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Home My WebLink About02/17/2009 Council Agenda Packet ~r~~ REGULAR COUNCIL MEETING NOTICE AND AGENDA 11555 W. Civic Center Drive, Marana, Arizona 85653 Council Chambers, February 17, 2009, at or after 7:00 PM Ed Honea, Mayor Herb Kai, Vice Mayor Russell Clanagan, Council Member Patti Comerford, Council Member Carol McGorray, Council Member Jon Post, Council Member Roxanne Ziegler, Council Member ACTION MAY BE TAKEN BY THE COLINCIL ON ANY ITEM LISTED ON THIS AGENDA. Revisions to the agenda can occur up to 24 hours prior to the meeting. Revised agenda items appear in italics. As a courtesy to others,~please turn off or put in silent mode all pa~ers and cell phones. Meeting Times Welcome to this Marana Council meeting. Regular Council meetings are usually held the first and third Tuesday of each month at 7:00 p.m. at the Marana Town Hall, although the date or time may change, or Special Meetings may be called at other times and/or places. Contact Town Hall or watch for posted agendas for other meetings. This agenda may be revised up to 24 hours priar to the meeting. In such a case a new agenda will be posted in place of this agenda. 5~eaking at Meetings If you are interested in speaking to the Council during Call to the Public, Public Hearings, or other agenda items, you must fill out a speaker card (located in the lobby outside the Council Chambers) and deliver it to the Town Clerk prior to the convening of the meeting. All persons attending the Council meeting, whether speaking to the Council or not, are expected to observe the Council Rules, as well as the rules of politeness, propriety, decorum and good conduct. Any person interfering with the meeting in any way, or acting rudely or loudly will be removed from the meeting and will not be allowed to return. Accessibilitv To better serve the citizens of Marana and others attending our meetings, the Council Chambers are wheelchair and handicapped accessible. Any person who, by reason of any disability, is in need of special services as a result of their disability, such as assistive listening devices, agenda materials printed in Braille or large print, a signer for the hearing impaired, etc., will be accommodated. Such special services are available upon prior request to the Town Clerk at least 10 working days prior to the Council meeting. Regular Council Meeting - February 17, 2009 - Page 1 of 98 Agendas Copies of the agenda are available the day of the meeting in the lobby outside the Council Chambers or online at www.marana.co_m, by linking to the Town Clerk page under Agendas, Minutes and Ordinances. For questions about the Council meetings, special services or procedures, please contact the Town Clerk, at 382- 1999, Monday through Friday from 8:00 a.m. to 5:00 p.m. Posted no later than Monday, February 16, 2009, 7:00 PM, at the Marana Municipal Complex, the Marana Operations Center and at www marana.com under Town Clerk, Agendas, Minutes and Ordinances. REGULAR MEETING CALL TO ORDER AND ROLL CALL PLEDGE OF ALLEGIANCE/INVOCATION/MOMENT OF 5ILENCE APPROVAL OF AGENDA CALL TO THE PUBLIC At this time any member of the public is allowed to address the Town Council on any issue not already on tonight's agenda. The speaker may have up to three minutes to speak. Any persons wishing to address the Council must complete a speaker card located outside the Council Chambers and deliver it to the Town Clerk prior to the commencement of the meeting. Pursuant to the Arizona Open Meeting Law, at the conclusion of Call to the Public, individual members of the council may respond to criticism made by those who have addressed the Council, may ask staff to review the matter, or may ask that the matter be placed on a future agenda. PRESENTATIONS ANNOUNCEMENTS/UPDATES PROCLAMATIONS MAYOR AND COUNCIL REPORTS: SUMMARY OF CURRENT EVENTS MANAGER'S REPORT: SUMMARY OF CURRENT EVENTS TOWN REPORTS GENERAL ORDER OF BUSINESS CONSENT AGENDA The Consent Agenda contains items requiring action by the Council which are generally routine items not requiring Council discussion. A single motion will approve all items on the Consent agenda, including any resolutions or ordinances. A Council Member may remove any issue from the Consent agenda, and that issue will be discussed and voted upon separately, immediately following the Consent agenda. C 1: Resolution No. 2009-18: Relating to Development; approving a release of assurances for San Lucas Spine Roads and acceptance of public improvements for maintenance Regular Council Meeting - February 17, 2009 - Page 2 of 98 (Keith Brann) C 2: Resolution No. 2009-19: Relating to Real Estate; authorizing the Airport Director to execute an electrical right-of-way easement in favor of Trico Electric Cooperative, Inc. over Marana Regional Airport property (Frank Cassidy) C 3: Resolution No. 2009-20: Relating to Liquor Licenses; approval and recommendation to the State Liquor Board for a location transfer of a No. 9(Liquor Store) liquor license submitted by Kim Kenneth Kwiatkowski on behalf of Circle K Stores, Inc. #3394, 3880 W. Tangerine Road, Marana, AZ 85658 (Jocelyn Bronson, MMC) C 4: Resolution No. 2009-21: Relating to Liquor Licenses; approval and recommendation to the State Liquor Board for a new No. 9(Liquor Store) liquor license submitted by Jason Barclay Morris on behalf of CVS Pharmacy # 08420, 7740 N. Cortaro Road, Tucson, AZ 85743 (Jocelyn Bronson, MMC) C 5: Minutes of the January 27, 2009 special council meeting and February 3, 2009 regular council meeting COUNCIL ACTION A 1: PUBLIC HEARING: Ordinance No. 2009.02: Relating to Development; approving and authorizing a rezoning to create the Mandarina Specific Plan (Kevin Kish, AICP) A 2: Resolution No. 2009-22: Relating to Building; approving and authorizing the Mayor to execute an intergovernmental agreement with Northwest Fire District for fire code official services within those portions of the Town outside an established fire district; and declaring an emergency (John Huntley) A 3: Resolution No. 2009-23: Relating to Transportation; approving and authorizing the Mayor to execute an agreement with Union Pacific Railroad Company concerning double- tracking through the Town (Frank Cassidy) A 4: Resolution No. 2009-24: Relating to Community Development; approving and authorizing an amendment to the Intergovernmental Agreement with Pima County for Sharing of Cost Involved in the Provision of Public Transit Services to the Town of Marana to include funding for express transit services in the amount of $25,777.44 for fiscal year 2008-2009 (T VanHook) BOARDS, COMMISSIONS AND COMMITTEES ITEMS FOR DISCUSSION/POSSIBLE ACTION D 1: Legislative Issues: Discussion/Direction/Action regarding all pending bills before the Legislature (Steve Huffman) EXECUTIVE SESSIONS E 1: Executive Session pursuant to A.R.S. §38-431.03 (A)(3), Council may ask for discussion or consultation for legal advice with the Town Attorney concerning any matter listed on this agenda. E 2: Executive Session pursuant to A.R.S. § 38-431.03(A)(3),(4) and (7), discussion or consultation for legal advice with the Town's attorneys and discussion and to consider its position and instruct the Town Manager and staff concerning (1) the lawsuit entitled Town of Marana v. Pima County/Pima County v. Marana (consolidated), Maricopa County Superior Court No. CV2008-001131, (2) pending legal issues, settlement discussions and Regular Council Meeting - February 17, 2009 - Page 3 of 98 contract negotiations relating to the transition of Marana wastewater collection and treatment to the Town of Marana FUTURE AGENDA ITEMS Notwithstanding the mayor's discretion of what items to place on the agenda, if three or more council members request an item to be placed on the agenda, it must be placed upon the agenda for the second regular town council meeting after the date of the request (Marana Town Code, Title 2, Chapter 2-4, ~ Section 2-4-2 B) ADJOURNMENT Regular Council Meeting - February 17, 2009 - Page 4 of 98 E~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COUNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item C 1 From: Keith Brann , Town Engineer Subject: Resolution No. 2009-18: Relating to Development; approving a release of assurances for San Lucas Spine Roads and acceptance of public improvements for maintenance Discussion: Approval of this Resolution will release the Assurance Agreement between BCIF Group LLC., an Arizona Limited Liability Company and the Town of Marana, regarding San Lucas Spine Roads as depicted on Exhibit A. In releasing said Assurance Agreement, the Town of Marana will accept for maintenance, including regulatory traffic control signs and street signs, approximately 2.72 miles of the following paved streets: • Cochie Canyon Trail • Stonepipe Drive • Adonis Road The Town will also accept for maintenance, a 13,755 linear foot potable and a 12,690 linear foot non- potable water system including appurtenances, valves, water meters and fire hydrants for the above referenced project with an aggregate value of $1,004,424.70. Financial Impact: Budgeted O&M funds. ATTACHMENTS: Natne: Descriptio~~: Ty~pe: ? Resolution - San Lucas Resolution Resalution Spine..Roads,doc ? San Lucas. Spine Roads Exhibit A.pdf Exhibit A Map of Strezts to be Rccepted Exhibit Staff Recommendation: Staff recommends Mayor and Council release the Assurances for San Lucas Spine Roads and accept the public improvements for maintenance. Suggested Motion: I move to adopt Resolution No. 2009-18. Regular Council Meeting - February 17, 2009 - Page 5 of 98 MARANA RESOLUTION NO. 2009-18 RELATING TO DEVELOPMENT; APPROVING A RELEASE OF ASSURANCES FOR SAN LUCAS SPINE ROADS AND ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR MAINTENANCE WHEREAS, San Lucas is a 291.95 acre subdivision located east of the Interstate 10 Westbound Frontage Road and Marana Trico Road, containing Blocks 1 through 12, and Blocks `A', `B', `C' and `D', and is recorded at the Pima County Recorder's Office in Book 57 of Maps and Plats, Page 55; and WHEREAS, the Town has previously entered into an Assurance Agreement with BCIF Group, an Arizona Limited Liability Company, (beneficiary) under Trust No. 795 and Title Security of Arizona., (trustee), recorded at the Pima County Recorder's Office at Docket 12129, Page 4193, assuring the completion of public improvements; and WHEREAS, BCIF, LLC, has completed the public improvements acceptable to Town standards in accordance with the Assurance Agreement for San Lucas Blocks 1 through 12 and Blocks `A' through `D'. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCII, OF THE TOWN OF MARANA as follows: Section 1. San Lucas Blocks 1 through 12 and Blocks `A' through `D' are hereby released from the Assurance Agreement with BCIF Group, LLC. under Trust No. 795, and Security Title of Arizona. Section 2. The Town accepts for maintenance, including maintenance of regulatory traffic control and street signs, 2.72 miles of paved streets as depicted on Exhibit A: a. Cochie Canyon Trail b. Adonis Road c. Stonepipe Way Section 3. The Town accepts for maintenance, a 13,755 linear foot potable and a 12,690 linear foot non-potable water system including appurtenances, valves, water meters and fire hydrants for the above referenced project with an aggregate value of $1,004,424.70. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 17~' day of February, 2009. Mayor Ed Honea. ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 6 of 98 ~ P P . P P . Y . . P N . Y N ~ p P . 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Y ~ -i~ N%~~~itl~ ~~Fi~~<~ " ~C F .FJ 9~ • ~ ~ ~ . ~ ~p,~~`~• - - W~*y p ~ a2 ~5g $ ~ ~ * ~ ~g4 ~ . >I s~ bR~:RA~ # ~ t~ 6 g i€ 6 q ~ ~ ~y . ~Z~ o`' YD~b ~ ~ '7~', ~ ~ ~ c~~" - ~ ~,i ~ T ~ ` 1.. fry ~ ` . ~ ;$f~'_' ~ 1 1 ~ ~ ~ o• ~ _ b ~A ~ F~ ~y ~ ~,.-0^- ~..N . ~~l r~ ~ ~ . ~ T~ - Regul - . .rC' x..e K `.4 m. cr.+ ~ , . ~ . . ' v+- ~ ' . ' v ~ _ _ . _ ~ ' ~ ~ , ~ . . ~ _ . . " . " - F , ~M~~t . ~ ~~~f ~ '4, 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COLTNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item C 2 From: Frank Cassidy , Town Attorney Subject: Resolution No. 2009-19: Relating to Real Estate; authorizing the Airport Director to execute an electrical right-of-way easement in favar of Trico Electric Cooperative, Inc. over Marana Regional Airport property Discussion: The Town of Marana purchased 90 acres of land from the Arizona State Land Department. The Airport Department has secured an FAA Grant to develop a new roadway and basic infrastructure along the roadway for aviation related business development. The electrical conduit for this development has been installed under an existing grant. As a condition of providing service, Trico Electric Cooperative requires the Town to execute the attached easement before Trico pulls wires and extends service to the new development. ATTACHMENTS: Natne: Descriptian: Type: ~ Reso Authorizing_TR.ICO Airport Ease.ment Reso approving Trica easement at airpart Resalution (OOd12830~.DOC ? Trico Airport_Easement,.pd_f Exh A to Reso: Trica easement at airport Exhibit 0 Tnco Letter re Airport Easemen#j21..p..d.f Trico letter requesting easement Backup Material O Trico Easement Maps.pdf Maps of Trico easement at airport Backup Materiai Staff Recommendation: Staff recommends Council adoption of Resolution No. 2009-19. Suggested Motion: I move to adopt Resolution No. 2009-19. Regular Council Meeting - February 17, 2009 - Page 8 of 98 MARANA RESOLUTION NO. 2009-19 RELATING TO REAL ESTATE; AUTHORIZING THE AIRPORT DIRECTOR TO EXECUTE AN ELECTRICAL RIGHT-OF-WAY EASEMENT IN FAVOR OF TRICO ELECTRIC COOPERATIVE, INC. OVER MARANA REGIONAL AIRPORT PROPERTY WHEREAS the Town of Marana acquired 90.71 acres from the Arizona State Land Department for expansion of the Marana Regional Airport pursuant to a patent recorded in the Pima County Recorder's office at Docket 13238, Page 668; and WHEREAS the Town desires to receive electrical service from Trico Electric Cooperative, Inc. at the property; and WHEREAS Trico requires the Town to grant an Electrical Right-of-Way Easement over the property to accommodate the work. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AS FOLLOWS: SECTION L The Airport Director is hereby authorized to execute the Electrical Right-of- Way Easement in favor of Trico Electric Cooperative, Inc. in substantially the form attached as Exhibit A to and incorporated by this reference in this resolution. SECTION 2. The Town's Manager and staff are hereby directed and authorized to undertake all other and further tasks required or beneficial to carry out this resolution. PASSED AND ADOPTED BY THE MAYOR AND COUNCII, OF THE TOWN OF MAR.ANA, ARIZONA, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 9 of 98 . _ - . . . . I ! ~ . 1 ! , ~ ! . ~ . i ~ I ~ , ~ when recarded TRICO ELECTRIC CO-UP INC. P.O. BOX 934 ~ mait to: MARANA. ARIZONA 85653 ~ ~ ~ ~ ELECTRICAL RIGHT QF WAY EASEMENT ~ W~RK ORDER 403U1 (C111.0) ~ ~ ~ $ ~ KNOW ALL MEN BY THESE PRESENTS: ~ "s # That the undersigned THE TQWN OF MARANA. A MUNICIPAL C4RPORATION. ~ referred to as "Grantor", for the consideration of Ten and 1rTo/100 Dollars, and ofher considerable ~ considerations, the receipt of which is hereiry acknowledged gra~ts unto TRICO ELECTRIC ; COOPERATTVE, INC., a corpor~tian, referred to ss "Grant~e", and to its snccessors or assigns, a right- of-way easemeat under and across and the right to enter upon the la~id of tlae undersigned, degcribed as ~ follows: ~ ~ SEE EXHIBIT "A" ATTACHED HERETO AND MA,DE A PART HEREQF ` and the right to locate, construct, operate, repair, maintain, and repIace thereon, underground electric - distribution facilifaes together with sil appurtenances nec~ssary or convenien# thereEa. Grantee may permit the instatlation of cammunication wires and fixtures of other cotnpanies and may permit said companies right of atxess to service and maintain said wires or fixtures. - 4 Grantee shall have the right to trim or clear away all trees, brush, and. plant growth on said f~ easement at~d right-of-way. Grantor granis to Grantee, for the consideration set forth herein, the right of ingress snd egress to and from said easement and right-of-way described herein, over and across existing private roads owned~ - by Grantor and which provide a reasonable and convenient access to the easement described herein, and if no s~ch .roads exist, than on suc~ route which shall occasion the Eeast datnage and inconvenience to #he Grantor. Grantor covenants and agrees that he shall not erect, construct, or place or in any way permit any house, building, stable, conral, mobile home, or any structure whatsoever to be ereci~d, constructed, placed or to remain on the easement and right-of-way granted herein nor sha.ll he use said easement in any manner inconsistent with Grantee's rights hereunder. Gran#or covenants t]aat he is the owner af the a6ove-described land and that said land is free and clear of encumbrances and Iiens, except t~e following liens and encwnbrances held by the foiloweng persons: Grantor shaIl not grant any other easement and/or r~ght-of-wa.y on, under, or over said strip of - land wi#hont ~irst having secured written consent of Grantee. - Regular Council Meeting - February 17, 2009 - Page 10 of 98 ~ ~ i : ! ~ . i It is further understood tl~at, whenever necess~ry, words in the singular shall be construed to read ~ in the plural, and words us~d in the mesculine gender shall be conscrued to read in the feminine or neuber gender. ~ IN VVITNESS WHEREOF, the undersigned set his hand this , day of ~ . 2008. , ] ~ 1 ~ ~ T6e Town of Mar~na ; . A Munici~~al Corporation ~ Y i I g : i § TiHe: ' ~ 'k . . ~ ) STATE OF ARIZONfA ) ) ss ~ COUNTY OF } E F On this; the day of , 2008, before me, the undersigned ~ Notary i'ublic, PersonallY aPPeared known to me to be the person(s) whose name(s) islare subscribed herein and acknowtedged that they executed said x document for the purposes set farth therein. 3 IN WITNESS WAEREQF, I have hereunto set my han:d and oi~cial seal. ~ NOTARY PUBLIC My Corrimission Expires: Regular Council Meeting - February 17, 2009 - Page 11 of 98 ~ i. ? , ~ • ~ ~ ; ~ 1 ' i , i j i EXHIBIT "A" ~ ~ ~ ~ ~ ' Easement No. l The North 20.00 feet of the South 70.00 feet and the Norttc 20.OQ feet of the 5outh 90.00 faet of I the West 40.00 feet of the East 315.44 feet of that portion of the North Half of Section I O and the ~ South Half of Section 3, Township 12 South, range 1 I East, af the Gila and Sa1t River Base and F Meridian, Pima Covnty, Arizona, more particuLarly deseribed as follows; ~ i Commencing af the West Quarter carner of said Section 10, said point being a brass ca.p in a ~ b.and hole at the monttment line intersection of Avra Va.Iley Raad and Sandario Road; ; Thence Narth 89 degre~s 24 minutes 41 seconds East, alang fihe East-West mid-section line of = ~ said Section 10, said line aisti beirtg the monument line of Avra Valley Roaci, a distance of ' r 2638.69 feet to a railroad spike at the Center of said Section 10 to the TRUE POINT OF BEGINNING; ; G Thez~ce North UO degrees 36 minutes 53 seconds West, departing said East-West mid-sectian line ~ and said monument line, aiong the Riorth-South mid-section line of said Sec#ion.10, a distance of 5 942.76 feet; - Tkzence Narth 4~4 degrees 5] min~utes 20 seconds West, a distance af 128,45 feet; } Thence IVorth 45 clegrees OS minutes 48 seconds East, a distance of 500.00 feet; i Txience North 44 degrees 53 minube.s 49 seconds West, a distance of 1464.96 fest to a pa~izxt on the North line of said Section 10 and on the South line of said Sectian 3, said point bears South E 89 d.egrees 26 minutes 42 seconds West, a distance of 540.25 feet from tIze North Quarter corner F of said Section 10 an,d the Sou#h Quarter corner of said Section 3; Thence continuing North 44 degrees 53 minutes 49 seconds West, a d.istance of 554.04 feet; - Thence Sauth 45 degrees OS mi~~utes 48 seconds West a distance of 544.50 feet; Thence Nortli 00 degraes 34 minntes 14 seconds West, a dis#ance of 1343.74 feet to a found'tz" iran pin; Thence South 51 degrees 11 minutes 28 seconds East, a distance of G08.05 feet to a point 20A0 feet Southwesteriy of a C.A.P. right-of-way aluminum cap far the C.A.P. recharge canal; Thence South SU degrees OZ minutes 22 secands East, cantinuix~g alang a line ~QAO feet _ Southwesterly from the said C.A.P. canal right-of-way, a distance of 1~438.4b feet to a point on tbe Narth line of said Sectian 10 and on the South line of said Sectiozz 3, said poimt bears North Regular ~u ~ T~e~eting ~Fe~ruarye't~r~o~c~~s~~~a distance of 245.50 feet from the North Quarter corner _ 3 f i - ; i ' , ~ 1 ~ ' ~ s i t I S i s s 1 ~ ! 9 i ~ ~ ~ of said Section lU and the Sauth Quarter cornez of said Section 3; ~ ~ ~ ~ Tkience continuing South 50 degrees 42 minutes 22 seconds East, aiong a line 20.00 feet i Southwesterly from the said C.A.P. canal riggk?t-of-wa.y, a distance of 1991.9b €eet, to the West ~ . rigk~t-of-way Iine of the Main C.A.P. ca.~a1; ~ ~ ~ Therice South 30 t~egrees 33 minutes 42 seconds ~Vest, along the West right-of-vvay line af the ' Main C.A.P: canal, a distance of 1035.14 feet; ` P i Thence South 04 degcees 02 minutes 25 seconds Wes~, cantimring along the West rigl~t-of-way ~ i line of the Main C.A.P. canal 470.75 feet to the F,ast-Wes~t mid-section line of said Sectaon 10, 6 f sai.d point is atso being an i~e monument tine of Avra Valley Road; = ~ ; Thence South 89 degrees 23 minutes 56 secands West, alang the East-West mid-s~ection line of ~ said Section 10 and the monument line of said Avra Valley Road, a distance af 1202.97 feet to the TRUE FOINT OF BEGINNING. - Easement No. 2 An easement 20.00 feet in width situated within that p~rtion of the Nortla Ha1f of Section 10, _ Township 12 South, Range I 1 East of the GiIa and Salt River Base and Meridian, Piuna Gouniy, Arizona,10.04 feet on each side of the following described centerline; Commencing at the West Quarter c~rner of said Section 10, said poin~x being a brass cap in a hand hole at the monument line intersection of Avra Valley Road and Sandario Road; i Thence Nort~ 89 degrees 24 minutes 41 seconds Eas~, alozzg the East-West mid-section line of said Sectian 10, said line also being the monument lzne of Avra VaIley Road, a dista~r.ce of 3693.b6 feet to the TRUE POINT UF BEGINNIl~TG of said centerline; Thence North 00 degrees 35 mi~n~utes 12 seconds West, a distance of 473.07 feet to a point labeled #1; Thence North 12 degrees 37 minutes 57 seconds West, a distance of 121.10 feet to a point labeled #2; Thence North 26 degrees 24 minutes 35 seconds West, a clistance af 96.4U feet to a point Iabeled #3; Thence cantinuing North 26 degrees 24 minutes 35 seconds West, a distance of 7.44 f~t to a point labeled #4; ' Thence North 