-
Center
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ORDINANCE NO. 90.04
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA,
ARIZONA ADOPTING A SPECIFIC PLAN FOR RANCHO MAR.ANA.
WHEREAS the.Planning Commission of the Town of Marana,
Arizona, after a public hearing, has transmitted its
recommendation relating to. the Specific Plari"for Rancho Marana
for lands within the corporate limits of the Town of Marana; and
WHEREAS the Town Council has held a public hearing With
r respect to the Specific Plan for Rancho Marana; 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 deterained.that the'
Specific Plan for Rancho 71arana 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 Councll of
the Town of Marana, Arizona does hereby adopt and approve the
Specific Plan for Rancho Marana as more fully set forth in that
public record entitled "Rancho Marana Specific Plan dated January
8, 1990", 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
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' da that a violation continues shall be deemed a separate
- - Y
offense.
PASSED AND ADOPTED by the Mayor and Council of the
Town of Marana, Arizona this 6th day of February, 1990_
MAYOR
Date Signed:�e4e- O
ATTEST:
ZOWN CLERK
APPROVED AS TO FORM:
WN A
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TABLE OF CONTENTS
1 I. SPECIFIC PLAN SUMMARY......................................................................................................I-1
E. Development Standards........................................................................................... V-8
F. Utility Development Standards............................................................................. V-18
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H. INTRODUCTION
.......................................................................................................................
II -1
A.
A.
Purpose . . II -1
B.
Location....................................................................................................................II-1
V-1
V-4
C.
Authority and Scope................................................................................................
II -2
V-6
D.
Legal Description..................................................................................................... II -2
Circulation Plan.......................................................................................................IV-6
III. DEVELOPMENT
CAPABILITY............................................................................................III-1
E.
Water Resource Concept Plan
A.
Topography and Slope............................................................................................III-1
F.
B.
Existing Land Use...................................................................................................III-1
C.
Hydrology................................................................................................................III-7
D.
Vegetation and Wildlife Habitat.............................................................................III-8
Recreation/Trail Plan
E.
F.
Soils and Geology......................................................... ........................................
Archaeology..........................................................................................................III-15
III -10
............................................................................................IV-18
Landscape Plan ......................................................................................................IV-20
G.
Existing Infiastructure and Public Services.........................................................III-15
J.
E. Development Standards........................................................................................... V-8
F. Utility Development Standards............................................................................. V-18
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IV. DEVELOPMENT PLAN.........................................................................................................IV-1
V-1
A.
Purpose and Intent...................................................................................................IV-1
V-1
B.
Goals
V-1
V-4
C.
........................................................................................................................IV-1
Land Use Plan .........................................................................................................IV-3
V-6
D.
Circulation Plan.......................................................................................................IV-6
E.
Water Resource Concept Plan
..............................................................................IV-10
F.
Public Facilities .............................................................................
..IV -16
G.
Open Space Plan ...................................................................................................IV-17
H.
Recreation/Trail Plan
I.
............................................................................................IV-18
Landscape Plan ......................................................................................................IV-20
J.
School Facilities....................................................................................................IV-21
E. Development Standards........................................................................................... V-8
F. Utility Development Standards............................................................................. V-18
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V. DEVELOPMENT REGULATIONS...................................................................................
V-1
A.
Purpose and Intent....................................................................................................
V-1
B.
C.
Definitions ... ......................... ...................................... .................. ..........................
General Provisi..ons...................................................................................................
V-1
V-4
D.
General Subdivision Standards................................................................................
V-6
E. Development Standards........................................................................................... V-8
F. Utility Development Standards............................................................................. V-18
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ITABLE OF CONTENTS (CONT'D)
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VI. DESIGN
GUIDELINES........................................•
B.
Arizona Game and Fish Department Letter
A.
---........................................................VI-1
Introduction and Purpose. .VI -1
Arizona State Museum Letter
Rancho Marana Cultural Resources
B.
Landscape Architecture Guidelines........................................................................VI-1
Puna County Wastewater Capacity Response Letter
C.
Residential Design Guidelines................................................................................VI-6
Recommended Plant Palette
Right -of -Way Letter
D.
Commercial/Office Guidelines...............................................................................VI-9
Cortaro Water Users Letter
VII. SPECIFIC PLAN IMPLEMENTATION.......................................................................... VII -1
GRC Soils Letter
A.
Purpose.................................................................................................................. VII -1
B.
Phasing Plan..........................................................................................................VII-1
C.
Development Plan Review Procedures ................................................................ VII -8
D.
Subdivision............................................................................................................. VII -9
E.
Transfer of Density.............................................................................................
VII -10
F.
General Administration.......................................................................................VII-11
G.
General Implementation.....................................................................................VII-11
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H.
I.
Amendment Procedures......................................................................................
Monitoring Program............................................................................................
VII -12
VII -12
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VIII. APPENDIX
A. Legal Description and Map
B.
Arizona Game and Fish Department Letter
C.
C1
Arizona State Museum Letter
Rancho Marana Cultural Resources
D.
Puna County Wastewater Capacity Response Letter
E.
F.
Recommended Plant Palette
Right -of -Way Letter
G.
Cortaro Water Users Letter
H.
GRC Soils Letter
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ILIST OF EXHIBITS
Land Use Table.............................................................................. ............ . V-9
....... ...............................
Relationships of Planning System Components........................................................................... VII -3
Rancho Marana Specific PIan Monitoring Report ...................................................................... VII -14
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Regional/Vicinity Map...................................................................................................................... II -3
TopographyMap.............................................................................................................................. III -2
ExistingFeatures Map.....................................................................................................................III-4
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Marana General Plan/Specific Plan.................................................................................................III-5
Marana General Plan ...................................................................
..............III -6
ExistingHydrology..........................................................................................................................III-9
'
Soils Map ................................................................................................................................
Existing Infrastructureure
III -1 I
.III-18
LandUse Map..................................................................................................................................IV-4
Rendered Illustrative Land Use Map ........................... .... ... .. IV -5
CirculationPlan ................................................................................................................................IV-7
RoadwayCross-Section...................................................................................................................IV-8
HydrologyPlan ..............................................................................................................................IV-12
HydrologyCross -Section ......................... ...................................................................................... IV -13
Open Space/Recreation/Trails.......................................................................................................IV-19
Landscape Plan ........................................ .... ....... IV -22
LandUse Plan Phasing ...................................... ............................................................................ VII -6
Hydrology Plan Phasing......................................................................................... ........ VII -7
...............
LIST OF TABLES
Land Use Table.............................................................................. ............ . V-9
....... ...............................
Relationships of Planning System Components........................................................................... VII -3
Rancho Marana Specific PIan Monitoring Report ...................................................................... VII -14
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IL SPECIFICPLANSUAl"Y
The Rancho Marana Specific Plan provides a vision for the future. Located in
the heart of Marana, it envisions a thriving central municipal and business
district with excellent circulation, quality of development, character and
aesthetics.
This Specific Plan establishes comprehensive guidance and regulations for the
development of approximately 996 acres located within the Town of Marana,
Pima County, Arizona. The Specific Plan establishes the development
regulations, policies and programs for the implementation of the land use plan.
The Specific Plan will replace the current property zoning. This Specific Plan
is regulatory, adopted by ordinance and is consistent with the Town of Marana's
General Plan. The Specific plan will be divided into two areas; land located
east of Interstate 10 will be known as Rancho Marana East (approximately 242
adres) and land west of the interstate will be known as Rancho Marana West
(approximately 754 acres). There will be separate Master Developers for
Rancho Marana East and Rancho Marana West. Their responsibilities include
the engineering and implementation of the spine infrastructure system(s),
(which include roads, onsite detention/retention, and utilities) formation of
homeowners' associations and associated fees and assessments.
The authority for preparation of Specific Plans is found in the Arizona Revised
Statutes, Section 9-461.09. The law allows for preparation of Specific Plans
based on the General Plan, as may be required for the systematic execution of
the General Plan and further allows for the review and adoption of Specific
Plans. As well, the Town of Marana Ordinance 87.22 provides the uniform
procedures and criteria for the preparation, review, adoption and
implementation of Specific Plans.
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1 H. INTRODUCTION
A. PURPOSE
The Rancho Marana Specific Plan is a vision for Marana's future town
center. It strives to lay the ground work for a thriving central municipal
and business district with excellent circulation, quality development,
character and aesthetics.
The Specific Plan examines a study area of approximately 996 acres
located in the North Central portion of the Town of Marana. The site
has been analyzed to determine development capabilities while
considering environmental conditions and existing infrastructure. The
plan provides the framework in which a core area of Marana will be
developed into a functional Town Center.
' The Rancho Marana Specific Plan articulates planning considerations
for the site and imposes regulations and/or controls for development.
This document is a device to implement the General Plan. This
document will be a suitable development control mechanism, and when
adopted by a jurisdiction will serve both a planning and regulatory
function. The Development Plan (IV), Regulations (V) and
Implementation (VII) are regulatory. The Development Capability (III)
and Design Guidelines (VI) are non -regulatory but essential to the
planning and development of the community's character.
B. LOCATION
The site is located in the North Central area of the Town of Marana
bordered on the south by Moore Road. The southern half of the west
boundary is 1/2 mile west of Sandario Road. The northern half of the
' west boundary is approximately 550 feet east of Sandario Road. To the
north is Grier Road and the eastern boundary includes 246 acres east of
Interstate 10 (Exhibit II -3).
The Specific Plan area is approximately 1-1/2 miles north of the Avra
Valley Airport. The property can be accessed from Interstate 10 at the
Marana interchange, 1/2 mile to the north, or the Tangerine interchange,
I mile to the south. A Moore Road interchange is proposed for the
future in the Town of Marana's General Plan and will provide direct
access to the property.
The northeast comer of Lon Adams and Barnett intersection is the
Marana District Park. North of the park is the Sheriffs Department,
Marana Junior High School, and the Marana School District
Administration office. The John Wayne Lodge, utilized for a number of
community functions, is adjacent to the eastern boundary of the Specific
Plan site.
Rancho Marana is a planned community with a mix of residential,
commercial, office, public and recreational uses. Other specific plan
developments within the Town of Marana and their respective
distances to Rancho Marana include: Continental Ranch, four miles to
the south; Acacia Hills, six miles to the southeast and Tortolita
Mountain Properties, six miles to the east.
C. AUTHORITY AND SCOPE
The Rancho Marana Specific Plan has been prepared pursuant to the
provisions of the Arizona Revised Statutes, Section 9-461.09. The
Arizona Government Code authorizes jurisdictions to adopt Specific
Plans by resolution as policy or by ordinance as regulations. The Town
of Marana Ordinance 87.22 provides the uniform procedures and
criteria for the preparation, review, adoption and implementation of
specific plans by ordinance. Hearings are required by both the Town
Planning Commission and the Town Council after which the Specific
Plan must be adopted by the Town Council to be in effect.
Rancho Marana Specific Plan is a regulatory plan which will serve as
the zoning for the subject property. Proposed development plans, or
agreements, tentative plats and any other development approval must be
consistent with the Specific Plan. Projects which are found consistent
awith the Specific Plan will be deemed consistent with the Town's
General Plan.
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The intent of this Specific Plan is to provide a concise development plan
for the subject property. This Specific Plan will serve to implement the
development of the approved plan within the bounds of the regulations
provided herein and will be adopted by ordinance as a regulatory
document.
D. LEGAL DESCRIPTION
See Appendix A.
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1 IIl. DEVELOPMENT CAPABILITY
A. TOPOGRAPHY AND SLOPE
The Specific Plan area is used for agricultural purposes and is
' characteristically flat. The site gently slopes down from the southeast to
the northwest and west. There are no restricted peaks or ridges, rock
outcrops, topographic features, or slopes 15% or greater on the site
(Exhibit III -2).
B. EXISTING LAND USE
' Rancho Marana is located centrally within Marana's town limits. The
current land use is agricultural and the property is currently being
farmed. Existing land uses within 1/4 mile radius include agricultural
lands to the south; along the north boundary of the Specific Plan area
are single-family residences, Marana Junior High School, and the
Marana Library (see Exhibit III -4).
The Specific Plan area is accessible from five roadways. The east/west
roadways are Moore and Barnett Roads. Moore Road, the southern
boundary of the site, has a 60' R.O.W.. Currently, it is paved west of
Sandario Road with the remainder scheduled to be paved in the near
future. Barnett Road, one-half mile north of Moore Road, is an unpaved
roadway with a 50' R.O.W.. Additionally, Grier Road provides access
via Sandario and Lon Adams.
The north/south roadways include Postvale, Sandario and Lon Adams
Roads. Lon Adams Road, perpendicular to Barnett Road, is paved.
Sandario and Postvale Road, both unpaved, run perpendicular between
Barnett and Moore Road. Sandario Road is along the section line
between Section 28 and 27. Postvale Road runs along the Section line
between section 27 and 26. These roads have 60' rights -of -ways.
Interstate Highway 10 cuts through the southeastern portion of the site
(See Exhibit III4) and will provide direct access to the parcel in the
future. Paved frontage roads exist on both sides of Interstate Highway
10 and provide direct two-way access to the north and south.
There are six areas scattered on the Specific Plan area that have farm -
related building structures (see Exhibit III4). There are two well sites,
one located in Section 26 and one in Section 28.
The Town of Marana's General Plan Land Use identifies several land
uses within the Specific Plan area. A Village Core (Zone A) is
identified at the
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intersection of Moore Road and Sandario. The Marana Town Core
(Zone G) is indicated at the intersection of Barnett and Sandario,
extending north and east to Interstate 10. Preferred Development
Envelopes (Zone B), such as intense residential development, key to the
village core concept and moderate to high density, are identified west of
Sandario. Between Barnett and Moore Roads, a Transportation
Corridor/Mixed Use (Zone E) is delineated (see Exhibit III -5 and III -6).
The land uses identified in the Marana General Plan include:
Village Cores
• Neighborhood Commercial/Retail
• Public Services
• Office/Professional
Marana Town Center
• Governmental
• Public/Quasi-Public Land Uses
• Commercial Services
• Residential
Preferred Development Envelopes
• Intense Residential Development
• Key to Village Core Concept
• Moderate to High Density
Transportation Corridor/Mixed Use
• Highly Urbanized Corridor
• Industrial/Business Parks/Distribution
• Optional Residential Opportunities
• Hotels
• Regional Shopping Center
• Optional Commercial Opportunities
Exhibit I11-6 indicates the Marana General Plan's Land Use in relation
to the Rancho Marana Specific Plan.