38 degrees 14 minutes 28 seconds West, a d'zstance of 87.68 feet to a paint labeled #5; Regular Council Meeting - February 17, 2009 - Page 13 of 98 4 ~ I - I ~ 1 i Thence North 44 degrees 53 minutes 27 seconds West, a distance of 736.78 feet to a point labeled #5; ~ " . Thence cuntin~ North 44 degrees 53 minutes 27 seconds West, a distance of 83~.14 feet to a ( paint label~d #7; " ; . i , Th.ence conti~ue North 44 degr~ 53 minutes 27 seconds West, a distance of 825.91 feet to a = point labeled #8; } Thence continue North 44 degrees 53 minutes 27 seconds West, a dastance of 24.OQ fset to a ~ point labeled #9, and the TERMINUS OF SAID CENTERLINE af easemen~ ! • ~ ~ Easement No. 3 ~ An easement 20A0 feet in width situated within that partion of the North Half of Section 10, { Township 12 Sou#h, Range 11 Ea.st of the Gila and Sait River Base and Meridian, Pima. County, ' # Arizana, 10.00 feet on each side of the follo~g described cen~erline; Cammencing at point labeled #3 in Easement #2, said point being fihe TRUE POINT OF ; BEGINNING of said cen#erline; ~ Thence North 63 minutes 35 xniwutes 24 seconds East, a distance af 56.00 feet to the TERMINLTS OF SATD CENTERLINE of easement. ~ Easement No. 4 An easement 40.00 feet in wid~h situa.teci within that portion af i~e North Half of Section 10, ; Township 12 Sou#h, Range ~11 East of the Gila and Salt River Base an.d Mez~cbian, Pima Coun~Ey, Arizana, 24.OU feet an each side of the foltowing described centerline; Comme~cing at paint labeled #3 in Easement #2, said paint being the TRLTE POINT OF BEGINNING of said centerline; Thence Sou#h 63 minutes 35 z~inutes 24 seconds West, a distance of 35.89 feet to the TERMINUS OF SAID CENTERI.TNE of easeinent. = Easement Na. 5 ~ An easement 20.U0 feet in width situated within that portion o£ the North Half of Sectian 10, Township 12 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizana, 14A4 feet an each side of the following described centerline; Commencing at po~int labeled #5 in Easement -#2, said point being the TRUE POINT OF BEGINNING of said centerline; T'hence North 45 minutes Q6 minutes 33 seconds East, a distance of 56.U0 feet to the Regular Council Meeting - February 17, 2009 - Page 14 of 98 5 ~ _ i ~ T'ERNIINUS OF SAID CENTERLIldE of easement. ~ ~ ~ Easement No. 6 j r An easement 20.00 feet in width situated wifhia that partion of ii~e North Ha1f of Section 10, j Township 12 Soutt?, Range 1~ East a~the Crila and Satt River Base and Meridian, Pima County, Arizorta,10.00 feet on each side of tl~e foltowung described c~nterline; Commencing at poin# labeled #7 iun Easemen# #2, said point being the TRUE POINT OF BEGIlVNING of said centerline; ~ Thence North 45 minutes {}6 minutes 33 secands East, a distance of 56A0 feet fio #he ~ TERMINUS pF SAID CENTERLINE of easement. ~ E Easement No. 7 ~ An easemen# 20.00 feet in width situated within that ortion of the North Half of Section 10 ~ P ~ z Tuwnship 12 Sou.th, R,ange 11 East af #he Crita and Sa[t River Bas~ and Meridian, Puna County, x Arizona,10.04 feet an each side of the following described centerIine; Co~nmencing at point labeled #8 in Easement #2, said point being the TRUE POINT OF BEGINNING of said centerline; Thence North 45 minutes 06 minutes 33 seconds East, a distance of 56.00 feet to the TERMINUS OF SAID CENTERLINE of ease~aent. Easement No. $ An easemerit 40.00 feet in width situated within #hat portion of the ATorth Half of Section i0, - Township I2 South, Range 11 East of 1~e Gila and Satt River Base and Mexi€dian, Pima County, Arizona, 20.00 feet on-each side of #he following described centerline; , Commencing at goint la6eled #b in Easement #2, said point being the TRUE POINT OF BEGINNIlVG of said centerline; Thence So~th 45 minutes 06 minutes 33 seconds West, a distance of 36.00 feet to ttie TERMINLTS OF SAII7 CENTERLINE of easement Easement No. 9 A,n easement 40.00 feet iux v?~idth situated withiri ti~at portion of the North Ha1f of Section 10, Towriship 12 Sonth, Range 11 East of the Gila and Sa.lt Rzvear Base azad Meridian, Pixna County, Arizona, 2QU0 feet on each side of the following described centerline; Commencing at point labeled. #7 in Easement #2, said point being the TRUE POINT OF - BEGINNING of said centerline; Regular Council Meeting - February 17, 2009 - Page 15 of 98 ~ . i i i . i I I Thence ~outh 45 minutes 06 minutes 33 secands West, a distance of 36.00 feet to the ~ TERMINUS QF SAID CENTERLINE of easement. ; ; . ; Fasement No.10 ~ An easement 40.04 feet in width situated within that portion of the North Haif of Section 10, E Townslup 12 Sauth, Range I 1 East of the Gila and Salt River Base and Meridian, Pima County, ~ Arizona, 2Q.00 feet on each side of the foilowing descxibed centerIine; ; t Commencing at point labeiett #8 in Easernent #2, said point being the TRUE PEaINT OF ' ; BEGINNING of said centerline; j ~ ~ ~ Thence South 45 minu.tes 46 minutes 33 seconds West, a dis#ance of 36.00 fe~t to the ; TERMINUS OF SAID CENTERLINE of easement. ; f ! ~ i { • 3 f ! ~ : ~ k Z Regular Council Meeting - February 17, 2009 - Page 16 of 98 ~ ~ . . i .i~ ~ ~ D • ~ ~ ' ~r1 TRICt~ Efectric Cooperatfve, Inc. . A Touchstone Energy~' Cooperative _ f December 10, 2008 Mr. Charles Mangurn, Airport Director Town of Marana/Marana. Regional Airport 1170Q W Avra Valley Road #91 Marana Arizona 85653 . Re: ~lectrical R~ght of Way Easement ~ Work Order Number: 403Q1 Map Location: Ci114 . Dear Mr. Mang~m; . ~ . Enclosed is an original and copy of an Easement that Trico requires from you before i ex€ending service to your properiy lc~cated at 1170!! W, Avra Vallev Raad, Marana ~ Arizona SSb53. The Easement must be signed by #he Town of Marana, in the presence of a Notary Public. ~ Once you have fully executed the Easement, please return the original to my attention at P.O. Box 930, Marana Arizona 85658. and reta.i.n the enclosed capy for yotur files. Trico will be resgonsible fQr recording the Easement. Please contact the uxadersigned if you have any questions regarding the Easemen~. Sincerely, . Trico Electric Coopera.tive, Inc. 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"~~~&'1w,~ i ~'~`:v.. r..~ . ~ ~ . G ~ ~ >,E! ~ $_„~T ~ ~ ` r _ :.w. . fi . e '~m'. ~ ' F, t ~ » ~ ~a~ r - ~ ~ g # ~y, 4* ; ~ ~r ~ r 9~ < M~i ~ ~ ~~,a R~ Q '~y:. .~~a c t. j r~' w a+ , . . ~ ~ _ . 4 ~ ~ u~ ' ~ o ~ x ~ . , , ~ ~ . : : ~ u . ~ ~ ~ > ~ ~ > _ _ , E - , _ e. 'w ~ _ e _ _ . ~ M~.x, . _ R ....we.....* 7 ~ N ~ ~ ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COiJNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item C 3 From: Jocelyn Bronson, MMC , Town Clerk Subject: Resolution No. 2009-20: Relating to Liquor Licenses; approval and recommendation to the State Liquor Board for a location transfer of a No. 9(Liquor Stare) liquor license submitted by Kim Kenneth Kwiatkowski on behalf of Circle K Stores, Inc. #3394, 3880 W. Tangerine Road, Marana, AZ 85658 Discussion: Kim Kenneth Kwiatkowski, on behalf of Circle K Stores, Inc. #3394 is applying for a location transfer of a No. 9(Liquor Store) liquor license for premises located at 3880 W. Tangerine Road. The State Department of Liquor Licenses & Control has completed a background investigation and has forwarded two copies of an application for a spirituous liquor license in accordance with the State of Arizona Guide to Arizona Liquor Laws. One copy of the application has been posted on the front of the proposed licensed premises for 20 days prior to this meeting. The Council, as the appropriate governing board, must hold a meeting and either approve, disapprove or offer a"no-recommendation" decision on the application. This action must take place within 60 days of the filing of the application. If the application is approved at the appropriate government level, and no written protests have been received by the Town, and if there is no objection by the Director, the application will be approved. This process normally takes 90 days after the filing of the application. If the governing body disapproves the application or offers a"no-recommendation" decision, or if protests have been filed, the application must be set for a hearing before the State Liquor Board. The hearing may be conducted by the board or by a designated hearing officer. The purpose of a hearing is to consider all evidence and testimony in faeor of or opposed to the granting of a license. The applicant for a new license bears the burden of demonstrating his or her "capability, qualifications and reliability" and that the granting of a license is in "the best interest of the community" except that, in a person-to-person transfer, an applicant need only prove his or her "capability, qualifications and reliability". An applicant in a location-to-location transfer need only prove that the granting of the license is in the "best interest of the community". The decision by the board to grant or deny an application will normally take place within 105 days after the application has been filed, unless the director deems it necessary to extend the time period. A.R.S. 4- 201, 4-201.01, 4-203; Rule R-4-15-102. A copy of the application is on file with the Town Clerk and is not contained with these materials. Regular Council Meeting - February 17, 2009 - Page 23 of 98 ATTACHMENTS: 1lTan~e: Descriptian: Type: ? A.pproval_Reso_..C...ircle K.doc Approval Resolution Resolutian ~ Disappr..o..val Reso _Circl..e. K.doc Disapproval Resolution Rasalution Staff Recommendation: Staff recommends approval and recommendation to the state liquor board for this liquor license. Suggested Motion: I move to approve Resolution No. 2009-20. or I move to disapprove Resolution No. 2009-20. Regular Council Meeting - February 17, 2009 - Page 24 of 98 MARANA RESOLUTION NO. 2009-20 RELATING TO LIQUOR LICENSES; APPROVAL AND RECOMMENDATION TO THE STATE LIQUOR BOARD FOR A LOCATION TRANSFER OF A NO. 9 (LIQUOR STORE) LIQUOR LICENSE SUBMITTED BY KIM KENNETH KWIATKOWSKI ON BEHALF OF CIRCLE K STORES, INC. #3394, LOCATED AT 3880 W. TANGERINE ROAD WHEREAS, pursuant to A.R.S. Section 4-201, the Town Council of the Town of Marana is empowered to recommend approval or disapproval of a liquor license request to the Arizona Department of Liquor Licenses and Control; and WHEREAS, Kim Kenneth Kwiatkowski has applied for a location transfer of a No. 9(Liquor Store) liquor license on behalf of Circle K Stores, Inc. #3394, for premises located at 3880 W. Tangerine Road; and WHEREAS, Town staff filed one copy of the application in the office of the Town Clerk, and posted the other on the front of the premises at 3880 W. Tangerine Road for 20 days along with a statement requiring any bona fide resident residing, owning, or leasing property within a one mile radius in favor of or opposed to such issuance of the license to file written arguments in favor of or opposed to such issuance with the Town Clerk; and WHEREAS, the Town Council considered all statements filed by the applicant and any bona fide resident at a public meeting on February 17, 2009, and has determined that it is in the best interests of the Town and its citizens that the application for a location transfer of a No. 9(Liquor Store) liquor license for Circle K Stores, Inc. #3394, filed by Kim Kenneth Kwiatkowski for premises located at 3880 W. Tangerine Road be approved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that the Town recommends approval of the application for a location transfer of a No. 9(Liquor Store) liquor license for Circle K Stores, Inc. #3394, filed by Kim Kenneth Kwiatkowski for premises located at 3880 W. Tangerine Road be approved. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 25 of 98 MARANA RESOLUTION NO. 2009-20 RELATING TO LIQUOR LICENSES; RECOMMENDATION OF DISAPPROVAL TO THE STATE LIQUOR BOARD FOR A LOCATION TRANSFER OF A NO. 9 (LIQUOR STORE) LIQUOR LICENSE SUBMITTED BY KIM KENNETH KWIATKOWSKI ON BEHALF OF CIRCLE K STORES, INC. ;#3394, LOCATED AT 3880 W. TANGERINE ROAD WHEREAS, pursuant to A.R.S. Section 4-201, the Town Council of the Town of Marana is empowered to recommend approval or disapproval of a liquor license request to the Arizona Department of Liquor Licenses and Control; and WHEREAS, Kim Kenneth Kwiatkowski has applied for a location transfer of a No. 9(Liquar Store) liquor license on behalf of Circle K Stores, Inc. #3394, for premises located at 3880 W. Tangerine Road; and WHEREAS, Town staff filed one copy of the application in the office of the Town Clerk, and posted the other on the front of the premises at 3880 W. Tangerine Road for 20 days along with a statement requiring any bona fide resident residing, owning, or leasing property within a one mile radius in favor of or opposed to such issuance of the license to file written arguments in favor of or opposed to such issuance with the Town Clerk; and WHEREAS, the Town Council considered all statements filed by the applicant and any bona fide resident at a public meeting on February 17, 2009, and has determined that it is in the best interests of the Town and its citizens that the application for a location transfer of a No. 9(Liquor Store) liquor license for Circle K Stores, Inc. #3394, filed by Kim Kenneth Kwiatkowski for premises located at 3880 W. Tangerine Road be disapproved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that the Town recommends disapproval of the application for a location transfer of a No. 9(Liquor Store) liquor license for Circle K Stores, Inc. #3394, filed by Kim Kenneth Kwiatkowski for premises located at 3880 W. Tangerine Road. . PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 26 of 98 _~r-~~~~ ~ ~~1~A~~A~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COLJNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item C 4 From: Jocelyn Bronson, MMC , Town Clerk Subject: Resolution No. 2009-21: Relating to Liquor Licenses; approval and recommendation to the State Liquor Board for a new No. 9(Liquor Store) liquor license submitted by Jason Barclay Morris on behalf of CVS Pharmacy # 08420, 7740 N. Cortaro Road, Tucson, AZ 85743 Discussion: Jason Barclay Morris, on behalf of CVS Pharmacy # 08420 is applying for a new No. 9(Liquor Store) liquor license for premises located at 7740 N. Cortaro Road. The State Department of Liquor Licenses & Control has completed a background investigation and has forwarded two copies of an application for a spirituous liquor license in accordance with the State of Arizona Guide to Arizona Liquor Laws. One copy of the application has been posted on the front of the proposed licensed premises for 20 days prior to this meeting. The Council, as the appropriate governing board, must hold a meeting and either approve, disapprove or offer a"no-recommendation" decision on the application. This action must take place within 60 days of the filing of the application. If the application is approved at the appropriate government level, and no written protests have been received by the Town, and if there is no objection by the Director, the application will be approved. This process normally takes 90 days after the filing of the application. If the governing body disapproves the application or offers a"no-recommendation" decision, or if protests have been filed, the application must be set for a hearing before the State Liquor Board. The hearing may be conducted by the board or by a designated hearing officer. The purpose of a hearing is to consider all evidence and testimony in favor of or opposed to the granting of a license. The applicant for a new license bears the burden of demonstrating his or her "capability, qualifications and reliability" and that the granting of a license is in "the best interest of the community" except that, in a person-to-person transfer, an applicant need only prove his or her "capability, qualifications and reliability". An applicant in a location-to-location transfer need only prove that the granting of the license is in the "best interest of the community". The decision by the board to grant or deny an application will normally take place within 105 days after the application has been filed, unless the director deems it necessary to extend the time period. A.R.S. 4- 201, 4-201.01, 4-203; Rule R-4-15-102. A copy of the application is on file with the Town Clerk and is not contained with these materials. ATTACHMENTS: Regular Council Meeting - February 17, 2009 - Page 27 of 98 Nan~e: Deseri~tian: Type: ? A.pproval_Reso CV.S.._d...o..c ApprQVal Resolution Resolution ? Disapprova( Reso_CVS.doc Disapproval Resolutian Resalution Staff Recommendation: Staff recommends approval and recommendation to the state liquor board for this liquor license. Suggested Motion: I move to approve Resolution No. 2009-21. or I move to disapprove Resolution No. 2009-21. Regular Council Meeting - February 17, 2009 - Page 28 of 98 MARANA RESOLUTION NO. 2009-21 RELATING TO LIQUOR LICENSES; APPROVAL AND RECOMMENDATION TO THE STATE LIQUOR BOARD FOR A NEW NO. 9(LIQUOR STORE) LIQUOR LICENSE SUBMITTED BY JASON BARCLAY MORRIS ON BEHALF OF CVS PHARMACY #08420, LOCATED AT 7740 N. CORTARO ROAD WHEREAS, pursuant to A.R.S. Section 4-201, the Town Council of the Town of Marana is empowered to recommend approval or disapproval of a liquor license request to the Arizona Department of Liquor Licenses and Control; and ~ WHEREAS, Jason Barclay Morris has applied for a new No. 9(Liquor Store) liquor license on behalf of CVS Pharmacy #08420, for premises located at 7740 N. Cortaro Road; and WHEREAS, Town staff filed one copy of the application in the office of the Town Clerk, and posted the other on the front of the premises at 7740 N. Cortaro Road for 20 days along with a statement requiring any bona fide resident residing, owning, or leasing property within a one mile radius in favor of or opposed to such issuance of the license to file written arguments in favor of or opposed to such issuance with the Town Clerk; and WHEREAS, the Town Council considered all statements filed by the applicant and any bona fide resident at a public meeting on February 17, 2009, and has determined that it is in the best interests of the Town and its citizens that the application for a new No. 9(Liquor Store) liquor license for CV5 Pharmacy #08420, filed by Jason Barclay Morris for premises located at 7440 N. Cortaro Road be approved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that the Town recommends approval of the application for a new No. 9(Liquor Store) liquor license for CVS Pharmacy #08420, filed by Jason Barclay Morris for premises located at 7440 N. Cortaro Road be approved. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17'~ day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 29 of 98 MARANA RESOLUTION NO. 2009-21 RELATING TO LIQUOR LICENSES; RECOMMENDATION OF DISAPPROVAL TO THE STATE LIQUOR BOARD FOR A NEW NO. 9(LIQUOR STORE) LIQUOR LICENSE SUBMITTED BY JASON BARCLAY MORRIS ON BEHALF OF CVS PHARMACY #08420, LOCATED AT 7440 N. CORTARO ROAD WHEREAS, pursuant to A.R.S. Section 4-201, the Town Council of the Town of Marana is empowered to recommend approval or disapproval of a liquor license request to the Arizona Department of Liquor Licenses and Control; and WHEREAS, Jason Barclay Morris has applied for a new No. 9(Liquor Store) liquor license on behalf of CVS Pharmacy #08420, for premises located at 7440 N. Cortaro Road; and WHEREAS, Town staff filed one copy of the application in the office of the Town Clerk, and posted the other on the front of the premises at 7440 N. Cortaro Road for 20 days along with a statement requiring any bona fide resident residing, owning, or leasing property within a one mile radius in favor of or opposed to such issuance of the license to file written arguments in favor of or opposed to such issuance with the Town Clerk; and WHEREAS, the Town Council considered all statements filed by the applicant and any bona fide resident at a public meeting on February 17, 2009, and has determined that it is in the best interests of the Town and its citizens that the application for a new No. 9(Liquor Store) liquor license for CVS Pharmacy #08420, filed by Jason Barclay Morris for premises located at 7440 N. Cortaro Road be disapproved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that the Town recommends disapproval of the application for a new No. 9(Liquor Store) liquor license for CVS Pharmacy #08420, filed by Jason Barclay Morris for premises located at 7440 N. Cortaro Road. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 30 of 98 ~r ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COLTNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item C 5 From: Subject: Minutes of the January 27, 2009 special council meeting and February 3, 2009 regular ~ ~ ~ council meeting ~ ~ Discussion: ATTACHMENTS: Name: Descri~tion: Type: 0 01 27 09.Special_Draft. Minutes.p..df ~~-2~-20Q9 Special Minutes Backup Material ? 02-0_3-_09 D__raft_Minutes,~df 02-~,3-20Q9 Regular Nlinutes Backup Material Staff Recommendation: Suggested Motion: Regular Council Meeting - February 17, 2009 - Page 31 of 98 SPECIAL COUNCIL MEETING MINUTES 11555 W. Civic Center Drive, Marana, Arizona 85653 Council Chambers, January 27, 2009, at or after 6r00 PM ~ t;'» Ed Honea, Mayor Herb Kai, Vice Mayor ° ~ ~ - Russell Clanagan, Council Member Patti Comerford, Counc' ber = Carol McGorray, Co~~il Member ~ Jon Post, Co embe ` Roxanne Ziegler, Co Me ~ ~ SPECIAL MEET ~3 CALL TO ORDER AND ROLL CALL ~ N Vice Mayor Kai and Council Members ~Clanagart'and Pos~were excused. Council Member Post arrived o dais at 6:02 p.rn: A quor~,m was present. Y~~ - PLEDGE OF AL ANC OCATIQN/MOMENT OF SILENCE ~ ~ , ~ APPROVAL OF AGE ' z Motion by Council Membe ~ Gorra nd by Council Member Ziegler. Motion passed ~ ~h • CALL TO THE PUBLIC ` David Morales commented on the number of sitting Council members. He read from a previous council agenda (January 20, 2009) regarding consent language. His concern was about moving items from consent to action and vice versa and whether this would cause the Council to become sloppy. PRESENTATIONS P 1: Presentation: Relating to Utilities Department; Water rate increase presentation Council Member Post inquired as to how this meeting was noticed. He felt that because of the discussion, more members of the public should have been in attendance. Mr. Davidson responded that the meeting had been noticed in the usual manner. Regular Council Meeting - February 17, 2009 - Page 32 of 98 Barbara Johnson presented, starting with a historical perspective from the time the Town began providing water in 1990 through the current time. Next she discussed why transition to a self-sufficient water utility enterprise is necessary, focusing on best practices and financial transparency. Ms. Johnson then discussed costs which are part of having a self-sufficient water utility enterprise, including debt payment and maintaining a debt coverage ratio. Other components are master planning, CIP planning and the annual evaluation of the utility's financial health. Next was the importance of debt coverage, referring to Standaxd and Poor's criteria to achieve an adequate rating. Rating firms also look at the town's economic situation, financial data, rate setting data, operational characteristics, who's running the business - management, legal and policy teams. Dorothy O'Brien then discussed the current financial status., ~tarting with current revenues and anticipated expenditures. She then talked ab~aut as~umptions and potential variables included within the rate model as to demand over the nex# ~~ve years, CIP, .J ,i(i ~ finalization of the dissolution of CMID IGA, impac ~reclosures, ~c~nomic fluctuations, and partnerships as well as unantici ed costs. Ms. O'Bri~n then presented four different options: the recommended adj ` t; no r' e adjustment, de~~.~ a rate adjustment to January 2010, and no acquisition o itio counts. Ms. ~~Brien is recommending Option A- adoption of an increase n Fe ruary to take effect in March 2009 and then another 4% increase in January ' This option gets the utility where it needs to be. Ms. O'Brien tlie~ referred to a doc ' t entitled Water Inftastructure Finance Authority of Ariz~n° `~'~;t~~?2ing that it w' < mon for increases in rates. She presented a comparison of surroundiiig p~roXiders conomies of scale show that lesser populations have a tendency to have high~r r~tes.than do larger communities. Average water use for sidents is a~bc~ut 7,000 gallons. The base rate for Marana includes 1,000 gallo hich t the case with other utilities. ~ Ms. O'Brien then pres t~ ed rate p~an. Commercial rates will be a little ~ ~ higher. She ' usse t wil ~ ithout a rate increase and the effect of delayin e m until~ 2010 x~ Most likely, Council will have to come back in Jan of 2010 to men % rate increase. Without acquisition now, it will req~ r % increase irn #~10 an e'll still be in the red. Dan Jackson and Dorothy O'Brien - nded to a q ` ion om Mayor Honea about this. Mr. Jackson noted that the chart sho ry; ou will n additional rate adjustments to make up the difference. The more customerx have more you can spread the costs and then you need fewer adjustments. He °oted how the utility is supported by the general fund and is not entirely an enterpnse~ ' d. The proposal is to move the utility fund to something entirely self-sufficient so there is no additional burden on the taxpayers. The Mayor noted that if there is a 16% rate increase, Marana will have the highest water rates in southern Arizona The average water utility is raising its rate at least 5-6% per year. Marana's ratepayers have benefited from good management for a long time, but escalating economics are causing new pressures - inflation, cost increases and workers compensation. As a utility consultant, he knows that every utility in the state has raised, is in the process or is going to raise its rates. Regular Council Meeting - February 17, 2009 - Page 33 of 98 Brad DeSpain spoke regarding the necessity of providing water to customers and to get current with the water rates for the past 12 years. To put this on an enterprise system will require a 16% increase in addition to the 8% to put it on its feet. There has been no rate increase since 2006. Erik Montague spoke to the actual cost of doing business currently. He referred to the slide "What happens without a rate adjustment?" In 2009 even with a proposed no increase there's a required coverage margin of $180,000 - a general fund subsidy. Within the rate model it is anticipated in 2010 that the enterprise utility would be moving toward self-sufficiency. This speaks to the value of the subsidy. T~ie value of that contribution to the general fund is over $200,000. a Dorothy O'Brien then spoke about the base rates for the ~~noi~s scenarios. She also referred to a matrix of the benefits of Scenario A. If all as~~umption~~.~are accurate, the cost of service will move at the same rate as revenues. - Ms. O'Brien and Mr.1VIontague then continued to present the benefits o~an ~n~erprise fund and answered questions from the Council. Mr. Montague reiterated the~burden on the general fund to continue without an enterprise utility and how an enterprise fund would free up legal capacity. From a;management and budget position an enterprise system is a benefit to the town. , ~ , Barbara Johnson then concluded the pr~~,entaricin.~th a summary of the WIFA Survey, what rate adjustments provide, providing fa;r the reqi.i~red;c~pverage margin for borrowing capacity, and the acquisition of new accoun~ which will'result in economies of scale that benefit ratepayers. ' » , She then presented a rate adjustrnent commumcation plan which Deb Thalasitis and Rodney Ca ve been working on. Mr. Campbell presented the preliminary comm ' ion p~~,ich includes key messages for the public depending on which scena~~ the council c'° es. There will be opportunities to put the message out to the cor~rri~ and inform r~ ;ayers on how they can get more information. Paper media, HOA ne rs, and the " website are vehicles for this information. More effort will be put t informa ~n booths at town events such as Founder's Day, Chamber meetings and o~'"` vents " here the infortnation can be disseminated to large groups. Council Member Zi er noted that as a liaison for the Utilities CAC a letter will be coming forward to support Option A. She expressed her support for the plan, noting that a rate increase is needed and she also alluded to the professional experience of the team who presented the information on a rate increase. Mayor Honea noted that communication fell short in getting the message out to the public for this meeting. He questioned what the water impact fees are compared to other jurisdictions. Ms. Johnson will get that to Council by January 28. Although he agreed that an enterprise system is necessary, he expressed concern about getting to the Regular Council Meeting - February 17, 2009 - Page 34 of 98 enterprise system in one step. Could this be done over time? He expressed his concern about adding another cost to citizens given the current economic climate. Ms. Johnson responded that staff will back whatever the Mayor and Council wants 100%. It would be good if we could phase it, but it is necessary to look at aging infrastructure, and as the economy and growth comes back where will we be positioned if phasing takes place. She noted that there are many variables that still need to be planned for that we don't know about yet. Council Member Post asked that everyone pay attention to rates. Adjusting rates all along may have prevented us from getting to this point - even it ~a[s one or two percent all along. Ms. Johnson noted that when the town was small it ~vas different and it made good sense not to raise rates, but the visible growth has chariged that and the town hasn't kept pace. Council Member Comerford commented with ard to an increase iri ~Iarch of an average bill of $2 per month and then for eve after at a little over ~.1'Is. Johnson noted that the average user uses about allo~ ~ In CouncillVl~~nber Comerford's opinion, a couple of dollars a month d ~ m a~~ot of sacrifice compaxed to what it will mean to them a few years down the roa . Johnson stated that it will benefit them as well to have the utility ~un~tioning in this er. 1 !i~ W~~ z Council Member McGorray what is th~°lifespan ~i~~.syste~~' Ms. Johnson answered that a system can be 40 years old without a fail~rr'e witl~ ~trz~per maintenance. Bond counsel considers 25 y, ut as long as ~hey consi~der a lifecycle. ~ Council Membe enco 'r'` ged the decision to implement this increase; it's time to step up and take care is,~~ : y ing so i~Ea~ ~disservice to the citizens. Again, she is supporting the conversion ~ irue~~ r~` ~~und. ~g.~~~ w-~~ Mr. Davidson recognized and t~, ~he team for all the work they have done in putting the presentation together a~~ anaging the complexities of a water utility. There could be additional analysis for ot er options, but for all the issues currently, these analyses are the best at this time. He reiterated his understanding that this is the people's utility. The decisions of Council at the public hearing presumes moving to a self- sufficient system. He further talked about re-noticing the hearing from February 20 to February 24. This could be an item for next week's agenda. Council Member Post would like to look at lowering the commercial rate to see if that would attract businesses to Marana. Mr. DeSpain addressed that concept and stated that commercial through their fire requirements require 2.5 times the flow that most homes do, so the amount of flow justifies the additional cost. They (commercial) also use more water. Marana's commercial rates are considerably lower than the City of Tucson. Mr. DeSpain can provide the exact numbers. Regular Council Meeting - February 17, 2009 - Page 35 of 98 Mr. Davidson stated that other incentives can be explored for bringing economic development to the town that wouldn't impact the operations of the utility company. He referred to the strategic plan process to bring jobs to the community. Ms. Johnson noted that one of the benefits of this type of system is that it does enable us to be shovel-ready. Right now we're reactive and ask developers to develop as they come in. Council Member McGorray noted that having worked with the school district on their budget, once there is a determination on rates is made she would like to see a consistent rate of increase so that there isn't a shock. The school district has a certain rate schedule that they stay within and that helped people not to get upset. Council Member Comerford asked to discuss changing th~ ~a.te. Mr. Davidson suggested that this should come forward during the Future ~gen~ section of the agenda. ; ~ , ~ ~ ANNOUNCEMENTS/UPDATES PROCLAMATIONS ~m MAYOR AND COUNCIL REPORTS: SUMM Ci~7RRENT EVENTS The Mayor commented that Council Member Clanag t for hand surgery and they found some heart irregularities. Coun~l~ l~?Iember Come' d reported on the girl injured last year near the high school at~~rii~et~ h~r, first colle ~y s this week. MANAGER'S REPORT: SUMMARY ~QF CITRREI'~'~~'~~ENTS Mr. Davidson stated that the Council Executive Report f~r the last two weeks is being submitted with the packet. TOWN REPORTS ~ ERAL ORDER OF BUSINESS CONS 4 ~~AGENDA Motion by"~ ~~tncil Memb ~ ost, seconded by Council Member McGorray. Motion ~ passed C 1: Resolution -09: Relating to Administration; authorizing emergency procurement for ma~,~arials and services necessary to encase the Marana Utilities Departrnent waterline within the Union Pacific Railroad right-of-way southwest of the 13900 block of Adonis Road; ratifying procedures and budgetary limitations for this emergency procurement; and declaring an emergency COUNCIL ACTION BOARDS, COMMISSIONS AND COMMITTEES ITEMS FOR DISCUSSION/POSSIBLE ACTION Regular Council Meeting - February 17, 2009 - Page 36 of 98 EXECUTIVE SESSIONS E 1: Executive Session pursuant to A.R.S. §38-431.03 (A)(3), Council may ask far discussion or consultation for legal advice with the Town Attorney concerning any matter listed on this agenda. FUTURE AGENDA ITEMS Mr. Mayor stated that with the concurrence of the Council, the matter for re-setting the water rates would be placed on next week's agenda. ADJOURNMENT ' Motion by Council Member McGorray, second by Couneil M~mber Post Motion passed , . . ~ <<~,, CERTIFICATION I hereby certify that the foregoing are the true and correct minutes of the 1~a~;na`Town Council meeting held on January 27, 2009. I further certify that a quorum was present. Jocelyn C. Bronson, Town Clerk : . 