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IC. HYDROLOGY
The three principal sources of offsite runoff that presently affect this
property include Santa Cruz River overbank flooding, runoff from
agricultural lands south of Moore Road, and Tortolita Mountain foothill
runoff. Analyses conducted as part of this Specific Plan preparation
assume that the proposed Lower Santa Cruz River flood control levee is
in place and overbank flooding from the Santa Cruz River is mitigated.
w Runoff emanating from the agricultural land to the south collects at five
points of concentration on the south side of Moore Road. The analysis
assumes that runoff collecting on the south side of Moore Road all
drains across the roadway and onto the subject properly when in fact a
portion of the flow stays on the south side of Moore Road and drains
due west toward Honea Acres. Exhibit 111-9 shows the points of
concentration and 100 -year peak discharge rates for offsite runoff which
drains to the subject property. Runoff quantities from existing
agricultural land is small on a per -acre basis. Computations of the peak
discharge rates using the Pima County method found the 100 -year peak
flow rate from the agricultural land to be 1 cfs per acre, and the unit
discharge for the more frequent events (2 -year to 10 -year return period)
to be negligible.
The analysis of Tortolita Mountain foothill runoff incorporated detailed
hydraulic routing studies to determine peak outflow rates from the CAP
overshoot structures and incorporated channel routing along the north
edge of the Southern Pacific Railroad (SPRR) to determine the quantity
of flow draining to the subject property from the southeast (i.e. the
Tangerine Road intersection area). The SPRR routing analysis
accounted for reductions in the quantity of flow arriving at the site
because of flow through the SPRR culvert and weinng over the railroad
tracks. A more detailed description of the hydrologic analyses
conducted to determine 100 -year discharges exiting the CAP overchute
structures and of the SPRR routing analyses are provided in a report
prepared by CMG Drainage Engineering Inc. entitled, "Report on
Alignment and Cross Section Alternatives for Tributary Drainage -
The Lower Santa Cruz River Flood Control Project," December 2,
1987. The results of this detailed routing study found:
a) that 3025 cfs drains along the north side of the SPRR to
Concentration Point #6. This runoff emanates from the area
near the Tangerine Road/Interstate 10 intersection and is
principally comprised of flow from Wild Burro Canyon. The
E quantity of flow at the Tangerine Road/Interstate 10 intersection
is about 5800 cfs, but this discharge is reduced to 3025 cfs by
the time of arrival at Concentration Point #6. The peak flow
r
reduction from 5800 cfs to 3025 cfs occurs as a result of flow
passing through SPRR culverts and weiring over the railroad
1 between Tangerine Road and the property. There is no known
history of low weiring over the SPRR suggesting that no major
floods have occurred in recent time or that the discharge valves
I�
may be overestimated by standard hydrologic procedures.
Overestimation may exist because of flow attenuation in the
broad, shallow, sandy bottom channels on the Tortolita Fan.
b) that 578 cfs emanating from CAP overshoots within section 23
arrives at Concentration Point #7 (the entrance to the Adonis
channel).
c) that 2312 cfs emanating from CAP overshoots within section 25
drain to Concentration Point #8 along the east boundary of the
subject property.
d) that runoff draining to Concentration Points #7, #8, #9 coalesce
along the north side of the SPRR and drain northwesterly
adjacent to the railroad embankment. The existing culvert
structure beneath the SPRR, I-10 and frontage road drains 859
cfs onto the subject property west of the transportation corridor.
The remainder of the flow continues to drain northwesterly on
the east side of the railroad. Five additional SPRR culverts
north of the Adonis channel drain flow to the west side of the
transportation corridor. A portion of this flow-through will drain
westerly (south of Grier Road) and across the area of Rancho
Marana within the northwest quarter of Section 27.
Onsite runoff from the subject property drains due west toward the
Santa Cruz River. The onsite runoff occurs as sheetflow, except where
confined or concentrated by elevated roadways or canals.
D. VEGETATION AND WILDLIFE HABITAT
The entire site is currently farmed for agricultural purposes. There are
no indigenous Sonoran Desert vegetation on site.
The area does not contain any Class I or Class II wildlife habitats as
identified by Dr. Shaw, University of Arizona, for Pima County
Department of Transportation & Flood Control. A Letter from the
Arizona Fish and Game Department lists no special status species, see
Appendix B.
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IE. SOILS AND GEOLOGY
The subject property contains nine different soil types, generally
composed of a loam substance. These soils range from a very fine
sandy loam to a silty clay loam. During the various phases of
development, these soils will serve as structural or foundational material
for building. See Appendix H.
Engineering design considers several soil properties to be important to
the proper design of urban development. These properties include
permeability, shrink -swell, compaction, expansion, drainage and shear
strength. Permeability indicates the rate at which water moves
downward through undisturbed soil material. The texture, structure and
porosity of each soil type determines its rate of permeability. The
potential for shrink -swell is indicated by the volume change resulting
from the shrinkage of the soil when it dries and swelling as it absorbs
moisture. The amount and type of clay in the soil type determine the
shrink -swell potential and the soil contraction/expansion characteristics.
Drainage of the soil is a function of the soil's porosity. Shear strength is
dependent upon several factors: 1) soil origin, 2) thickness of the soil
and 3) the soil's parent material.
The Soils map (Exhibit III -11) identifies the major soil types found in
the specific plan area. All onsite soils are compatible with
development, given the proper engineering design. None of the onsite
soils possesses a major hazard for erosion. The following descriptions
from the Soil Conservation Service provide information about the
characteristics of each soil type.
Agua Very Fine Sandy Loam (Ag)
This soil variety is found on flood plains of the Santa Cruz River with
slopes generally less than one-half percent. Runoff is slow on this soil
and the hazard of erosion is slight or none. This soil type is commonly
used for urban development.
Anthony Loam (Ao)
Anthony loam is level and nearly level soil and is found on the
floodplain of the Santa Cruz River, mostly near Marana. Gravel content
in this soil is less than 15 percent and it is composed of well -drained
sandy loams. This soil was formed in mixed material that was
deposited on flood plains and alluvial fans by rivers and streams.
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Permeability of the soil is moderately rapid while runoff is slow.
Erosion is not a problem with this soil type. Anthony loam is suitable
for urban development, material for engineering work and water supply
purposes.
Anthony Sandy Loam, 0 to 1 percent slopes (AhA)
Anthony Sandy Loam is located in the Santa Cruz Valley with gravel
content being less than 15 percent. The texture is sandy loam
throughout the profile. This soil formed in mixed material that was
deposited on flood plains and alluvial fans by rivers and streams. The
vegetation is mostly annual grasses, weeds, mesquite, scattered palo-
verde, creosotebush and saguaro and cholla cactus. Runoff is slow on
this Anthony soil, with erosion hazards being slight. This soil type is
appropriate for urban development and as a source of material for
engineering work.
Brazito Loamy Sand (Br)
This soil type is level or very nearly level and is found on flood plains
in the Santa Cruz Valley. Brazito Sandy Loam was formed in alluvium
deposited on flood plains and fans and on valley slopes, with slopes
being 0 to 3 percent. Permeability of the Brazito soil is rapid with
available water -holding capacity of 3 to 3 3/4 inches in irrigated areas
and 9 to 11 inches in non -irrigated areas. Runoff is slow with slight
erosion danger. The typical uses of this soil include desert range and
irrigated crops. It is suitable for development.
Brazito Sandy Loam (Bt)
This Brazito soil also occurs on level and nearly level flood plains of the
Santa Cruz Valley. The surface layer is sandy loam ranging from 5 to
16 inches in thickness. The soil shares the same general traits and
suitability characteristics as Brazito Loamy Sand, described in the
preceding paragraph. It is suitable for development.
Gila Sandy Loam (Ga)
Gila Sandy Loam is found on level and nearly level floodplains of the
Santa Cruz Valley. The runoff from this soil is slow and problems
associated with erosion are slight or none. Although this soil type is
primarily utilized for agricultural uses, it is also commonly used for
urban development.
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Gila Loam, 0 to 1 percent slope (GbA)
This soil consists of well -drained soils that have a subsoil of loam and
very fine sandy loam. Slopes of these soils are generally 0 to 3 percent.
Soil permeability is moderate with slow runoff and little chance of
erosion. Gila soils are commonly used for urban development and as a
source of material for engineering work.
Glendale Loam (Gd)
The Glendale series is composed of well -drained loams formed in
recent alluvium deposited on flood plains and valley plains. Slopes
range from 0 to 1 percent. Permeability and runoff are relatively slow
on this soil. Erosion is not a problem in this series and the soils are
suitable for urban development.
Grabe Loam (Gh)
This is a well -drained loam, which formed in recent alluvium deposited
on flood plains, alluvial fans and valley slopes. Slopes run from 0 to 3
percent. Permeability is moderate and runoff is slow on this soil type.
Urban development is compatible with this soil type.
Grabe Silty Clay Loam (Gm)
Grabe silty clay loam is similar to Grabe loam except for the fact that
the surface layer is silty clay loam which runs from 6 to 12 inches thick.
Runoff is slow on this soil with little hazard of erosion. This soil is
commonly used as a source of material for engineering work and for
urban development.
Pima Silty Clay Loam (Pm)
The only soil of the Pima series occurring in the area is found on flood
1 plains in the Santa Cruz Valley. Permeability of these soils is
moderately slow and runoff is medium, with the hazard of erosion being
slight or none. These soils are often used for urban development and
t water supply, among other agricultural uses.
Vinton -Anthony Sandy Loam (Vu)
About 85 percent of this soil type consists of Vinton Sandy Loam and of
Anthony Sandy Loam, although an area may consist of Vinton or
Anthony varieties. Runoff is slow and erosion hazards are minimal.
These soils are commonly used for urban development and as a source
of material for engineering work.
Geology
The proposed Rancho Marana development lies completely upon the
Santa Cruz River's youngest terrace deposits (Arizona Geological
Survey, open -file report 88-18). The terrace deposits may be as much as
60 feet thick locally, however, they are generally thinner. The terrace
deposits are typically comprised of reworked older terrace and Valley
Fill material and are cut into the older, underlying Valley Fill and terrace
deposits. Several terraces are located along the Santa Cruz River,
however, only the youngest terrace appears to be present within the
Rancho Marana Specific Plan area. The terraces increase in age and
elevation outward form the Santa Cruz River channel. The youngest
and topographically lowest terrace lies adjacent to the river channel.
1 The youngest terrace is associated with modem flood plains of the Santa
Cruz.
ISoils:
Based on the existing literature and on experience with the soil
conditions in the area, the near surface deposits, in approximately the
top ten (10) feet below the existing ground surface, especially
associated with the youngest terrace, will consist of sandy silt and sandy
clay soils. Locally, the sandy silt and sandy clay soils will grade
laterally into silty or clayey sand. These near surface soils will likely be
underlain by a relatively thin layer of medium dense to dense sand,
which in turn is underlain by sandy gravel cobbles and boulders.
Development within the proposed Rancho Marana Specific Plan area is
feasible from a geotechnical standpoint. We anticipate that, in general,
residential or other similarly loaded structures and moderately loaded
commercial, retail or industrial buildings can be properly supported on
conventional foundations which bear on properly compacted fill, firm
natural ground, or properly prepared natural ground. Moderately to
1 heavily loaded structures will generally require special foundation
considerations depending on their locations. The major geotechnical
concerns regarding development are 1) the possibility of near surface
' loose or soft alluvial soil across the site, 2) low to moderately expansive
clay, which can be expected to be present locally across the Santa Cruz
River terrace, and 3) potential collapsible soil conditions which are
likely to exist along river terraces.
More detailed site specific investigations should be performed as part of
the platting and development plan process to 1) determine if expansive
soils, loose or soft surface soils, or potentially collapsible soils are
present and how they will impact the proposed structures, and general
11
development infrastructure roadways and utilities, and 2) develop
specific recommendations that pertain to specific site soil conditions.
The geology of the site is characterized by unconsolidated alluvium
(material eroded from rock formations). There are no rock outcrops on
site and there are no faults.
F. ARCHAEOLOGY
The Arizona State Museum, as part of its Northern Tucson Basin Study,
conducted an archaeological survey of the Rancho Marana property in
1985. During the course of the field work, three areas were recorded as
archaeological sites (AZ AA:12:678, AZ AA:12:680 and a portion of
AZ AA:112:684) within the Specific Plan boundaries. In addition,
within the Specific Plan area west of Interstate Highway 10, a
prehistoric canal has been documented in the NW 1/4 of section 26.
The canal parallels the Interstate for about 600 meters (2,000 feet), (see
letter from AZ State Museum, Appendix Q.
Commercial Southwest Investment, Inc. has completed an initial
archaeological study. The report outlines a mitigation plan. The
developer/builder shall be responsible for testing and excavation of sites
prior to any ground disturbing activities (see Appendix C) per Section
V -C-7.
G. EXISTING INFRASTRUCTURE AND PUBLIC SERVICES
Schools:
The area encompassed by the Specific Plan lies within the Marana
School District Boundaries. There are two schools in the immediate
vicinity. The Marana Junior High School is adjacent to the northern
boundary of the plan area and Estes Elementary school is north of Grier
Road at 13650 N. McDuff Road. Both schools have capacity for
additional students.
Discussions are on-going with the Marana School District, and a letter
shall be submitted to the Town from the District either prior to
ordinance adoption or as a condition to the Specific Plan ordinance.
Fire Services:
The Marana Volunteer Fire Service currently services the Specific Plan
area. The nearest fire station is located on Sandario Road between Grier
Road and Barnett Road.
Natural Gas:
Southwest Gas Company provides service to the plan area. The
Existing Infrastructure map shows gas mains which exist within 150
feet of the pian boundaries. These mains run north and south within the
Sandario Road right-of-way and then to the east within the Barnett Road
right-of-way for approximately one quarter of a mile.
'
A 60' easement for El Paso Natural Gas runs from the northwest to the
southeast of the subject parcel (see Exhibit III -17). This is a 10 3/4"
high pressure supply line which runs to Phoenix. It is not a usable
supply line.
Electricity:
Tucson Electric Power Company (TEP) serves,the plan area west of
Interstate 10. Trico Electric serves all potions of Rancho Marana east of
Interstate 10.