1, . - . , : ~ Regular Council Meeting - February 17, 2009 - Page 37 of 98 ~,~I~"' . REGULAR COUNCIL MEETING MINUTES 11555 W. Civic Center Drive, Marana, Arizona 85653 Council Chambers, February 3, 2009, at or after 7.00 PM Ed Honea, Mayor .~..;74,.:~:i Herb Kai, Vice Mayor : ' Russell Clanagan, Council Member Patti Comerford, Council Member Carol McGorray, Council Member Jon Post, Council Member Roxanne Ziegler, Council Member ° A digital recording of this meeting is available from the Town Clerk's Office. REGiJL;~1R ~I'E~TING CALL TO ORDER AND ROLL CALL All Council Members were presen~ " PLEDGE OF ALLEGIANCE/INVOCATION%MOMENT OF SILENCE n~~ APPRO ~~~~~NDA ~,;v~ Mot~o Council ' er Clanagan to move A 4, S, and 6 before A 2 and 3. ~ .a Sec~` °~y Councilll~° F~° er Pos~ Passed unanimously. CALL TO PUBLI David Morales e abo eadership and the economic uncertainty of the times. He specified four po1~ ~ `where the town could save money. PRESENTATION~ P 1: Presentation: Relating to the Town's financial statements for fiscal year ended June 30, 2008 . Presentation by Erik Montague with the details and results of the analysis highlighting major funds, starting with general fund results. The presentation is made part of the official record. ANNOUNCEMENTS/UPDATES PROCLAMATIONS MAYOR AND COUNCIL REPORTS: SUMMARY OF CURRENT EVENTS Regular Council Meeting - February 17, 2009 - Page 38 of 98 Mayor Honea reported on Media Day at the Ritz-Carlton that he and Mr. Davidson attended in preparation for the PGA Accenture Match Play. MANAGER'S REPORT: SUMMARY OF CURRENT EVENTS Mr. Davidson reported that the Council Executive Report, a compilation of projects and their status has been submitted for the record. Ms. Thalasitis reported on the Itty Bitty Open golf for youth sponsored by the Parks & Recreation department on February 7. GENERAL ORDER OF BUSINESS CONSENT AGENDA Motion by Council Member Clanagan, second by Council Merr~,ber'~YlcGorray. Mr. Cassidy gave a brief explanation of the reason for a roll ~a~~, for required by the emergency clause in some of the items. Roll Call vote due to t~e~"~mergency clauses contained in the consent agenda. All Council Members v~~ing "a,~~:,,",,,Unanimously approvec~ ,~ll I1P il»`T.4~, . ~ C 1: Resolution No. 2009-10: Relating to th z et and nancial plan, a~~a~oval of fiscal year 2008-2009 budget reallocations; aiid `~r'ing ergency ~ C 2: Resolution No. 2009-11: Relating to Personnel; " ving and authorizing an amendment to the classified salary sch~du~e,nfor FY 2008- adopted by the Town Council on August 12, 2008; and declar~g a~,~ergency , , ~ ~,a~,« , C 3: Resolution No. 2009-12: Relating to D~~~e~~opiri~~t~',~pproving and authorizing a final plat for Old West Village ~ C 4: Resolution 9-13: ~ r~lating to Cotnamunity Development; granting $24,000 in Discretionary Fundin ' th Wester~' Heritage Committee, Inc. an Arizona 501(c)(3) non-profit organ n o uth activities at the Marana Heritage Arena ` C 5: Minutes of the January 20, 2 regular council meeting and the January 20, 2009 special council meeting COUNCIL ACTION A 1: PUBLIC HEARING: Ordinance No. 2008.26: Relating to Development; approving and authorizing a rezoning for Marana Mercantile. Presented by Mr. Kish who requested a continuance on behalf of the applicant to Apri17, 2009 meeting The Mayor opened the Public Hearing. There were no speakers, and the hearing was closed. Motion of Council Member Ziegler, second by Vice Mayor Kai. Unanimously approved Items A 2 and A3 were taken together for the purpose of receiving public comment. Each speaker was given three minutes to address the Council on the issue(s). Frank Cassidy and Tom Ellis presented this item to Council. Thirty-three members of the Regular Council Meeting - February 17, 2009 - Page 39 of 98 public addressed Council regarding their positions on these items, ranging from opposition to or support for the proposed abandonment of the easement and/or right-of- way (e.g. keeping public access). Among the concerns raised by the public are whether Council is the proper body to decide whether the road and easement in question is public or private. Mr. Cassidy addressed Council stating that it was his opinion that the easement was public, which is why he recommended bringing this before Council for their consideration. Mr. Cassidy reported to the Council that the minute entry from Judge Davis, who has heard the dispute between Saguaro Ranch and the neighbors, indicated that disposition of a public easement is subject to legislative action (e.g. the Town Council's action). It was noted by several Council Members that the Saguaro Ranch development had been the subject of discussions for six ye~,rs .and that it was time for both sides to come to an agreement. After the speakers w~ heard, a motion was made for each item to be continued so that staff could hav~ ~.n ~i~portunity to review the comments from the public and do additional research. ' ~ ~;1~~, , A 2: PUBLIC HEARING: Resolution No. 2009-14: Relating to Re'a'~~ ~state; vacating and abandoning any rights granted to the public by the easement recordecl i~.I)pcket 11280, Page 262, Pima County Recorder's office, including any previously-r~ecorded versions and as it may have been amended, located within the town limits of the Town of Marana; and declaring an emergency Motion by Council Member McGorra,y; second by Council Member Post to direct staff to research the comments and report any fr'n~~,~s to the Town Council at a future < »~y; meeting. Unanimously approved. . ~ ~ . 1° ~ ~ , A 3: PUBLIC HEARING: Resolution No: 2009-15: l~~lating to Real Estate; Vacating that portion of Thornydale Road right-of-way.'located north of the Saguaro Ranch roundabout within the town limits of Marana, ~~tnd~tionally authorizing the Town Engineer to execute deeds of abandonment; and~ ~eclaring an emergency Motion by ~,~Iember Comerford, second by Vice Mayor Kai to direct staff to researcl~ e co ~ nd report any findings to the Town Council at a future meeti Unanimou roved. . A 4: Or ce No. 200~. Relating to Offenses; amending Title 11 of the Marana Town Code hibit the ~ t of leaving a child under the age of ten unattended in a motor vehicle; Ch er 11-8; renumbering existing Chapters 11-8 and 11-9; and designating an ef te. Presented by Jane Fairall, noting one change in the ordinance that was di~ussed previously during a presentation - an effective date of March 5 rather than ~Vlarch 3, 2009 Motion by Council Member McGorray, second by Council Member Pos~ Unanimously approved Kati Carbonneau addressed Council after the vote was taken, expressing her opposition to various parts of the ordinance. The Mayor inadvertently included her speaker card with those for items A2 and A3, and did not call her name before the item was taken up for consideration. Regular Council Meeting - February 17, 2009 - Page 40 of 98 A 5: Resolution No. 2009-16: Relating to Strategic Planning; approving and authorizing the Town Manager to implement the Town of Marana Strategic Plan; and declaring an emergency Presented by Mr. Davidson. Motion by Council Member Clanagan, second by Council Member Ziegler. Roll Call vote: all members voting `aye.' Unanimously approved A 6: Resolution No. 2009-17: Relating to Utilities; revising Resolution No. 2009-08 by rescheduling the water rates public hearing for February 24, 2009 at 7:00 p.m. Mr. Cassidy presented this item noting that this item moves the public hearing to a regular meeting time and date and recommends Council authorizing. The.rates would still be effective before April if the Council proceeds on the new date Motion by Council Member Ziegler, second by Council Me»~$er McGorray. Unanimously approvec~ ~ . ~ BOARDS, COMMISSIONS AND COMNIITTEES ITEMS FOR DISCUSSION/POSSIBLE ACTION "'r"'' D l: Legislative Issues: Discussion/Direction/Action regarding all pending ~ills before the Legislature EXECUTIVE SESSIONS E 1: Executive Session pursuant to A.R.St §38 ~~,1:03 ~A)(3), Council may ask for discussion or consultation for legal advice` ~ith the Tov~t A#~orney concerning any matter listed on this agenda. E 2: Executive Session pursuant to A.R.S. § 38-431.03(A)(3),(4) and (7), discussion or consultation for legal advice with the Town's attorneys and discussion and to consider its position and instruct the Town Manager and staff concerning (1) the lawsuit entitled Town of Marana v. Pima County/Pima County v. Marana (consolidated), Maricopa County Superior Court No. CV2008-001131, (2) pending legal issues, settlement discussions and contract negotiations relating to the transition of Marana wastewater collection and treatment to the Town of Marana. FUTURE AGENDA ITEMS ADJOURNMENT Motion by Council Member Post, second by Council Member McGorray. Unanimously approved CERTIFICATION I hereby certify that the foregoing are the true and correct minutes of the Marana Town Council meeting held on February 3, 2009. I further certify that a quorum was present. Jocelyn C. Bronson, Town Clerk Regular Council Meeting - February 17, 2009 - Page 41 of 98 f ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COLTNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item A 1 From: Kevin Kish, AICP , Planning Director Subject: PUBLIC HEARING: Ordinance No. 2009.02: Relating to Development; approving and authorizing a rezoning to create the Mandarina Specific Plan Discussion: Summary of A~lication MSP Companies is requesting approval to rezone approximately 342 acres of land to develop a master planned community of mixed land uses that integrates street front retail, services, entertainment, hospitality, office, upper floor residential as well as a variety of single and multi-family residential uses. The property is generally located east of Interstate 10 and north of Tangerine Road. Approval of this rezoning would change the subject area to "F" Specific Plan and adopt the Mandarina Specific Plan. The Mandarina Specific Plan is located within the Single Central Business District (CBD). Rezoning Request The project consists of three parcels totaling 342 acres. The Specific Plan would create a mixed use development that includes a range of retail, commercial, and residential uses. The development is planned to be relatively dense with a pedestrian orientation. Approval of this proposed rezoning would rezone the subject area from "E" (Transportation Corridor), "C" (Large Lot) and "AG" (Agricultural) to "F" (Specific Plan) to create the Mandarina Specific Plan. The purpose of "F" zoning is to provide functionality and creativity in site planning and design that the developer cannot achieve with conventional zoning. General Plan The Town of Marana General Plan designates the subject area as Commercial (C) and Medium Density Residential (MDR). The Commercial designation includes commercial uses that range from neighborhood to regional scale commerce. Commercial may also include residential uses within a regional mixed use development. MDR is characterized by detached and attached single-family dwelling units as well as other various types of multi-family housing. Various commercial services are appropriate based on compatibility. The proposed rezoning is located within a designated growth area and its mix of commercial and residential uses and densities fully supports General Plan goals and policies for diverse land uses, efficient use of infrastructure and public services, environmental quality and recreation. A minor change to the General Plan is also part of this request and will change the project land use designation from Commercial and Medium Density Residential to Master Planning Area. Staff finds that the Mandarina Specific Plan meets both the goals and intent of the General Plan and the Master Planning land use designation of the adopted Marana General Plan. Land Use Four planning areas are proposed for the Mandarina Specific Plan: Mandarina Transportation Corridor (MTC) (157.8 acres), Mandarina Village Center (MVC) (57.2 acres), Mandarina Corridor (MC) (33.4 acres) and Tortolita Corridor (TC) (52.4 acres). This project will also add 41.4 acres of new right-of- Regular Council Meeting - February 17, 2009 - Page 42 of 98 way. These areas will integrate a mix of land uses on 342 acres with a maximum of 2500 residential units. Building mass and building intensity is highest adjacent to Interstate 10, transitioning to progressively lower intensities as the development extends north and northeast. The four planning areas defined in the Mandarina Specific Plan provide a framework for a diverse project capable of maYimizing the development potentiaL In the Mandarina Transportation Corridor, large scale, vertical building development is envisioned for the core of the project strategically located along the I-10 to take advantage of the freeway as well as the proposed inter-city rail connection. Multi-story buildings with retail shops, restaurants and commercial services at the street level and offices or residences above will be located at the Tangerine Road and Adonis Road intersection in the Mandarina Village Corridor. These streets will be characterized by wide sidewalks with retail/commercial buildings built at the sidewalk edge. Street level retail and upper level office or residential uses will bring the shop/work/play environment to this area. This planning area forms the central core of the project ands acts as a gateway to the east. The Mandarina Corridor will support and take advantage of the Mandarina Transportation Corridor greater land use intensity with the frontage along Adonis Road and act as a transition zone for the Tortolita Corridor which is positioned for easy access to recreation opportunities and dramatic views. Multi-family and single family attached housing will be allowed in all of the planning areas. In order to achieve the intensities planned, single family detached housing with a minimum lot size of 3500 square feet will be in all of the planning areas except the Mandarina Transportation Corridor. High percentage lot coverage and tall building height allowance will ensure residential opportunities for a wide range of lifestyles. Pedestrian oriented circulation patterns will be an important aspect of every development in this project. Pedestrian connections are largely in the form of sidewalks, paseos and trails that will provide convenient access to all areas of the project. Plazas and public open spaces are envisioned among the commercial and restaurant uses at street-level to encourage extended pedestrian activity and community gatherings in Mandarina. Traftic Circulation The developer is proposing a new road alignment for Tangerine Road in conjunction with the new, proposed Tangerine Road/I-10 interchange. Tangerine Road will bisect the development east to west and provide internal access to the project from the freeway including a grade separated crossing of the adjacent railroad tracks. This will serve as the primary entrance into the project. Adonis Road is also proposed to serve the project. The new road will help form an important intersection with Tangerine Road while servicing the project parallel to Interstate 10. Eventually, new additional road segments will be built outside of the project boundaries and will establish Adonis Road as an important arterial road in Marana. Internal access roads will branch off from the new proposed Tangerine Road as well as Adonis Road to serve the development. Location of these access points and the internal circulation pattern will separate the freeway oriented development on the west and southwest from the less intense development to the north. Street cross sections differing from the Marana street standards are proposed for the commercial and residential areas. The proposed sections are included in a Design Exception Report to allow for some variance from Town standards. The developer is asking for a design exception to reduce the right of way width of the sections to the back of curb. In addition, the applicant is requesting "Local Street B" street section be narrowed to twenty four feet back to back of curb. Staff is recommending approval of the Design Exception. Road Improvements The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Tangerine Road, Adonis Road and Mandarina Boulevard. The Developer will also participate in the development and construction of the new Tangerine Road/I-10 interchange. This development will be subject to the adopted Arterial Roadway Development Impact Fee. Open Space, Recreation and Trails Pedestrian paths and sidewalks will connect all uses and areas within the Mandarina Specific Plan as Regular Council Meeting - February 17, 2009 - Page 43 of 98 alternatives to vehicular circulation. Public plazas and spaces will be easily accessed within the entire area. Pedestrian amenities and landscaping will be used to enhance the design and use of space. Landscaping will provide shade and soften the built environment with the use of planters and colorful seasonal accents. Connections to areas beyond the Specific Plan have also been incorporated into the project design. Links to major trails in the Town's master planned trail system including the CAP Canal Trail and Wild Burro Trail are planned. Sanitarv Sewer and Water All buildings are proposed to be served by extending the planned sanitary sewer system on Moore Road. The Developer will prepare, at the Developer's sole expense, a Sewer Master Plan for the property. The Sewer Master Plan will define the necessary wastewater conveyance scheme to connect to the existing sanitary sewer system and identify the necessary on-site conveyance scheme to provide sewer service to all buildings. The Developer will prepare a Water Master Plan for the property and enter into a Water Service Agreement with the Marana Municipal Water Company (MMWC). This agreement will address potable and non-potable systems that set forth various agreements for the interconnections and main extensions from the existing water system, and the development, construction, dedication, ownership, and design of the water system. MMWC will own the potable and non-potable water systems and provide water service to the property. The water will be provided through the non-potable water system constructed by the Developer and dedicated to MMWC. The Water Service Agreement must be in place prior to the approval of the Master Water Plan and first final plat. Development and Design Standards Part 3 of the Mandarina Specific Plan, Development Standards, provides the regulatory requirements far the proposed Specific Plan. These regulations establish site development standards far permitted uses, building setbacks and heights, landscaping, and other aspects of planning and design within the project area. Part 4 of the Mandarina Specific Plan, Design Standards, includes site and building design standards for streets, site planning, building design, landscaping, and lighting for the Specific Plan. These standards meet or exceed the Residential and Commercial Design Standards adopted by the Town. Benefit Areas The project is located within the Town's Northwest Marana Transportation and Marana Park Benefit Areas and shall be subject to impact fees current at the time of building permit issuance. The developer has agreed to provide a voluntary contribution per residential (non-age restricted) unit to mitigate the effects of the proposed development on the Marana Unified School District. Public Notification A public notice for the hearing was published in the newspaper as well as posted at various locations around the Town. In addition, public hearing notification letters were sent to all owners of properties within 300 feet of the site. The Town has received opposition letters from adjacent property owner Mary DeConcini. Ms. DeConcini's letters as well as the Developers response letter to the Town have been included in this packet. Waiver of Potential Arizona Pro~erty Ri~hts Protection Act Compensation Claims To protect the Town against potential claims filed under the Arizona Property Rights Protection Act as a result of changes in the land use laws that apply to the rezoning areas by the Town's adoption of this ordinance, staff requires the applicant waive any rights to compensation for diminution in value by execution and recordation of the waiver instrument. The Consent to Conditions as a result of changes in the land use laws that apply to the rezoning areas resulting from the approval of this zoning. The applicant shall submit the waiver within 90 days after the ordinance is passed. ATTACHMENTS: Name: Descriptiol~: Type: ~ Ordinance 2009 XX Regular Council Meeting - February 17, 2009 - Page 44 of 98 Mandarina Specific_Plan.doc C7rdinance 2QQ8.~2 Mandarina Specific Plan Ordinanee ? MSP Legal Description.pdf ~egal Description Exhibit ? Manda_rina Speci_fic_Plan Rezoning 207 Waiver.DOC ~'ropositian 207 Waiver Backup Material ? M..S...P_Appl_ication.pdf Appfication Backup Material O Location__Map~df Location Map Backup Material ? Mary DeConcini Letter DeConcini ~etter Backup Material 1_30_09.._pdf ? Ltr Mandarina Specifc PIan,2-2-09.pdf MSP Respanse Lefter fo deGoncini Backup Material ? Mark_O_Fiare Re Manda.r.ina Pla_n.pdf a'~~~'e letter for Ms. DeConcini Backup Material ? Allen Gross Re Mandarin.a Plan.pdf Gross fetter for Ms. DeConcini Baekup Material ? Exhibits on file-Mandarina Specific Plan..doc Manderina Specific Plan Fiie Nate Backup Material Staff Recommendation: Staff has reviewed the application for compliance with the Marana Land Development Code and the Marana General Plan. This rezoning is in confarmance with all required development regulations. Staff recommends approval of the Mandarina Specific Plan rezoning, subject to the following recommended conditions. Recommended Conditions of Approval L Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Mandarina Specific Plan. 3. This project is located within the Northwest Marana Transportation and Marana Park Benefit Areas, and will be subject to those fees at time of building permitting of each residential structure 4. The properiy owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 5. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 6. The maximum allowable residential units for the project shall not exceed 2500. 7. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Tangerine Road, Mandarina Blvd. and Adonis Road with the recording of the final block plat or within 60 days of demand by the Town. 8. A master drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of the initial final plat, final development plan or final site plan in respect of the Property. 