There are three major electric lines in or near Section 26. These are
overhead 14 kV lines which run along the east side of Postvale Road,
the south side of Moore Road and the south side of Barnett Road.
Section 27 is also serviced by the 14 kV overhead line along Postvale
Road, as well as similar lines which run along the south side of Barnett
Road and the east side of Sandario Road. Section 28 is serviced by the
1 Sandario Road overhead line and the continuation of the Barnett Road
line and a line along the south side of Moore Road. The Existing
vlirastructure map delineates existing electric utility Imes and
underground cables in the plan area.
There is a 16.5' easement running diagonally through Section 26 where
an underground AT & T cable is located. There are development
limitations over the easement.
Water:
The Specific Plan area is largely within the Cortaro Water User's
' Association. A small portion of the area, west of Interstate 10 and north
of Moore Road is part of City of Tucson Water District. The Cortaro
Water Users Association is the provider of potable water, (Appendix G).
Emergency Services:
Northwest Hospital is the nearest major medical facility. It is located at
Orange Grove Blvd. and La Cholla, approximately 9 miles southeast of
III -16
1
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Rancho Marana. Marana Volunteer Service can provide emergency
service with certified Emergency Medical Technicians.
Wastewater.
An 8" sewer line runs north on Sandario Road. North of Grier along
Sandario Road is a 12" line which turns west on Marana Road to the
Marana Treatment Facility located in the SE comer Section 14,
Township 11 South, Range 10 East. Under existing conditions,
adequate sewer capacity does not exist for the build -out of this project.
Pima County Wastewater recommends that for limited
commercial/public use, north of Barnett Road, septic tank and leaching
fields will be adequate. For initial residential development, gravity
sewage to the Marana Treatment Facility is available. Pima County
Wastewater Department response letter is included within Appendix D.
Rancho Marana East will be serviced by a private sewer system until
such time as the area has reasonable access to a public sewer system, at
which time existing private sewers shall connect to the public system.
All non-residential development shall meet current Pima County pre-
treatment standards. Rancho Marana West will be served by a public
sewer system.
Private Utilities
Telecommunications and cable television will be extended into this area
at the time service is necessary through agreements with the individual
utilities.
Telephone service will be provided by U.S. West Communications and
cable service by an undetermined vendor.
All new or relocated utility lines shall be placed underground, where
feasible.
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IV. DEVELOPMENT PLAN
A.
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PURPOSE AND INTENT
This section of the Rancho Marana Specific Plan contains a description
of the goals, objectives and policies of the plan which will allow for the
development of a cohesive Town Center in Rancho Marana West.
The project development plan is the result of thorough site analysis.
The plan resolves many development related issues in the form of
proposed physical improvements, guidelines for future development,
technical information and regulations.
The Rancho Marana Specific Plan respects the direction and quality of
growth desired by the Town of Marana and conforms to the Marana
General Plan. The Marana Town Center, commercial, and residential
areas indicated in the Rancho Marana Specific Plan correspond to the
Marana General Plan's Zonal Land Use of Zone G (Marana Town Core)
and Zone E (Transportation Corridor/Mixed Use). The gross residential
target density of Rancho Marana is 6.5 RAC. The General Plan outlines
a Zonal Intensity residential target density between 8.0 - 10.0 RAC
within this area.
The Rancho Marana. Specific Plan area is a planned community
designed to provide a variety of opportunities. It identifies the character
of Marana's Town Core, a community of quality
professional/commercial complexes, and open space areas linking
residential neighborhoods.
GOALS
The Rancho Marana Specific Plan contains goals, objectives and
policies that are in agreement with those outlined in the Town of
Marana General Plan.
A set of development plan goals can be established which recognize the
major development issues in the form of proposed physical
improvements, guidelines for future development, technical information
and regulations. The development plan goals are listed below:
1. To implement the goals, objectives and policies of the Town of
Marana's General Plan;
IV -1
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2. To process and adopt the Specific Plan to provide an
understanding of development and future growth for the subject
property;
3. To provide the vision and direction for a Town Center with a
variety of active uses;
4. To provide a balanced range of land uses, anticipating current
and future demands with a range of opportunities;
5. To provide backbone infiastr4cture systems and public facilities
to support development in an efficient and timely manner;
6. To create a visible "presence" for the Town of Marana from
travel along I-10;
7. To create an urban village concept with a distinct community
core and with neighborhoods clustered around the active core;
8. To provide a circulation system that serves as the "thread of
continuity" through a variety of neighborhoods and provide
access to regional circulation;
9. To provide open space as a community amenity for recreation,
linkages and buffers;
10. To provide a wide range of housing and employment
opportunities;
11. To provide for a municipal core of services;
12. To provide a variety of character in the community through
creative land use, architecture, and landscape architecture;
13. To provide for a gradual transition via phasing from agricultural
use to development;
14. To provide a development phasing plan which is general, a
logical estimate of how development will occur.
15. Provide an annual monitoring report for the Specific Plan to
monitor project and regional growth;
16. Process and adopt the Specific Plan to provide an understanding
of development and future growth for the property; and
1 IV -2
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17. Provide the framework for the management and administration
of this Specific Plan.
C. LAND USE PLAN
The Rancho Marana Specific Plan Land Uses are depicted in Exhibit
N-4. The plan is divided into 50 planning areas. Each planning area
contains a symbol of the intended land use. The acreage of the planning
units includes land devoted to internal local streets and collectors but
does not include acreage for adjacent arterials. The proposed use
acreage allocation is summarized in Tables 1 and 2 (pages V-10 and V-
11). The project design presents the area as a planned community.
Pedestrian and automobile circulation, infrastructure, aesthetic and
visual setting, development standards and guidelines are integrated
within all of the land uses.
The proposed residential uses have been designed to provide a broad
range of housing types meeting current and future housing needs.
Housing types range from medium low density to high density and will
respond to market demands.
Town Center
The Town Center in Rancho Marana West is in a central location at Lon
Adams and Barnett and is designed to provide for Marana's long range
municipal needs. It will provide opportunities for the construction of a
phased town hall to include, but not be limited to:
• administration offices
• municipal services
• hearing rooms
• judicial services
• law enforcement
• public utilities
The area will also include public, quasi -public and private uses such as
business and professional offices, restaurants, shops, public plazas,
recreation and cultura lhistoric centers.
The relationship between the town hall and the existing park can
provide ideal indoor/outdoor facilities for community sponsored events,
such as parades, exhibits, ceremonies, etc.
The Town Center is intended to serve as the community core,
strengthening the relationship between land uses and public spaces to
create a strong image character and identity for the growing Town of
' Marana.
I IV -3
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Circulation within the Town Center will incorporate landscaped
pedestrian and vehicular corridors. The corridors will connect a series
of urban courtyards creating a central town center atmosphere at a
pedestrian scale.
' Commercial/Regional Shopping Mall
The Regional Mall area will provide the Town of Marana and the region
' with needed services for the expanding northwest. This commercial
core is strategically located at the future Moore Road/Interstate 10
interchange. This is a key location for a major shopping business
facility. It will have excellent access to I-10 and is convenient to the
Town Center. Facilities such as Regional Malls are strategically located
to provide optimal service to a particular population area. The Regional
' Mall will provide significant employment opportunities for existing and
future Marana residents, in close proximity to their homes.
' Commercial/Business Centers
The commercial centers are in agreement with the Marana General Plan
' and shall be concentrated at node intersections. A neighborhood core is
planned at the corners of San&uio Road and Moore Road. Specific
' users may include grocery stores, drug stores, banks, garden or nursery
centers, retail shops, business and professional offices.
Smaller neighborhood commercial sites are located at secondary
intersections. These areas will provide for local needs within walking
distance, such as: groceries, dry cleaners, banks, shops and restaurants.
' Residential Neighborhoods
A variety of residential neighborhoods will provide needed housing
opportunities for existing and future Marana residents. The proximity
to the Town Center, employment and recreational opportunities and I-10
' will make these neighborhoods highly desirable.
D. CIRCULATION PLAN
' The Rancho Marana Circulation Plan (Exhibit IV -7) supports the land
use plan by establishing the general layout of circulation for primary
' arterials, and secondary arterials. The proposed network provides easy
interstate access for Rancho Marana East and West residents and
employees and internal access within the neighborhood.
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In the Marana General Plan, Moore Road is proposed as a 150' right-of-
way road. Moore Road will be the major access route onto the property
via a proposed interchange per the Town of Marana General Plan and
the on-going Marana Master Transportation Plan. That future
interchange will be designed and constructed by A.D.O.T. per their
' standards and requirements. It will provide access to I-10, Oro Valley
and the Tortolita Parkway. Additional east/west access into the Specific
Plan area will be from Barnett Road with a 90' right-of-way. Barnett
Road curves and intersects with Moore Road.
The Moore Road alignment shown in Rancho Marana East east of I-10
has been agreed upon by the adjacent property owners to the east. A
letter of their approval will be submitted to the Town prior to ordinance
adoption. See Appendix I.
Sandario Road will provide the north/south access into Rancho Marana
West Specific Plan area Sandario Road has a 90' R.O.W. and connects
to Grier Road, Trico Marana Road and Interstate Highway 10 (Exhibit
IV -8).
The outermost perimeter loop road of the Town Center will have a 90'
right-of-way. The internal loop roads of the Town Center will have a
right-of-way of 60'.
JHK and Associates are finalizing a Master Transportation Plan for the
Town of Marana. This Specific Plan is in substantial conformance with
the October 30, 1989 draft of that plan.
Precise alignment and engineering of streets will be determined at the
time a master traffic study is prepared (See Section V -C.7). Adjustments
to circulation patterns and alignment may be required based on the final
hydrology plan (see Section V -C.8) and final grading. Wherever
possible, all needed roads and road improvements will be open and
available for public use at the time of occupancy of each unit of
development.
All rights-of-way and roadway construction falling totally within the
boundaries of the Rancho Marana West Specific Plan will be the
responsibility of the Rancho Marana West Master Developer. All
rights-of-way and roadway construction falling totally within the
boundaries of the Rancho Marana East Specific Plan will be the
responsibility of the Rancho Marana East Master Developer. Whole or
half rights-of-way will be dedicated at the time of plat recordation for
both Rancho Marana West and Rancho Marana East.
I IV -9
1
Any half right-of-way dedications along the boundaries of the Rancho
Marana Specific Plan will be 'dedicated at the time plat recordation.
Construction of those roadways along the boundaries shall be the
responsibility of the Town of Marana. The master developer shall be
responsible for paying their fair -share (on a per linear foot basis)
assuming no previously approved agreements have been approved by
the Town prior to the approval of this plan.
E. WATER RESOURCE CONCEPT PLAN
As previously stated, in Section III -C, the implementation of this
Specific Plan relies heavily on completion of the Santa Cruz River flood
control levee. Without it, development will only be able to occur on a
limited basis. Small parcels may only be able to be developed provided
it can be demonstrated they do not result in adverse impacts (such as
diversion of flow) to adjoining properties and that they are elevated to
set the finished floor one foot above the FEMA regulatory water surface
elevation. The owner(s) developers for this project will participate on a
fair share basis in the cost of the flood control levee.
The concentration of offsite flow and increase in runoff due to
development will significantly alter existing drainage conditions. The
ultimate resolution to these changes must include construction of a
channel, which delivers both the onsite and offsite runoff affecting the
subject property to the Santa Cruz River. This need is realized, but the
plan must also provide an interim solution that does not require
substantial offsite channel construction. Optimally, the plan should
provide interim onsite solutions and allow future integration into a
regional drainage plan, which conveys runoff to the Santa Cruz River.
The plan developed to achieve this objective incorporates a system of
collector channels to capture offsite flow and a series of retention/
detention basins to store both onsite and offsite runoff until the ultimate
Iong-term drainage plan is completed. These drainage solutions will be
utilized, when possible, as community amenities such as lakes for both
passive and active use, as design elements with a golf course and open
space and drainageways with associated trail systems for walking,
jogging and bicycling. In addition, this multi -use approach provides
opportunity for water conservation and eluent reuse storage.
Both the channels and retention/detention basins will be constructed in
phases paralleling the development phasing. Each phase of the drainage
improvements will provide adequate storage for offsite runoff and the
additional runoff from onsite land which is caused by development.
Exhibit IV -11 shows the concept drainage plan for the Rancho Marana
Specific Plan area.
IV -10
I
The central feature of the drainage plan is a collector channel which
runs essentially due west through that area of the project west of
Interstate 10.
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Offsite runoff draining to, and onsite runoff draining from the portion of
the property east of Interstate 10 will drain either to the Adonis channel
or to an existing SPRR culvert for discharge beneath the transportation
corridor and to the central collector channel. The existing SPRR culvert
has capacity to convey 859 cfs of the total volume of flow arriving at
the culvert inlet.
The remainder of the flow would drain northwest along the eastside of
the SPRR to other existing culvert systems beneath the SPRR and I-10
as occurs under existing conditions. As stated in the analysis of existing
conditions, a portion of the flow which drains through the five
additional SPRR culverts will drain west and onto the portion of the
Rancho Marana Specific Plan area within the northwest 1/4 of Section
27. No analysis has been conducted to determine the exact quantity of
flow affecting this portion of the subject property; however, the design
channel system will incorporate an interceptor channel along the east
edge of the property within the northwest 1/4 of Section 27 to collect
and convey this flow.
The width of the channel cross sections will vary depending on
discharge. Depth of channels will range from three (3) feet to six (6)
feet, and side slopes will vary from two (2) feet to four (4) feet
horizontal to one (1) foot vertical. The banks of major channels east of
the SPRR will be improved with soil cement or gunite where spillover
interception or velocities in excess of six (6) ft/sec occur. The banks of
those channels west of I-10 will be lined only where spillover
interception occurs. Preliminary hydraulic analyses found the velocity
of flow for channels west of I-10 to be less than six (6) ft/sec, so
stabilization will be in the form of grass lining or other landscape -
compatible material. Implementation of the drainage solution is
discussed in Chapter VII: Specific Plan Implementation.
The collector channels which are to be constructed parallel to and on the
north side of Moore Road are for the purpose of intercepting sheetflow
emanating from the agricultural lands to the south. The cross section of
these interceptor channels will consist of a 50 -foot wide by 2 -foot deep
landscaped swale. These landscaped swales will collect the sheetflow,
drain it westerly and northwesterly to the central collector channel and
retention/detention basins.
These drainage features, where possible, will be incorporated into
recreational land uses and will be landscaped.
They will be utilized as multi -functional elements providing
opportunities for community open space, recreation, trails (both
IV -14
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community and regional), urban green space, wildlife corridors, and
eluent reuse storage.
The nature of the site topography and existing drainage structures,
irrigation canals, and roads presents special design considerations,
which must be integrated into the plan to provide a functional drainage
system. Most important of these considerations are:
integrating design channels with existing culvert structures
beneath the Southern Pacific Railroad to allow functional
discharge of their flow through those culverts to their design
capacity;
2. the method of collecting flow from the eastbound Interstate 10
culvert and delivering that flow to the design channel system;
3. a method of providing outlet from the detention basins that
transitions flow to its existing sheetflow condition and does not
result in any change in flooding to downstream properties; and
4. integration of drainage improvements with Cortaro-Marana.
Irrigation District (CMID) canals.
To convey flow underneath the SPRR within existing culverts will
require maintaining natural grade at the culvert inlets on the eastside of
the railroad. To provide capacity and flow containment, it will be
necessary to minimize the excavation and build up the east bank to
maintain a hydraulic gradeline which is high enough to allow functional
use of those culvert systems.
Two options exist for collecting the flow at the outlet of the I-10 east
bound culvert. One option will be to re -construct the frontage road at
the crossing to provide the ability to extend the Interstate 10 eastbound
culvert westerly beneath the frontage road, then capture flow within a
drop inlet structure. The second option will be to allow flow to cross
over the frontage road within a dip section (as occurs under existing
conditions), then collect the flow within a drop inlet structure on the
westside of the frontage road.
The outlet of the detention basin must provide a long spillway section to
distribute flow to a sheetflow condition and prevent impacts to
downstream properties. Floodwaters stored below the outlet spillway
must be discharged from the basin via percolation or injection into the
groundwater table via dry well systems. More detailed studies will have
to be conducted at the time of development to establish percolation rates
and whether or not dry well systems will be needed.
IV -15
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The grading of the retention/detention basin areas will be done in
accordance with the ultimate site grading for the golf course (see
Exhibit IV -12). This minimizes the earthworks and establishes
topography that reflects the open space and recreational uses rather than
topography intended to maximize runoff storage without consideration
of landform character. The flowline of the detention basins will be
established by the construction of a low -flow channel that will
ultimately convey runoff through the project and to the Santa Cruz
River. The flowline of the low -flow channel will exist at a elevation of
up to six (6) feet below existing grades while that of the excavated
detention area (future golf course) will be excavated to an elevation of
approximately three (3) feet below existing grades. The intent of this
concept is not only to provide the functional drainage system but to
minimize storage depth and meet the general design guidelines and
safety considerations provided in the Pima County Stormwater
Retention/Detention Manual.
Drainage improvements will be implemented as a part of the Rancho
Marana Specific Plan Phasing will follow the Cortaro Marana Irrigation
District plan. Phasing out or re-routing of irrigation channels will be
coordinated with the CMID office.
E PUBLIC FACILITIES
All of the required public and private utilities are either currently
available or will be extended to serve Rancho Marana.
Water
Rancho Marana is within the Cortaro Water Users Service area.
Domestic water is available to serve this site, See Appendix G.
Golf course irrigation water shall be from existing well water sources.
Sewerage effluent may be used if and when it is available.
Sewage
At present, two wastewater lines are available, a 12" line to Sandario
and Grier and an 8" line along Sandario south of Grier.
Adequate capacity for the entire build -out of Rancho Marana does not
exist, at present, via Pima County's Wastewater Management
M Department. Pima County Wastewater Management recommends that
for limited commercial/public use, north of Barnett Road, septic tank
and leaching fields will be adequate. For initial residential
I IV -16
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development, gravity sewage to the Marana Treatment Facility is
available. Rancho Marana East will have a private sewer system and
Rancho Marana West will have a public sewer system, which is
currently being upgraded by Pima County Wastewater. Rancho Marana
East will connect to the public sewer system at such time as the area
rhas reasonable access to a public sewer system.
The Master Developer for Rancho Marana West and Master Developer
t for Rancho Marana East have agreed to participate within the Eastern
Sewer Interceptor Community Facilities Plan as approved by the Town
of Marana.
Private Utilities
Electricity, natural gas, telecommunications and cable TV will be
extended to this site through contractual arrangements between the
developer and the specific private utility companies.
Electric service will beY
rovided b Tucson Electric in Rancho Marana
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West and Trico in Rancho Marana East. Natural gas service may be
' provided by Southwest Gas, telephone service by U.S. West
Communications, and cable service by an undetermined vendor.
Private utilities will be placed within roadways, underground (where
feasible), designed and installed in accordance with utility company
standards.
G. OPEN SPACE PLAN
Open space is a vital amenity enriching the quality of livable places. It
provides an oasis from urban development, creates recreational
opportunities and establishes buffers between varying land use
intensities (see Exhibit IV -16). Parks and open space systems give
neighborhoods identity.
■ A minimum 50` residential landscaped buffer shall be provided between
the existing residential homesites and the Rancho Marana Specific Plan
area north of Barnett Road and east of Sandario Road within Rancho
Marana West. (See Exhibit IV -17). The open space traversing the
Specific Plan area will provide pedestrian connections between the
development area and community amenities.
Within the open space corridor, there will be small lakes functioning as
retention/detention basins which may be permanent or temporary, in
conformance with the Arizona Department of Water Resources. The
open space corridor also contains enough acreage to include a
regulation 18 -hole municipal or private golf course.
I IV -17
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H. RECREATIONPI'RAIEL PLAN
The intent of the Recreation/Trail Plan is to provide for natural and
man-made recreation/open space features accessible within the Rancho
Marana Specific Plan area. The recreation areas are integrated within
the community to provide physical separation, buffer zones and
transitions between varying land use intensities.
IV -18
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These open space areas shall be linked with a regional and community
trail system (Exhibit IV -17).
The regional trail shall be a landscaped pedestrian path within the
Moore Road right-of-way. This trail is intended to be a major
pedestrian link to the future Santa Cruz Linear Park system. The
community trail system shall be smaller in scale, 25 feet, located within
!, the open space corridor. Secondary arterial and local collector streets
have sufficient rights-of-way to include a pedestrian trail/sidewalk
systems that will provide additional community connections.
A trail concept plan and general notes will be provided prior to approval
of a subdivision or development plan per Section V -C.10.
L LANDSCAPE PLAN
The landscape concept plan identifies a hierarchy of landscape
treatments, appropriate to Marana within Rancho Marana Specific Plan.
The intent is to create a recognizable identity, one which will promote
and enhance a vision for the community Town Center and region
(Exhibit IV -20). Plant materials, both drought tolerant and specialty
plants, shall be as listed within Appendix E.
The landscape plan is comprised of:
Streetscape
• Entry Monumentation
• Open Space/Recreation/Drainageways
Roadways are the community's most visible feature. Establishing the
basic theme, fi-amework, and plant palette will ensure a cohesive image
and character for Rancho Marana Specific Plan area.
The Landscape Plan, as shown on Exhibit IV -20, identifies the major
streetscape along Moore Road. Secondary streetscapes are along
Barnett, Sandario, and the Eastern Loop. Specialty streetscape, to
emphasize the community core, is located along the perimeter of the
Town Center. The primary and secondary streetscape will provide a
safe and aesthetic progression along the major thoroughfare. The
difference between the two streetscapes will be in scale. They will
include a formal theme with a variety of plant types at varying distances
to create an urban or village town core setting.
11 IV -20
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I IV -21
The perimeter of the Town Center shall have a formal streetscape
planting. Streetscape plantings will differentiate the area and create a
more specialized, identifiable town core.
The hierarchy of entry statements are planned with the major entry
statements identifying the community and the secondary entry features
identifying individual developments and the Town Center. The entry
features will include landscaping, signage, and lighting providing the
Specific Plan area with a distinct identity.
Landscape maintenance plans shall be prepared and submitted to the
Town per Section V -C.11.
J. SCHOOL FACILITIES
The proximity to existing school sites provides for some of the
educational needs of Rancho Marana. Within walking distance are an
elementary and junior high school. An agreement with the Marana
School District will be completed and on file prior to or as a condition
of the Specific Plan ordinance, regarding needed school sites to provide
for the build -out of the Rancho Marana Specific Plan.
11
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V. DEVELOPMENT REGULATIONS
' A. PURPOSE AND INTENT
These regulations will serve as the primary mechanism for implementation of the
land uses for Rancho Marana Specific Plan. The regulations contained herein
provide an appropriate amount of flexibility to anticipate future needs and to
' achieve compatibility between land uses. Principal land use designations for the
Specific Plan shall be as follows:
V-1
• Town Center
• Medium Low Density Residential
• Medium Density Residential
• High Density Residential
• Commercial
• Business/Office
• Public Facilities
• Quasi -Public Facilities
• Recreation
• Open Space
There are a series of alternative land uses, which may be incorporated into each
area. These alternative uses are less intense, provide for a long-term flexibility and
may have their own additional development standards.
B. DEFINITIONS
1. Alteration: Any change in size, shape, character, occupancy or use of a
building or structure.
2. Average Finished Grade: The mean average elevation of ground after site
preparation, measured three feet from the building at five-foot intervals.
3. Base Building Line: The line formed by the minimum setbacks of the
zoning district, behind which the primary structures may be built.
4. Builder: The builder is the purchaser of a development area, or portions of
a development area who will build or provide for building within their areas
of ownership. The builder is responsible for implementation of those
facilities within each of the development areas, and ancillary facilities
within the spine infrastructure system.
5. 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)
V-1
1 V-2
9.
Development Areas: Areas as described on the Land Use Plan are
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.
of the Specific Plan with specified permitted uses and regulations covering
6. Building Setback: The perpendicular distance from the perimeter property
line of a lot designated on a subdivision plat or an area to be developed.
'
Setback standards are to be applied to the gross areas required for individual
Dwelling: Any building, structure, or vehicle or part thereof, occupied in
subdivisions or projects where individual lot lines are not shown on a
subdivision plat.
7. Commercial: A land use category permitting the establishment of
permanently or temporarily, continuously or transiently.
structures to provide commerce or business such as office, restaurant,
11.
personal and business services, retail sales, financial institutions, specialty
retail and entertainment, theater, recreational and cultural uses,
within the Specific Plan Area.
gasoline/service stations, car washes, repair businesses, dry cleaning,
12.
laundry, educational, religious institutional and day-care facilities, but
excluding manufacturing or warehousing units.
two hundred (200) square feet in interior area) required by a utility owned
8. Coverage: The percentage of the plot area covered or occupied by
buildings or roofed portions of structures. Shuffleboard courts, swimming
within the Town limits, which by its nature, is customarily required to be
pools, barbecue pits, terraces and other appurtenances not roofed over with
other than open mesh screening are not included in computing coverage.
1 V-2
9.
Development Areas: Areas as described on the Land Use Plan are
"development areas". These "development areas" are designated sub -areas
of the Specific Plan with specified permitted uses and regulations covering
the development of those uses.
10.
Dwelling: Any building, structure, or vehicle or part thereof, occupied in
whole or in part, as the residence or living quarters of one or more persons,
permanently or temporarily, continuously or transiently.
11.
Dwelling -Unit Cap: The maximum number of dwelling units permitted
within the Specific Plan Area.
12.
Essential services: Any structure or facility (not including buildings over
two hundred (200) square feet in interior area) required by a utility owned
by the Town, allowed to operate by the Town, or franchised to operate
within the Town limits, which by its nature, is customarily required to be
located in a specific proximity to the area it serves, as determined by the
Town Manager.
13.
Financial Institutions: Any land designated for the establishment of
'
structures in which to provide management and transactions relating to
money resources and/or money management.
1 V-2
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14. 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.
15. Life Care Facility: A residential center for senior residents which
combines individual housing units with permanent on-site medical facilities.
16. Master Developer: There will be separate master developer for Rancho
Marana East and West. The master developer(s) or their successors or
assigns, shall be responsible for engineering and implementation of the
spine infrastructure system(s), formation of homeowners associations, and
associated fees and assessments for their respective properties.
17. Maximum Density: The maximum residences per acre (RAC) of a
development area, or portion thereof, as permitted by the applicable density
range.
18. Multiple -Family Residential Units: Townhouses, patio homes, apartments
or similar residential units.
19. Manufactured homes: A single-family dwelling structure transportable in
one or more sections manufactured after June 15, 1976, to standards
established by the U.S. Department of Housing and Urban Development.
The structure is built on a permanent chassis and designed to be used as a
dwelling, with or without a permanent foundation, when connected to the
required utilities. It shall have minimum external dimensions of twenty-
four (24) feet by forty (40) feet.
20. Open Space: Common land area, either landscaped and developed for
recreation or left in a natural state.
21. Parking: The temporary, transient storage of motor vehicles used for
transportation, while their operators are engaged in other activities. It
shall not include storage of new or used motor vehicles for sale, services,
rental or any other purpose other than specified above.
22. Phase: A portion of the Rancho Marana Specific Plan scheduled for
construction and occupancy as an entity apart from other phases of the
development.
23. RAC: The permitted number of residences per gross acre (43,560 square
feet of land area).
I V-3
24. Rancho Marana West Design Review Committee: Three representatives
appointed by the owner, one of which shall be an engineer registered in the
State of Arizona, one a planner, and a third an employee of the owner
knowledgeable of the development.
i25. Rancho Marana East Review Committee: Three representatives
appointed by the owner, one of which shall be an engineer registered in the
State of Arizona, one a planner, and a third an employee of the owner
' knowledgeable of the development.
26. Recreational Activities or Sites: Any private land designated for the
establishment of structures or areas in which to provide recreational
activities such as health club/spa, country club, golf course clubhouse, trails,
etc.
26. Restaurants: An eating establishment where meals may be bought and
' eaten, also allowing the sale of alcoholic beverages.
27. Setback: The minimum required distance between any property line and
' the location of a building or structure.
28. Single -Family Residential: A land use category which permits one or more
persons occupying a single dwelling unit, including detached, attached (two
or more), townhouse, zero lot line, Z -lot line, patio home, manufactured
homes or similar residential units, having one set of culinary facilities.
29. Spine Infrastructure: The spine infrastructure systems includes
retention/detention basins, the primary and secondary streets and their
associated streetscapes, the trunk sewers, water mains, electric lines, and gas
lines.
' 30. Target Density: The specified density within the various development
areas, used to calculate the dwelling -unit cap of the development area based
on gross acreage.
31. Temporary Services: Construction yards, R.V. storage facilities, Butler
buildings, prefab sales and construction offices.
For the purposes of this Specific Plan, other than those above, the definitions
contained in the Marana Development Code Title 3.03.02 shall apply.
C. GENERAL PROVISIONS
1. The Specific plan will be divided into two areas; land located east of
Interstate 10 will be known as Rancho Marana East (approximately 242
acres) and land west of the interstate will be known as Rancho Marana West
V-4
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(approximately 754 acres). There will be separate Master Developers for
Rancho Marana East and Rancho Marana West. Their responsibilities
include the engineering and implementation of the spine infrastructure
system(s), (which include roads, onsite detention/retention, and utilities)
formation of homeowners' associations and associated fees and
assessments.
2. All construction and development within the Specific Plan area shall
comply with applicable provisions of the Uniform Building Code and the
various related mechanical, electrical, plumbing codes, grading and
excavation code and the subdivisions codes, as currently adopted or may be
by the Town of Marana. In case of a conflict between the adopted Codes
and this Specific Plan, the Town Council shall resolve the conflict by
written determination in a manner consistent with the goals, objectives and
policies of this Specific Plan.
3. The setback requirements are as specified within the development standards
for each zoning designation. If not otherwise specified all setbacks shall be
determined as the perpendicular distance from the existing or planned street
right-of-way line, or property line, to the face of wall of primary building.
4. If an issue, condition or situation arises or occurs that is not sufficiently
covered or provided for or to be clearly understandable, those regulations of
the Marana Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Town Council as guidelines
to resolve the unclear issue, condition or situation. This provision shall not
be used to permit uses or procedures not specifically authorized by this
Specific Plan or the Manana Code.
5. This Specific Plan may be amended by the same procedure as it was
adopted by ordinance. Each amendment shall include all sections or
portions of the Specific Plan that are affected by the change.
6. Any persons, firm or corporation, whether a principal, agent, employee or
otherwise, violating any provisions of these regulations shall be made to
comply with the Marana Code pertaining to zoning violations.
7. Whenever a use has not specifically been listed as being a permitted use in a
particular zone classification within the Specific Plan it shall be the duty of
the Town Council to determine if said use is (1) consistent with the intent
of the zone and (2) the said use is compatible with other listed permitted
uses. Any person aggrieved by the determination may appeal that decision
to the Town Council.
8. A transportation study for the entire Specific Plan area shall be prepared by
a registered professional and submitted to the Town for approval prior to
I V-5
'approval
of a final nal plat or development plan plats and/or plans
within the Town Center, north of Barnett and west of Lon Adams in Section
27. The remaining areas north of Barnett and west of Lon Adams in section
27 shall be in conformance with the JHK transportation study or as
modified by the Town).
9. A master drainage study for the entire Specific Plan area shall be prepared
by a registered professional and submitted to the Town for approval prior to
'
approval of a final plat or development plan (excluding plats and/or plans
within the Town Center, north of Barnett and west. of Lon Adams in Section
27. The remaining areas north of Barnett and west of Lon Adams in section
'
27 can be developed on a limited basis provided it can be demonstrated they
do not result in adverse impacts to adjoining properties and that they are
elevated to set the finished floor one foot above the FEMA regulatory water
surface elevation).
'
10. As a part of the platting, development plan and/or improvement plan
process, coordination with the Cortaro Marana Irrigation District shall be
required. A specific plan or schedule will be approved for the re-routing or
'
undergrounding of any irrigation channels which are within these planning
areas or immediately adjacent, per Cortaro Marana Irrigation District's
request and/or as required by the Town. This shall be done at the cost of the
Builder or Master Developer.
11. A Trails concept plan for the entire Specific Plan area shall be prepared and
'
submitted to the Town for approval prior to approval of a final plat or
development plans (excluding plats and/or plans within the Town Center
and areas north of Barnett and west of Lon Adams in Section 27).
12. A landscape maintenance plan for Rancho Marana shall be prepared and
submitted to the Town for their approval with the submittal of a landscape
'
plan. Such landscape plans to be submitted to the Town staff with each
final site plan submittal and be approved prior to issue of building permit.
D. GENERAL SUBDIVISION STANDARDS
1. All streets shall be either dedicated for public use or be private streets for
tthe
use and convenience of the affected property owners, their guests, and
invitees providing that easements for assess and the required installation and
maintenance of utilities are granted. Private streets shall not be accepted by
'
the Town for maintenance unless they are up to existing Town standards.
2. The design of subdivision streets and drainage facilities shall conform to the
Town of Marana standards and provide for:
a. A minimum public right-of-way width of 45 feet.
I V-6
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L,
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b. A minimum pavement width of 26 feet for public streets and 20 feet
for private streets.
C. A minimum offset for street "t" intersections of 135 feet.
d. A minimum centerline radius of 175 feet.
e. Sidewalks shall be located on one side of a roadway where densities
surrounding that roadway are greater than 3 RAC.
3. Clear lines of sight shall be maintained at all street intersections, per the
Town of Marana standards. Planting may be permitted within a this area
provided that lines of sight are not obscured above 30 inches or below 6 feet
through the triangular area.
4. It shall be the responsibility of the owner to coordinate with, obtain proper
addresses, and inform appropriate parties regarding addressing. Street
naming and property addressing shall be coordinated through the Pima
County Addressing Coordinator's office or the Town of Marana when, in the
future, they provide addressing services.
5. The subdivider shall post a performance bond or other assurance with the
Town, as assurance for the completion of the required subdivision
improvements to be dedicated to the Town of Marana in accordance with
the State of Arizona, Department of Real Estate requirements. These
assurances may be in the form of a performance bond, cash escrow account,
letter of credit, third parry trust agreement, or other form of assurances as
may be approved by the Town of Marana.
With the exception of the third party agreement, the subdivider shall post
assurances with the Town in the amount equal to the cost of construction for
all required Town of Marana public improvements plus ten percent as
estimated by a registered civil engineer.
Subdivision assurances shall be released upon completion and inspection of
the required subdivision improvements. Partial releases for up to 95% of
the lots covered by the assurances may be granted where the required
improvements for a group of lots have been satisfactorily completed, and
such improvements can be used and maintained separately from the
improvements required for the balance of the subdivision.
6. The following provisions shall apply to accessory uses and structures:
' a) All accessory uses and structures in residential districts shall be
located in rear yards with the exception of buildings and structures
providing essential services which shall not be subject to the
dimensional requirements of any zoning district, but shall be subject
to the Town of Marana's locational requirements.
U
1 V-7
' b All accessory uses and structures shall be located on the half of the
plot which is the farthest distance from any abutting streets, unless
' located within the building area.
' c) Accessory buildings and structures shall not be of greater height
than a principal building on the plot, except in commercial districts.
' d) No accessory structures, including fences and walls exceeding the
permissible height standards, shall be located within five (5) feet of
any plot line nor placed within any easement or right-of-way.
7. All developed property shall be landscaped, improved and maintained in
full conformity with all applicable requirements of these Specific Plan
standards. All improved land shall be well -graded and free from
' objectionable plant growth. All property shall be kept clean and free from
rubbish or debris. The balance of the site shall be kept free of debris and
' shall not be used for storage or disposal of any objects or materials.
8. All planted and landscaped areas shall be maintained in a neat, orderly,
healthy, and properly trimmed condition.
9. All driveways, walkways, parking areas, storage and loading areas of
' developed property shall be well -graded and surfaced with asphaltic
concrete or other equivalent hard, dustless materials.
' 10. All electrical, telephone, gas or other utility connections shall be installed
underground, where possible.
' 11. Legal descriptions of individual planning area boundaries will be submitted
at the time of platting.
' E. DEVELOPMENT STANDARDS
Land use designations have been assigned to each area identified on the Rancho
Manana Specific Plan. The designations include development areas, land use
designation, area in acres, dwelling units and density per acre. These statistics are
shown on Table 1.
1 V-8
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
TABLE I
RANCHO MARANA WEST SPECIFIC PLAN
LAND USE PLAN SUMMARY
V-9
NUMBER OF TARGET
TARGET
PLANNING
LAND USE
AREAS IN
DWELLING
DWELLING
DENSITY/
DWELLING
AREA
DESIGNATION
GROSS ACRES
UNIT RANGE
UNITS
GROSS ACRES
UNITS
I
MLDR
27
1-10
27-270
5.5
148
2
MLDR
27
1-10
27-270
5.5
148
3
MDR
4
10-18
40-72
14.0
56
4
C -III
5
---
--
--
M
5
MDR
30
10-18
300-540
14.0
420
6
HDR
11
26+
286+
--
_-
7
C -III
15
—
—
---
8
C -III
14
—
--
--
-_
9
MDR
20
10-18
200-360
14.0
280
10
C -III
8
—
--
-__
11
MHDR
20
18-26
360-520
22.0
440
12
C-1II
10
—
—
---
13
HDR
10
26+
260+
--
—
14
MDR
29
10-18
299-522
14.0
406
15
MLDR
23
1-10
23-230
5.5
126
16
C -III
3
—
—
--
w
17
HDR
5
26+
130+
—
18
TC
55
---
---
—
-_
19
OB -II
5
—
--
---
M
20
MDR
I8
10-18
180-320
14.0
252
21
OB -II
I0
—
---
—
22
OB -II
8
—
--
—
23
MHDR
20
18-26
360-520
22.0
440
24
OB -II
4
—
--
—
25
MHDR
25
18-26
450-650
22.0
462
26
C -III
15
—
—
M
27
HDR
I2
26+
312+
–_
28
C -II
75
--
---
–_
29
OB -II
5
--
--
--
__
30
OB -II
29
---
--
—
_-
31
OB -1
25
--
---
--
__
32
C -II
5
33
C-1
15
--
--
---
NOTES:
Rancho Marana West Maximum dwelling units = 5262
All acreages calculated with a planimeter on a I "=400"
scale map. Acreage
figures
are approximations to
nearest whole
acre.
V-9
RANCHO MARANA EAST SPECIFIC PLAN
LAND USE PLAN SUMMARY
NOTES: Rancho Marana East Maximum dwelling units = 1,350
All acreages calculated with a planimeter on a 1 "=400" scale map. Acreage figures are approximations to
nearest whole acre.
V-10
NUMBER OF TARGET
TARGET
PLANNING
LAND USE
AREAS IN
DWELLING
DWELLING
DENSITY/
DWELLING
AREA
DESIGNATION
GROSS ACRES
UNIT RANGE
UNITS
GROSS ACRES
UNITS
34
C -I
19
35
C-1
14
--
--
�-
�-
36
C-111
13
--
---
�-
'^
37
C-1
8
38
OB -1
15�-
39
OB -11
13
--
---
—
�-
40
MDR
14
10-18
140-252
14.0
196
41
OB41
16
—
---
'_
---
42
OB -II
12
—
--
"-
43
MDR
21
10-18
210-378
14.0
294
44
C -III
6
---
—
--
45
C -III
6
—
--
—
-^
46
MDR
15
10-18
150-270
14.0
210
47
OB -11
6
—
--
"–
48
OB -II
8
—
—
—
49
MDR
25
10-18
250-450
14.0
350
50
C -III
11
---
---
—
"'-
NOTES: Rancho Marana East Maximum dwelling units = 1,350
All acreages calculated with a planimeter on a 1 "=400" scale map. Acreage figures are approximations to
nearest whole acre.
V-10
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1. Commercial - I (C -I)
A. Permitted Uses:
1)
Commercial
2)
Commercial Recreation
3)
Commercial Retail
4)
Financial Institutions
5)
Hotel/Motel
6)
Restaurant
7)
Office/Professional
8)
Tourist Commercial
9)
Restaurant/Drinking Facilities
10)
Public Services
11)
Medical Services
12)
Research & Development
13)
Medium High Density Residential
14)
High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Streets: a distance
equal to sixty percent (60%) of building height, but not less
than twenty (20) feet.
2) Maximum Building Height: not to exceed twenty (20)
stories.
3) Maximum Building Coverage: 80% at ground level; 60%
above ground level.
4) Parking Requirements: required spaces and screening shall
be in accordance with Title 8 of Town of Marana
Development Code.
5) Minimum Landscape Coverage: 10% of gross site area.
Special Landscape Requirements: A pedestrian/ landscape
zone shall be integrated within commercial developments.
Landscaped areas may include such architectural features as
rock grouping, sculpture, water features, decorative paving
and art interspersed with planting areas. Transitional
walkways between buildings will be expanded in select
locations to provide for plazas with seating areas to invite,
restful relaxation, informal group gatherings, displays, and
exhibitions.
1Ta11
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2. Commercial - H (C -II) Shopping Mall
A. Permitted Uses:
1)
Commercial
2)
Commercial Recreational
3)
Financial Institution
4)
Restaurants
5)
Hotel/Motel
6)
Office/Professional
7)
Research & Development
8)
Medical Institutions
9)
High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Streets: A distance
equal to sixty percent (60%) of building height, but not less
than twenty (20) feet.
2) Maximum Building Height: Not to exceed ten (10) stories.
3) Maximum Building Coverage: 80% at ground level; 60%
above ground level.
4) Parking Requirements: Required spaces and screening shall
be in accordance with Title 8 of Town of Marana
Development Code.
5) Minimum Landscape Coverage: 10% of gross site area.
Special Landscape Requirements: A pedestrian/ landscape
zone shall be integrated within commercial developments.
Landscaped areas may include such architectural features as
rock grouping, sculpture, water features, decorative paving
and art interspersed with planting areas. Transitional
walkways between buildings will be expanded in select
locations to provide for plazas with sitting, restful relaxation,
informal group gatherings, displays, and exhibitions.
3. Commercial - III (C -III) Neighborhood Commercial
A. Permitted Uses:
1) Commercial
V-12
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1
1
1
1
1
2)
Financial Institutions
3)
Commercial Recreation
4)
Restaurant
5)
Office/Business
6)
Medium Density Residential
7)
Medium High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Streets: Twenty
(20) feet.
2) Maximum Building Height: Not to exceed three (3) stories
or thirty-four (34) feet.
3) Maximum Building Coverage: 80% at ground level; 60%
above ground level.
4) Parking Requirements: Required spaces, screening, and
landscaping shall be in accordance with Title 8 of Town of
Marana Development Code.
5) Minimum Landscape Coverage: 10% of gross site area.
4. Office/Business I (O/B-1)
A. Permitted Uses:
1) Office
2) Medical Institutions
3) Research & Development
4) Financial Institution
5) Medium High Density Residential
6) High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Streets: A distance
equal to sixty percent (60%) of building height, but not less
than twenty (20) feet.
2) Maximum Building Height: Not to exceed twenty (20)
stories.
V-13
i
3) Parking Requirements: Required spaces, screening, and
landscaping shall be in accordance with Title 8 of Town of
Marana Development Code.
4) Minimum Landscape Coverage: 10% of gross site area
Special Landscape Requirements: A pedestrian/landscape
overlay separates development areas along Moore Road and
west of Interstate 10. Landscaped areas may include such
architectural features as rock groupings, sculpture, water
features, decorative paving and art interspersed with planting
areas. Transitional walkways between buildings will be
expanded in select locations to provide for plazas with
sitting, restful relaxation, informal group gatherings,
displays, and exhibitions.
5. Office/Business - H (O/B-H) [Garden Office]
A. Permitted Uses:
1) Office/Professional
2) Medical Institutions/Life Care Facility
3) Research & Development
4) Financial Institutions
5) Medium High Density Residential
6) High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Street: a distance
equal to sixty percent (60%) of building height, but not less
than twenty (20) feet
2) Maximum Building Height: not to exceed seven (7) stories
or seventy-five (75) feet.
3) Parking Requirements: required spaces, screening, and
landscaping shall be in accordance with Title 8 of Town of
Marana Development Code
4) Minimum Landscape Coverage: 10% of gross site area.
5) Special Landscape Requirements:
A pedestrian/landscape zone separates development areas
along Moore Road, west of Interstate 10. Landscaped areas
11 V-14
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fl
may include such architectural features as rock groupings,
sculpture, water features, decorative paving and art
interspersed with planting areas. Transitional walkways
between buildings will be expanded in select locations to
provide for plazas with seating areas for restful relaxation,
informal group gatherings, as well as an area for displays,
and exhibitions.
Town Center (TC)
A. Permitted Uses:
1) Public Institution and/or Agency
2) Quasi -Public Institution and/or Agency
3) Non -Profit Institution and/or Agency
4) Commercial
5) Commercial Recreational
6) Office/Business
7) Financial Institutions
8) Schools
9) Churches
10) Museums/Interpretive Facilities
11) Medium High Density Residential
12) High Density Residential
B. General Development Standards:
1) Minimum Building Setback from Public Street: a distance
equal to sixty percent (60%) of building height, but not less
than twenty (20) feet
2) Maximum Building Height: not to exceed three (3) stories,
or thirty-four (34) feet.
3) Parking Requirements: required spaces, screening, and
landscaping shall be in accordance with Title 8 of Town of
Marana Development Code
4) Minimum Landscape Coverage: 10 % of gross site area
Special Screening or Buffering: A major
pedestrian/landscape zone separates the development areas
and meanders throughout the Town Center. Landscaped
areas may include such architectural features as rock
grouping, sculpture, water features, decorative paving and
interspersed with planting areas. Transitional walkways
L113
7.
between buildings will be expanded in select locations to
provide for plazas with seating areas for restful relaxation,
informal group gatherings, as well as displays and
exhibitions.
Medium Low Density Residential (MLDR -1-10 RAC)
A. Permitted Uses:
1) Single -Family Dwelling Units
2) Accessory buildings, private swimming pools, home
occupations, and other accessory uses
3) Parks, playgrounds and community owned buildings other
than hospitals
4) Model Homes
5) Temporary real estate sales office within a model home
6) Religious Facilities
7) Temporary Utility Uses
8) Manufactured Homes
9) Recreation/Open Space
10) Schools
B. General Development Standards:
1) Minimum Lot Area: 4,500 square feet.
2) Maximum Building Height: Not to exceed two (2) stories or
twenty-eight (28) feet.
3) Yard Setbacks:
• Front:
20 feet
• Side:
10 feet
• Rear:
10 feet
• Corner:
10 feet
8. Medium Density Residential (MDR -10-18 RAC)
A. Permitted Uses:
1) Use listed under Medium -Low Density shall apply.
2) Single -Family Dwelling Units with party walls or walled
courtyards
3) Townhomes
4) Manufactured Homes
5) Recreation/Open Space
V-16
B. General Development Standards:
1) Minimum Lot Area: 3,500 square feet
2) Maximum Building Height: Not to exceed three (3) stories
or thirty-four (34) feet
3) Yard Setbacks:
• Front:
20 feet
• Side:
5 feet or 0 feet for common wall or zero lot
3)
line development
• Rear:
5 feet, but not less than 20 feet from wall of
5)
building to rear
• Comer:
10 feet
9. Medium High Density Residential (M1<1DR -18-26 RACE
A. Permitted Uses:
1)
Uses listed under Medium Density shall apply
2)
Multiple -Family Dwellings
3)
Temporary Utility Uses
4)
Manufactured Homes
5)
Recreation/Open Space
B. General Development Standards:
1)
Minimum Lot area per dwelling (duplex or multiple): 2,000
square feet.
2)
Maximum Building Height: not to exceed three (3) stories
or thirty-four (34) feet
3) Building Setbacks:
• Front: 20 feet
• Side: 5 feet or 0 feet for common wall or zero -lot
line developments
• Rear: 5 feet, but not less than 20 feet from wall of
building to rear
V-17
10. High Density Residential (HDR 26 RAC)
A. Permitted Uses:
1) Uses listed under Medium High Density shall apply
B. General Development Standards:
1) Minimum Lot Area per dwelling (duplex or multiple): 2,000
square feet
2) Maximum Building Height: Not to exceed six (6) stories or
sixty-five (65) feet.
3) Building Setbacks:
• Front: 20 feet
• Side: 5 feet or 0 feet for common wall or zero -lot
line developments.
• Rear: 5 feet, but not less than the larger of 30 feet
or the building height to the rear
11. Recreation/Open Space (R/OS)
A. Permitted Uses:
1) Active & Passive Recreation:
• Parks
• Golf Courses
• Field Sports
2) Lakes
3) Trails
4) Nature Center
5) Equestrian Facilities
6) Drainage Facilities
7) Medium Density Residential
8) Medium High Density Residential
B. General Development Standards:
1) Per Town of Marana Development Code
F. UTILITY DEVELOPMENT STANDARDS
I. Onsite and offsite sanitary sewer will be public in Rancho Marana West and
private in Rancho Marana East. Rancho Marana East will connect to the
V-18
1
public sewer system at such time as the area has reasonable access to a
public sewer system. Both sewer services will be designed and constructed
to Town of Marana Standards.
2. All electric, telephone_ and cables shall be placed underground where
feasible and shall be designed and constructed in accordance with the
various utility company standards and/or Town of Marana Standards.
3. The potable water system shall be designed and constructed to the
applicable agency including sizing requirements and location of water
facilities. Fire flow provisions and fire hydrant locations shall conform to
requirements set so by the appropriate fire departments and the applicable
water utility.
4. The irrigation wells and water conveyance facilities shall be constructed in
accordance with the standards of the Cortaro-Marana Irrigation District. All
Cortaro Marana Irrigation District property and facilities will be owned,
operated and maintained by the Cortaro-Marana Irrigation District. See
Section V -C.9.
11
1 V-19
VI. DESIGN GUIDELINES
A. INTRODUCTION AND PURPOSE
These design guidelines have been developed as a framework to express
the character of the Rancho Marana Specific Plan area. The statements
of intent are flexible enough to promote good design and encourage
creativity and quality development.
The purpose of these guidelines is to provide a documented basis for
evaluating and directing the planning and design of improvements to
each area. These guidelines are intended to ensure high quality
developments, thus protecting the investment of those who locate within
the Specific Plan area.
The guidelines are to give guidance to Town staff, the PIanning and
Zoning Commission and the Town Council in their review of
development projects within the Specific Plan Area. They are also
design criteria to be used by developers, architects, engineers, landscape
architects, builders and other professionals to maintain the design
quality proposed herein.
The following goals form the basis for these guidelines:
• Protection of property values and enhancement of investment
• Minimum adverse impact on the ecosystem
• Encouragement of imaginative and innovative planning of facilities
and sites and flexibility to respond to changes in market demand
• Variety, interest and a high standard of architectural and landscape
design
• Water conservation
As guidelines, if there is any conflict with existing Town of Marana
ordinance, the most restrictive will apply.
B. LANDSCAPE ARCHITECTURE
A landscape theme for the community can act to unify and reinforce the
open space and circulation components in the creation of the
community structure.
1 The objectives for Landscape Guidelines are:
I VI -1
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P,
• Establish a landscape plant materials palette for use in public rights-
of-way, streets, parking lots, setbacks and buffers between different
land uses and existing neighborhoods
• Establish landscaping design guidelines for development of
residential and commercial neighborhoods, including street trees,
street furniture and view corridors
1. Streetscapes
There are four different types of streetscaping within Rancho
Marana:
1. Primary
2. Secondary
3. Collector
4. Specialty
Moore Road shall have primary streetscaping while Sandario
Road and Barnett Road shall have secondary streetscaping. The
streetscape for these corridors is intended to develop a lush
desert scene with a variety of plant types. Random clusters of
ornamental trees may provide accent. A building setback may
be required and a varying distance is encourage to provide
interest and streetscape undulation. The difference between
primary and secondary streetscape design shall be in scale.
Recommended plant palette in Appendix E.
Within the project boundaries, internal arterials and collectors
shall have a coordinated landscape palette. Specialty
streetscaping shall be the perimeter of the Town Center to create
a sense of identity and emphasize the community core.
Bicycle paths and pedestrian trails shall be integrated with the
street system, and adjacent developments where possible.
2. Entries and Nodes
Entry statements serve to identify and direct circulation through
various developments. Entry statements shall include
appropriate signage, architecturally integrated with the
development design, and accent trees and plantings.
The Primary Entry Statements occur along Moore Road on
either side of Interstate 10. The west Entry Monumentation is at
the intersection of Moore Road and Barnett. The east Entry
I VI -2
Monumentation is at the intersection of Moore and the Internal
LOOP -
TYPICAL PRIMARY ENTRY STATEMENT
1
1
1
1
1
1
Q
ed Median
VI -3
Foreground Planting
Bed/Armal
Major Entrance Signage
l
Budding/Parking Free Area.—,�—
-
1
t
1
1
1
1
1
1
Q
ed Median
VI -3
Foreground Planting
Bed/Armal
Major Entrance Signage
Accent Trees
1
1
1
1
1
1
Q
ed Median
VI -3
The Secondary Entry Statements are to identify the arrival into
the Town Center. The design of these statements shall be similar
to the Primary Statements but smaller in scale. The Secondary
Statements are at the intersections of Perimeter Road A and
Perimeter Road/Barnett.
TYPICAL SECONDARY ENTRY STATEMENT
ii
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__ � - •a 4
0
3. Screening
'1
I "AJOR ENTRANCE TREES
ACCENT WALL
�FOREGROUNO PLANTING
BED/ANNUAL COLOR
ACCENT PAYING
Non-residential land uses shall buffer abutting residential
densities with an effective landscape composition. Landscaping
elements include berms, walls, and vegetation. These elements,
or combinations of, are to provide visual screening and achieve
a transition into the primary use. area of the site.
BUFFERING RESIDENTIAL AREAS
COMMERCIAL
RESIDENTIAL
-WALL
LANDSCAPE BUFFER
The perimeter edge of the project in the northwest 1/4 section of
Section 27 should not be an abrupt edge but should be a
VI -4
transition to the surrounding residents. Visual screening and
noise buffering will preserve the privacy of the residents. A 50'
buffer consisting of landscaping elements shall be provided
between the existing residential homes and Rancho Marana in
this area.
4. Retention/Detention/DrainagewiuVOpen Space Areas
Retention/detention areas shall be designed and utilized as
multi-purpose areas for drainage, open space, active and passive
recreation, etc. Landscaping shall include beaming and
revegetation with drought tolerant plants.
5. Street Furniture/Lightmg
There are unlimited designs for street furniture that would be
acceptable for use within the Specific Plan area. Consistency in
fumiture design within the Town Center is essential in
establishing the character of the urban plazas and pedestrian
walkways.
Street furniture are the details in an urban environment which
strengthens the identity of the area. These features include:
light standards, walk lighting, trash receptacles, benches, bus
shelters and plant containers. Street furniture and lighting
standards should be set and enforced in an effort to create a
uniform urban image for Marana.
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
imaintenance of a natural night environment.
Lighting should 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 should be separated to create
concentrations of light, as opposed to a continual lighting
stream.
All light standards within public right-of-way and related
installations shall be designed to conform to the then -current
Town of Marana standards and shall be compatible with light -
pollution policies. At the time all construction work in the right-
of-way has been completed to the satisfaction of the Town and
I VI -5
u
the right-of-way dedicated, the Town will accept the lighting for
maintenance.
C. RESIDENTIAL DESIGN GUIDELINES
The following general guidelines are intended for use in residential
development. The intent is to provide a logical and pleasing
environment composed of buildings, landscapes and natural forms.
1. Architectural Themes
The guidelines are primarily concerned with the physical
appearance of the community environment as perceived by
residents and visitors. Within this context, it is the intent of
these guidelines to apply to those frontages, boundaries, and
perimeter edges that are visible to the public and establish a
special project identity.
a. Theme
The architectural theme for Rancho Marana shall reflect
a progressive urban development complimenting the
regional flavor. Architectural themes may include
variations of Spanish, Southwest, Territorial, Mission,
Santa Barbara and Modern styles.
W b. 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. Highly reflective colors or
materials are prohibited on all wall and roof surfaces.
Color gradations from building to building should be
gradual.
C. 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
VI -6
color of walls shall conform to the same color standards
as the main residence.
The wall systems along major streets shall respect the
designated setback requirement, have a stepped or non-
linear appearance, and not exceed six feet in height.
STEPPED WALL ALONG PERIMETER OF DEVELOPMENT
2. Site Development
a. Setback
The design of residential developments can be unique.
Varied setbacks will create more interesting vistas and
undulate building edges within the development
envelope along the streetscape.
Design approaches to maximize the feeling of open
space within the development include:
• curving streets
• orienting the road axis to open areas
• orienting product types in a variety of ways to avoid
the monotony of "garage door corridors"
V1-7
1
1
1
1
i
1
1
1
E3
• Maximize the feeling of open space.
include curving streets, open areas to create vistas.
In multi -family and single-family attached housing, it is
important to provide each unit with its own identity and
entry. This can be accomplished by staggering and
offsetting each separate unit and combining one and two
story building forms to separate massing.
b. Parlrin�
All parking structures, either free-standing or garages,
shall incorporate the same design element as the
dwelling units.
Open parking areas can be treated as landscaped plazas
and courts.
LANDSCAPED OPEN PARKING AREAS
VI -8
r
n
Ll
D. COMMERCIAL/OFFICE GUIDELINES
The following guidelines are not intended to limit designs, but to
provide a flexible framework to accomplish an overriding design
concept and to encourage quality development.
The objective of the commercial/office design guidelines are to:
• Achieve market/corporate appeal
• Ensure economic feasibility
• Reflect function of uses through architectural form
• Respond to aesthetic expectations of Marana
• Implement the goals of the Specific Plan
1. Architectural Theme
a. Theme
Commercial/off ce buildings shall be of a contemporary
style and material employing massing, scale and
proportion for design implementation. Designs for
individual projects shall be submitted as part of the site
plan review procedure.
b. Exterior Materials and Colors
There is a wealth of building material to choose from. It
is not the intent of these guidelines to limit the ingenuity
of the individual designer, 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
1 VI -9
materials are provided to maintain a visual quality
throughout the phasing of the development and to
provide criteria for the review of the development.
Preferred building materials include brick, stucco, adobe,
granite, marble, masonry, concrete block and/or glass.
Exterior treatments and colors should be of muted, subtle
earth tones along with use of bright accent colors. Use
of metal as an architectural detail is suitable for
commercial building.
C. Perimeter Walls
' Perimeter walls shall be of a general style, material and
color integrated through each development site to
achieve continuity of design.
Perimeter walls shall not exceed a height of six feet
above finished grade.
2. Site Development
a. Setbacks
Ul
Buildings shall be sited in a manner that will
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.
ILO INC
LINES
I VI -10
b. Parking
Adequate off-street parking shall be provided for each
development. Whenever possible, surface parking shall
be located to the side and/or rear portion of the site.
Siting of multi -story parking structures shall be
integrated with the overall commercial development.
The parking structures shall compliment and be
integrated with urban open space plazas to help create
pocket parks to encourage pedestrian movement.
Parking areas shall be designed to facilitate both
vehicular and pedestrian movements. Parking areas
shall incorporate both landscaping and screening to
make them visually compatible with their surroundings.
PARKING
VI -11
VIL SPECIFICPLANIMPLEMENTATION
A. PURPOSE
Development will be implemented in conformance with the regulations
and guidance contained within the Specific Plan. This section contains
the procedures for administration of the provisions contained herein.
This chapter includes a Phasing Plan for the development of the
proposed planning areas which define the type, location, intensity and
timing of development. Implementation of the plan will further be
carried out by a method of site plan review as outlined in this chapter
Section C.
' 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 services
will remain consistent and as calculated, and
VII -1
In addition to site plan review, the Rancho Marana Specific Plan shall
be implemented through the subdivision process. Concurrent with
Specific Plan processing will be submittal of Tentative Plats where
'
properties are to be separately financed, sold, leased or otherwise
conveyed. The Subdivision process will allow for the creation of lots as
tentative plat maps which will allow for implementation of the project
phasing. The interrelationship of the Specific Plan and implementation
components are diagrammed on Exhibit VII -2.
B. PHASING PLAN
Phasing for Rancho Marana East and West is expected to occur over
several years, based on economic and market conditions. The Rancho
Marana Specific Plan will generally be developed in four phases as
indicated on the Land Use Phasing Plan, Exhibit VII -5, and Hydrology
Phasing Plan, Exhibit VII -6. This will allow an adequate level of
infrastructure to be built to accommodate the development in each
'
phase. The Master Developer, for Rancho Marana East and Rancho
Marana West will be responsible all infrastructure improvements to
their respective properties. Attention has also been placed on market
considerations in order to stagger the introduction of a variety of units
onto the housing market.
In preparing the phasing plan for this development, certain assumptions
have been made. These include:
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 services
will remain consistent and as calculated, and
VII -1
' 3) The market need for proposed residential product type and mix
will remain the same throughout the phasing period.
C
1 VII -2
RELATIONSHIPS OF
PLANNING, SYSTEM
COMPONENTS
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F
These assumptions made during preparation of phasing plan are
necessary to establish the proposed development scenario. However, if
any of these assumptions change during the project build -out time, the
Phasing Plan and Town monitoring program must be flexible enough to
make adjustments in corresponding infrastructure and service
requirements. 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 improvements to
infrastructure may not be required until a later phase than is shown on
the Phasing Plan.
Phase one will establish the major employment opportunities within the
project. It includes the commercial development off of Interstate 10 in
Rancho Marana West, residential uses in both Rancho Marana East and
West, and a portion of the Town Center. Moore Road will be realigned
in this phase with on/off ramps onto Interstate 10.
The initial step in the drainage solution implementation will be to
construct the flow collection facilities at the I-10 culvert outlets and
conveyance channels to direct that flow to the master drainage system.
Phase I of the master drainage system will consist of the above said
drainage facilities and the conveyor channel/detention basins between I-
10 and Postvale Road.
The conveyor channel will have a width of 35-45 feet and about 19
acre-feet of detention storage will be provided. If detailed hydrologic
studies (to be conducted at a later date) determine that additional
detention storage is needed, then all or a portion of the planned storage
areas within Phase II will be excavated and in operation at the time of
Phase I development.
Phase two will include further definition to the Town Center, residential
uses, open space, and officelbusiness uses. Surface drainage will be
directed across the site to a retention/detention basin on the east side of
Road A.
The planned detention storage volume to be provided in Phase II is
about 97 acre-feet. At the time of Phase II development, the planned
conveyor channel and detention basins between Postvale Road and Lon
Adams Road will be constructed if not already in place as part of Phase
I development. Construction of the conveyor channel and detention
basins within Phases II and IV will proceed in a similar manner, that
being either in conjunction with the development or preceding it.
VII -4
it
n
7-1
L
Phase three will complete the Town Center development, establish a
neighborhood commercial at Sandario/Moore Road intersection and
include open space areas within a mixed use of residential and
office/business. The open space areas will include drainageways across
the site and a basin on the west side of Sandario Road.
The planned volume of detention storage to be provided in Phases II
and IV are about 50 acre-feet and 37 acre-feet respectively. Once Phase
IV is implemented, the owner will seek assistance from adjoining
property owners to the west and the Town of Marana for offsite property
acquisitionkondemnation action to obtain properties needed to
complete the drainage system construction all the way to the Santa Cruz
River.
Phase four completes the open space areas of the Plan and includes
residential and commercial uses. The completion of the open space
with retention/detention basins allows the flexibility to create an 18 -hole
golf course within this area or a series of recreational activities.
' If the 104 acres north of Barnett Road, west of Lon Adams Road, in
section 27, becomes the initial area of development, then it shall be
necessary to construct all planned drainage improvements (see Exhibit
' IV -11) within that area and a portion of the planned improvements
within Phases II or IV. This approach proposes collection of all offsite
flows draining to the area north of Barnett road and conveying it to
planned detention areas within Phases H or IV. This would give an
interim mechanism of mitigating drainage problems in the area (thus
allowing development and of directing that flow to what will be an
element of the master drainage solution to deliver flow to the Santa
Cruz River.
' It is the primary intention of the phasing plan to relate infrastructure
requirements to proposed development. While a sequence is implied,
there is nothing in this plan to preclude a different order of
' development, or even a different combination of sub -phases, so long as
the related infrastructure is adequately in place. The Specific Plan
provides for this flexibility because the actual sequence of development
' may be affected by numerous unpredictable factors.
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.
I VII -5
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1
IC. DEVELOPMENT PLAN REVIEW PROCEDURES
The Specific Plan shall be implemented through a method of site plan
review. A site plan (plat, development plan) shall be required for all
development within the Specific Plan area requiring a permit. Review
will not be required for interior alterations where there is no square
footage increase or use intensification.
All proposed projects within the Specific Plan area shall be required to
have an approved plan prior to issuance of permits or concurrent with
subdivisions, conditional use permits or any other municipal permit for
the property. Conceptual site plans showing primary building location
and heights, parking layout, ingresslegress and, landscaped area are
encouraged to be submitted for preliminary review. at any time prior to
final site plan submittal. The plan review procedure is necessary for the
following reasons:
• To ensure consistency with the Specific Plan, the General Land Use
Plan and all implementing ordinances
• To promote the highest contemporary standards of site design
• To adapt to specific or special development conditions that occur
from time to time while continuing to implement the Specific Plan
and conform development to the General Plan and implementing
ordinances
• To facilitate complete documentation of land use entitlement
authorized and conditions pertinent thereto, and
• To adapt to substantial changes that may occur with respect to the
circumstances under which the project is undertaken.
Procedures
Development plans and plats, shall be submitted to the Rancho Marana
East Design Review Committee or Rancho Marana West Design
Review Committee, and Town staff for review and comment.
Applicants are encouraged to submit preliminary plans for review and
comment from the Town Manager prior to the final preparation of a site
plan. Comments from other departments and service agencies shall be
sought by the staff prior to preparing a recommendation on the finalized
site plan.
■ Applicants should insure that they have obtained a copy of the design
guidelines contained within the Specific Plan. This will assist the
i VII -8
developer in achieving consistency with the Specific Plan and generally
facilitates a quality project.
Upon determination that the site plan complies with the provisions of
the Specific Plan, the review factors described in the design guidelines,
input from the Rancho Marana East Design Review Committee or
Rancho Marana West Review Committee, and applicable Town
Standards, the Staff shall prepare a staff report with recommendations
which shall be submitted along with the site plan to the
Planning Commission at the earliest possible regular meeting to
approve, conditionally approve, or if not consistent with the Specific
Plan, modify or deny the proposal.
Revisions
Minor revisions or reasonable extensions, other than those applied as a
condition of approval, shall be submitted for review and approval
administratively by the Town Manager. Significant changes, additions
or omissions shall be submitted for review and approval by the Planning
Commission and approved by the Town Council.
Mandatory Findings for Approval of a Site Plan
The Planning Commission shall make the following written findings
before approval or conditionally approving Site Plan.
1. The proposed project is compatible with other projects within
the Specific Plan area.
2. The plan will not have an adverse impact on the health, safety,
interest, convenience or general welfare of the general public.
3. The site plan is compatible with the regulations and design
guidelines of the Rancho Marana Specific Plan and the site plan
conforms to the General Plan and implementing ordinances.
D. SUBDIVISION
VII -9
Title 6. Subdivisions of the Town of Marana Development Code, as
adopted on May 14,1984 and all amendments to the Development
Code approved by the Town Council as of the date of adoption of this
plan, shall apply to all development within the Specific Plan area
required to obtain approval of subdivision maps except where in
conflict with this Specific Plan. In areas of conflict, the Specific Plan
shall supercede the Town of Marana Development Code. The Town of
VII -9
1
Marana Subdivision Process will allow for the creation of lots through
the approval of tentative and final plats which will allow for
implementation of the phasing plan. Review and approval of
subdivision maps will set forth the various conditions necessary to
ensure the improvement of streets, adequacy of parks and school sites,
utilities, drainage and other services.
E. TRANSFER OF DENSITY
To ensure the orderly growth of a well-balanced community, the
designated planning areas within the Rancho Marana Specific Plan shall
be developed at densities consistent with or less than the designated
density ranges except as provided for in density transfer. Minor
modifications in the boundaries and acreage of planning areas or
adjustments because of foal road alignments will occur during technical
refinements in the tentative plat map process and shall not require an
amendment to the Specific Plan. Maximum dwelling units per
cumulative planning area will not thereby be affected. The Rancho
Marana West residential dwelling unit maximum shall be 5,262
dwelling units and the Rancho Marana East will be 1,350 maximum
dwelling units.
A transfer of residential density from one residential planning area to
another residential area may be permitted within the Specific Plan in
accordance with the following provisions.
In no case shall transfer of dwelling units result in:
1. Exceeding the overall plan capacity of 5,262 dwelling units for
Rancho Marana West and 1,350 dwelling units for Rancho
Marana East.
2. Allocating excess units outside of the planning area.
3. A change in the density classification range.
4. Exceeding the capacity of the circulation system or other public
facilities as established for the Specific Plan area.
4. Exceeding prescribed development area maximums by more
than 20%.
At the time of approval of the respective tentative plats by the Town
Council, a revised Specific Plan map and planning area summary shall
be submitted for all transfers of density. Said map and table shall also
indicate the remaining number of units, if any, that may be
1
accommodated without exceeding the maximum density cap. Said
exhibit and table shall be dated accordingly. Transfers of density will be
reviewed for conformance with this Specific Plan.
F. GENERAL ADMINISTRATION
The Rancho Marana Specific Plan shall be administered and
enforced by the Town of Marana in accordance with the
provisions found within the Rancho Marana Specific Plan and
the Town of Marana Development Code and other codes and
policies existing at the time of development.
2. All construction within the Specific Plan area shall comply with
applicable provisions of the Marana Building Code, the various
related mechanical, electrical, plumbing and grading ordinances,
and other applicable codes and policies of the Town of Marana
or any other codes and ordinances as applicable.
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.
The following amendments to the Specific Plan may be made
administratively by the Town Manager and shall not require any further
legislative approvals from the Town Council:
• The addition of new information to the Specific Plan maps or text
that does not change the effect of any regulations or guidelines.
• Adjustments to the community infrastructure, such as drainage,
water, and sewer systems which do not have the effect of increasing
or decreasing development capacity in the Specific Plan area, nor
change the concepts of the Specific Plan.
_ The determination that a use be allowed which is not specifically
listed as permitted but which may be determined to be similar in
nature to those uses explicitly listed as permitted.
G. GENERAL IMPLEMENTATION
The master developer for Rancho Marana East and master developer for
Rancho Marana West as well as individual builders shall be responsible
for the general administration and implementation of the Rancho
Marana Plan subject to Town review and approval. The master
developer for Rancho Marana East and master developer for Rancho
VII -11
1
Marana West shall be responsible for engineering and implementation
of the spine infrastructure systems for their respective properties.
Responsibilities which this plan assigns to individual
developersibuilders for Rancho Marana East and Rancho Marana West
will be passed on to those individuals/organizations with binding
provisions in sales or contract. The spine infrastructure systems for
Rancho Marana East and Rancho Marana West include
retention/detention basins, drainage conveyance, the primary and
secondary streets and their associated streetscapes, the trunk sewers,
water mains, electric lines, and gas lines.
H. AMENDMENT PROCEDURES
In accordance with the Arizona Revised Statutes, Section 9-461.09,
Specific Plans may be adopted by resolution or by ordinance. This plan
is adopted by ordinance and may be amended as necessary, in the same
manner it was adopted, by ordinance.
I. MONITORING PROGRAM
There will be a Specific Plan Monitoring Program to assure that
development is progressing as indicated within this Specific Plan. The
monitoring program for this Specific Plan will serve two functions. The
primary function is to establish a system to monitor the phasing of
development and the implementation of corresponding required
infrastructure. This information can then be compared with
development that is occurring on a regional scale. The secondary
function of the monitoring program is to establish a system whereby
periodic adjustments in density and dwelling unit types within the
project planning area may be accomplished and documented. The
monitoring program effectively establishes an accounting system to
insure that all changes, upon approval, are properly recorded at the scale
of the total project and each planning area reflected in this Specific Plan
(See page VII -12).
Project monitoring deals with phasing of development and the
implementation of corresponding required infrastructure. This program
will ensure that the required infrastructure is in place at the completion
of each phase. The phasing plan is responsive to the needed facilities
and services for each level of development. Each phase has a
corresponding monitoring sheet, which indicates required facilities and
services to be completed with the phasing of planning areas.
In order to accommodate possible changes and to insure conformance
with the adopted Specific Plan, the following provisions shall guide and
1
govern incremental allocation and provision of residential dwelling
units within the project area.
1. The overall assigned dwelling unit yield of 6,512 residential
dwelling units.
2. A final plat shall be submitted to the Town for review and
approval by the Zoning Administrator and the Town Council
prior to development occurring in any development area where
platting is required. Such plats shall be consistent with this
Specific Plan.
3. All drafts of such tables and the final approved version shall be
identified by a revision date located in the official Town file on
this Specific Plan. Said table shall be a part of the adopting
ordinance.
4. The Town shall cause to be established and maintained an
official project file "Rancho Marana Specific Plan", which
contains an original and certified copy of every revision to the
Specific Plan, including a record of dwelling unit potential
remaining in each development area.
1
DEVELOPMENT
AREA
RANCHO MARANA WEST SPECIFIC PLAN MONITORING REPORT
2 3
1
5
2
PREVIOUSLY
3
TRANSFERRED
4
AUTHORIZED
5
FROM/TO
6
ACRES D/U
8
DEV. AREA
RAC
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
TOTALS
RANCHO MARANA WEST SPECIFIC PLAN MONITORING REPORT
2 3
4
5
6
PREVIOUSLY
D/U
TRANSFERRED
CURRENTLY
AUTHORIZED
GAINED/
FROM/TO
AUTHORIZED
ACRES D/U
LOST
DEV. AREA
RAC
TABLE
ACTION
ORIGINALLY
AUTHORIZED
RAC
11 VII -14
1
TABLE DATE
ACTION
IRANCHO MARANA EAST SPECIFIC PLAN MONITORING REPORT
1 2
3
4
5
6
7
PREVIOUSLY
DIU
TRANSFERRED
CURRENTLY
ORIGINALLY
DEVELOPMENT
AUTHORIZED
GAINED/
FROMITO
AUTHORIZED
AUTHORIZED
AREA ACRES
D/U
LOST
DEV.AREA
RAC
RAC
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
TOTALS
ITOTALS
1
1
Appendix A
LEGAL DESCRIPTION
EXHIBITS 1 AND
EXHIBIT 1
ALL that certain real nronerty. situate in the County
of Pina. State of Arizona. beinf noortions of Sections
26. 27 and 28. T 11 S. R 11 E.
narticularly giescribed as follows.
BEGINNING at the section corner connon to Sections 27.
23. 33 and 34;
THENCE fron said POINT OF BEGINNINS. westerly atony the
south line of the southeast quarter of said Section 24.
beinq also the centerline of HOORE ROAD. S r9' 52' 12- u
264.73 feet to the south quarter corner of said Section
moo_
.r.
THENCE northerly alonq the west line of said southeast
quarter of saidSection 28; N O'1' 01' 20" E 2626.12
feet to the center quarter corner of said Section 28;
THENCE easterly alonq the north line of said southeast
avarter, beinq also the centerline of BAZNETT ROAD.
N R9' S4. 35" E 20.Ovt feet to a Point thereon;
THENCE leaving said north line. southerly alonq a line
being narallel with said Aest line. S '1'1' g1' ?0" W
291).50 feet to a Point thereon;
THE3CE leavino said narallel line. easterly alonq a line
being narallel with said north line of said southeast
quarter. N R9' 54' 35' E 150.00 feet to a point thereon:
THENCE leaving said parallel line. northerly alonn a
line being narallel with said west line. N 90' OV 20.
E
290_50 feet to a point on said north line of said south-
east quarter;
THENCE easterly along said north line and said centerline
of said BARNETT ROAD. N 99' 54' 35" E 2466.54 feet to the
quarter corner'common to said Sections 27 and 28;
THENCE easterly along the center section line of said
Section 27. being also the centerline of said BARNETT
N 89' 51' 46' E 887.50 feet to a point thereon;
THENCE leaving said centerline, northerly along a line
beinq earaliel with the west line of the northwest quarter
of said Section 27. N '19' 02' 16' H 179.79 feet to a Point
thereon;
THENCE leavinn said narallel line. resterly along a line
being narallel with the south tine of said northacSt
quarter. S g9' 51' 46- 4 170.90 feet to a Point thereon;
THENCE leavinq said narallel line. southerly alonq a line
beinn parallel Hith said west line of said northwest
quarter. S 0'l' 02' IS- E 145. 0 feet to a point on the
north richt-of-"8v line of said BARNETT ROAD;
(continued on sheet 2)
Appendix A'
(cont)
(continued from Sheet 1�
THENCE westerly along said right-of-way line of said
BARNETT ROAD. 5 89' 51' 46' H 220.29 feet to a point
=thereon;
.THENCE ieavinq said right-of-way line, northerly along
a line being parallel with said west line of said north-
west quarter. N•00' 02' 16- it 2395.52 feet to a point
thereon;
THENCE leavinq said parallel line. easterly along a line
line of said northwest-
being parallel with the north
quarter. N 39' 49' 01' E 1747.97 feet to a point thereon;
THENCE leaving said parallel line. southerly along a line
line of said northwest quar-
being oarallel with the east
ter. S n0' g4' 09 E 1984.50 feet to a point thereon;
THENCE leaving said oarallel line, easterly along a line
being parallel with said north line of said northwest
quarter. N R9' 49' 01- E 391.51 feet to a point on said
east line of said northwest nuarter;
THENCE Southerly alonq said east line, being also the
00' E 1337.73
centerline of LON ADAMS ROAD o S 90' 44'
27;
feet to the center quarter corner of said Section
THENCE easterly along said center section line of said
the centerline of said BARNETT
Section 27. beine also
ROAD. N 89' 51' 46`E 2645.97 feet to the quarter corner
common to said Sections 26 and 27;
THENCE easterly along the center section line of said
Section 26. N 89' 55' 41- E IS68_56 feet to a aoint
thereon;
THENCE ieavinq said center section line, southeasterly
foot
along the southwest line of that certain 25 strip
DISTRICT, recorded in Docket
deeded to 11ARANA IRRIGATION
1985 at Page 243 thereof, Records of Pima County, Arizona
S 49' 25' 25' E 4051.13 feet to a point on the south line
of the southeast quarter of said Section 26;
THENCE westerly aionq said south line, being also the
2010.66
centerline of said HOORE ROAD. S 89' S7' 33' H
of said Section 26;
feet to the south quarter corner
THENCE westerly along the south line of the southwest
quarter of said Section 26, H 89' 59' 27- H 2639.43 feet
35;
common to Sections 26. 27. 34 and
to the-section corner
THENCE westerly along the south line of the southeast
89' 53' 33H 2640.31 feet
quarter of said Section 27. S
to the south quarter corner of said Section 27;
THENCE westerly aionq the south line of thesouthwest
2634.94 feet
quarter of said Section 27. S 89' 53' OO- K
773.2844 acres
1
to the POINT OF BEGINNING and containing
of land.
SUBJECT TO and TOGETHER HITH all matters of record.
(continued on Sheet 3)
11
Ll
1
1
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1
1
Appendix A
Ccort?
LEGAL DESCRIPTIgH
(continued from Sheet 2)
EXHIBIT H0. ?
ALL that certain real property. situate in the County
of Pima. State of Arizona. beinq a mart of Section 26.
T 11 S. R 11 E. G. : S. R. H.. more particularly
described as follows:
BEAIHNING at a point on the east line of said Section
26. from which said noint the northeast corner of said
Section 26 bears N 00' 20' 52' E 875.91) feet distant;
THENCE from said POINT Of BEGINNING. southerly along
said east line. S 00' 20' 52' N 4138.96 feet to a
ooint thereon. said point being also a point on the
northeast right-of-way line of the SOUTHERN PACIFIC
RAILROAD CO_ oroperty;
THENCE leavinq said east line. northwesterly alone
said northeast right-of-way line. N 49' 25' 25' W
4614.11 feet to a ooint thereon;
THENCE leavino said riqht-of-war line. N 40' 34' 35' E
141.95 feet;
THENCE H 40' 35'. 31' E 153-96 feet to a noint of
curvature:
THENCE northerly aiono the arc of a tanoent curve to
• the left. having a radius of 1402.99 feet and a central
angle of 40' 31' 00% an arc distance of 991.42 feet;
THENCE tanqent to the orecedino curve.- H 1)0' 04' 31- E
990.96 feet to a point on the north line of said
Section 26;
THENCE easterly alonq said north line. S 89' SS' 29' E
541.24 feet to a noint thereon;
THENCE leaving said north line. S 70' 08' 35' E 2585-40
feet to the POINT 9F BEGINNING and containing 242_6285
acres of land_
SUBJECT TO and TOGETHER WITH all matters of record_
1
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APPENDIX E
RECOMMENDED PLANT PALET'T'E
TREES
Accent Trees at Entries/Intersections
Acacia sp.
Acacia sp. --
Arizona Cypress
Cypresses arizoruca
Arizona Ash
Fraazrtus velu6W
Thornless HoneyIocust
Gled&t is rriarmanrlios
Oleander Tree
Neriurn oleander sm&
Heritage Oak
Quercus virgirziarza `Heritage'_
Pine sp.
P&Z= sp.'- _
Palm sp.
Palmae g. sp.
Parking Areas
Blue Palo Verde
'Netleaf Hackberry
Silver Dollar Gum
Mexican Palo Verde
Chilean Mesquite
Pine sp.
Streetscape & General TYces
Acacia spp.
Blue Palo Verde
Desert Willow
Arizona Cypress
Arizona Ash
Pecan
Pistache
C rC&UZ:m florf&='
Cdas res =kLa'
Eucalyptus polyantttemos'
Parldruonia acrdeata-
Prosopir clzilemsir'
Puucs sp.'-
Acacia so.'-
Cercidium f Ioridum_
C -I lopsis Erzearir'
Cypressus arizonica
Fraxrzus vehairza
Carya ffEnoine=is, many cvs
Pisracia atlantica'
1
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PLANT PALETTE (cont_)
Groundcovers
Baja Primrose
Desert Marigold
Desert Zinnia
Dwarf Coyote Bush
- Indigo Bush
Mexican Primrose
Paper Flower
Great Basin Blue Sage
Lupine
Pensternon
Sand Verbena
Verbena
Burrnuda grass
Myoporum
Golf Grasses
General PIant Palette
Saguaro
Yucca
Ocotillo
Prickly pear choIIa
APPENDIX E
O&IOIILeta dIuITZI12ondi—
Baileya multiradiata `
Zinnia pumila"
Baccluzris PLl dans"
Dalea greggii
Oenodlera berlandieri'
Psdosrroplle cooper
Salvia dorrii .
Lupinus sparsifTorus'
Penstemon parryi'
Abrortia villosa
T/erbcza goodd&76-E
Cynodon dacsylon
Myoporum parvifolia
Cameg&= glgantea'
Yucca species
Fouquierza splendens'
Opuntia sp "
listed on SAWARA "Low Water Use/Drought Toter -ant Plant List", January, 1988-
" Certain species listed on SAWARA plant HSL
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PLANT PALETTE (cont)
Thornless Honeylocust
OIeander Tree
Pine sp.
Fremont Poplar
Mesquite sp.
Mexican Elderberry
Palmae sp.
Shrubs
Arizona Rosewood
BrittIebush
Bush Lantana
Catclaw Acacia
Cholla Varieties
Desert Hackberry
Desert Spoon
Fairy Duster
Feathery Cassia
Hopbush
Jojoba
Mexican Honeysuckle
Octolio
Prickly Pear
Red Bird of Paradise
Yellow Bird of Paradise
Shrubby Senna
Silvery Cassia
Soaptree
Spanish Bayonet
Texas Ranger
Wolfberry
APPENDIX E
Gledrt * rrianuuulros
Nerium oleander surd'
Pinus eldarica -_
Popukcs fremondi
Prosopis -sp-,-
Sambucus
pSambucus mexicana
Palmae g. sp_
Vaquelinia califonzica'
Encelia farinosa-
Lantana camara'
Acacia greggu
Opuntia sp.'_
Celtic pailyda'
Daly cion wlreelerf. .
Calliandra eriophylla
Cassia arran odes'
Dodonaea vircosa-
Simmondsia chinesis'
J= cia g/uesbregh ana"
Fouquivr splendens'
Opuntia sp."
Caesalpinia pulclzerrirna'
Caesalpilda gilliesii
Cassia wislizenii-
Cazria phyllodinea'
Yucca elata'
Yucca aloifolia-
LZUcophyllum frutescens-
Lycium berlanderi
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