9. The properiy is within the intended water service area of the Town. A Water Service Agreement and a Master Water Plan must be submitted by the Developer and accepted by the Utilities Director priar to the approval of the final block plat by the Town Council. 10. Installation of a non-potable water system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. 11. A Sewer Service Agreement and Master Sewer Plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat Regular Council Meeting - February 17, 2009 - Page 45 of 98 or development plan. 12. The property owner shall transfer to Marana, by the appropriate Arizona Department af Water Resources form, any Irrigation Grandfathered Rights or Type I Non-Irrigation Crrandfathered Rights appurtenant to the land in exchange for the Town of Marana as a Designated water provider agreeing to provide an assured water supply and related water service to said property, 13. Minor grammar and technical, but not substantive, changes as required by the Town of Marana shall be made to the Mandarina Specific Plan prior to Town Council consideration of the zoning request. 14. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in accordance with Sec. 05.06.08 of the Land Development Code (which shall be the applicable Regulation for this purpose). 15. Upon adoption of the ordinance by the Mayor and Council approving the Mandarina Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Mandarina Specific Plan: one non-bound original; forty bound copies; and one digital copy in Microsoft Word or other acceptable format within sixty days of the adoption. 16. The Developer shall contribute, proportionally to the Project's impact, based on Town-approved traffic impact analysis, to the cost to design and construct the improvements required to proceed the new Tangerine Road/I-10 traffic interchange and associated roadway network, including without limitation any signalization associated with these improvements. To assure concurrency between any development and the then-existing, necessary transportation improvements, no certificate of occupancy shall be issued for the Property unless and until completion of Tangerine Road/I-10 traffic interchange and associated roadway network. To the extent the cost to construct these concurrently needed improvements exceeds the Developer's proportionate share, the Developer may seek reimbursement for the excess through a development agreement. In no case shall the Developer ultimately be obligated to pay mare than Developer's proportional share of the costs of the infrastructure referenced in this paragraph. As provided by A.R.S. § 9-463.05, the cost of any transportation improvements constructed by the Developer for which the Town has adopted a development impact fee shall be credited against transportation impact fees payable for development within the Property. 17. Additional traffic studies shall be required at the development plan stage for this project. The developer shall be responsible for the design and construction of any transportation improvements determined to be necessary by Town Staff based on the findings of those studies. 18. Temporary emergency egress will be provided, until construction of a permanent roadway is completed, from the northern boundary of the Mandarina project to another existing permanent roadway connection to the Interstate 10 east side frontage road north of Mandarina. The Mandarina temporary emergency access may change locations if necessary due to changing conditions. The temporary emergency access will be constructed to the specifications of a 20 feet wide, gated and graded road surface capable of supporting a WD-40 vehicle of ?5,000 pounds and will be maintained for passenger vehicle travel. 19. Before combustible materials are brought on any portion of the Property, that portion of the Property shall either be annexed into a fire district by separate agreement or shall be covered by some other fire protection service that is satisfactory to the Town. Commission Recommendation - if applicable: A public hearing for this case was held during the December 17, 2008 Planning Commission meeting. During this meeting, Mark O'Hare, representing an adjacent property owner, Mary DeConcini, appeared before the Commission. Mr. O'Hare raised concerns about the Plan affecting his client's property. The applicant, Marcus Palkowitsh, agreed to meet with the owner and resolve any problems. The Planning Commission voted unanimously recommending approval to the Town Council. Suggested Motion: I move to adopt Ordinance No. 2009.02, the Mandarina Specific Plan, subject to the recommended conditions. Regular Council Meeting - February 17, 2009 - Page 46 of 98 MARANA ORDINANCE NO. 2009.02 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE MANDARINA SPECIFIC PLAN WHEREAS, I-10 Ltd., d/b/a I-10 Limited Partnership, and Tangerine L.L.C., are the property owners of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and WHEREAS, the Marana Planning Commission held a public hearing on December 17, 2008, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held February 17, 2009, and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Commercial and Medium-Density Residential to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, as follows: Section 1. A minor amendment to the General Plan of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East, changing the General Plan designation from Commercial and Medium-Density Residential to Master Planning Area. Section 2. The zoning of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East (the "Rezoning Area"), is hereby changed from `B" (Transportation Corridor), "C" (Large Lot) and "AG" (Agricultural) to "F" (Specific Plan) creating the Mandarina Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for a mix of residential densities and housing types, recreation and open space, and commercial development, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): Mazana Ordinance No. 2009.02 Regular Council Meeting - February 17, 2009 - Page 47 of 98 L Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Mandarina Specific Plan. 3. This project is located within the Northwest Marana Transportation and Marana Park Benefit Areas, and will be subject to those fees at time of building permitting of each residential structure 4. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 5. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 6. The maximum allowable residential units for the project shall not exceed 2500. 7. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Tangerine Road, Mandarina Blvd. and Adonis Road with the recording of the final block plat or within 60 days of demand by the Town. 8. A master drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of the initial final plat, final development plan or final site plan in respect of the Property. 9. The property is within the intended water service area of the Town. A Water Service Agreement and a Master Water Plan must be submitted by the Developer and accepted by the Utilities Director prior to the approval of the final block plat by the Town Council. 10. Installation of a non-potable water system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. 11. A Sewer Service Agreement and Master Sewer Plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat or development plan. 12. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, any Irrigation Grandfathered Rights ar Type I Non-Irrigation Grandfathered Rights appurtenant to the land in exchange for the Town of Marana as a Designated water provider agreeing to provide an assured water supply and related water service to said property. 13. Minor grammar and technical, but not substantive, changes as required by the Town of Marana shall be made to the Mandarina Specific Plan prior to Town Council consideration of the zoning request. Marana Ordinance No. 2009.02 Regular Council Meeting - February 17, 2009 - Page 48 of 98 14. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in accordance with Sec. 05.06.08 of the Land Development Code (which shall be the applicable Regulation for this purpose). 15. Upon adoption of the ordinance by the Mayor and Council approving the Mandarina Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Mandarina Specific Plan: one non-bound original; forty bound copies; and one digital copy in Microsoft Word or other acceptable format within sixty days of the adoption. 16. The Developer shall contribute, proportionally to the Project's impact, based on Town- approved traffic impact analysis, to the cost to design and construct the improvements required to proceed the new Tangerine Road/I-10 traffic interchange and associated roadway network, including without limitation any signalization associated with these improvements. To assure concurrency between any development and the then-existing, necessary transportation improvements, no certificate of occupancy shall be issued for the Property unless and until completion of Tangerine Road/I-10 traffic interchange and associated roadway network. To the extent the cost to construct these concurrently needed improvements exceeds the Developer's proportionate share, the Developer may seek reimbursement for the excess through a development agreement. In no case shall the Developer ultimately be obligated to pay more than Developer's proportional share of the costs of the infrastructure referenced in this paragraph. As provided by A.R.S. § 9-463.05, the cost of any transportation improvements constructed by the Developer for which the Town has adopted a development impact fee shall be credited against transportation impact fees payable for development within the Property. 17. Additional traffic studies shall be required at the development plan stage for this project. The developer shall be responsible for the design and construction of any transportation improvements determined to be necessary by Town Staff based on the findings of those studies. 18. Temporary emergency egress will be provided, until construction of a permanent roadway is completed, from the northern boundary of the Mandarina project to another existing permanent roadway connection to the Interstate 10 east side frontage road north of Mandarina. The Mandarina temporary emergency access may change locations if necessary due to changing conditions. The temporary emergency access will be constructed to the specifications of a 20 feet wide, gated and graded road surface capable of supporting a WD- 40 vehicle of 75,000 pounds and will be maintained for passenger vehicle travel. 19. Before combustible materials are brought on any portion of the Property, that portion of the Property shall either be annexed into a fire district by separate agreement or shall be covered by some other fire protection service that is satisfactory to the Town. Section 4. 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. 2009.02. Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance 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. Marana Ordinance No. 2009.02 Regular Council Meeting - February 17, 2009 - Page 49 of 98 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Mazana Ordinance No. 2009.02 Regular Council Meeting - February 17, 2009 - Page 50 of 98 Exnibifi A IEGAL DESCRtPT[ON (PER DaCKE'i` 706H A7 PAG~ 444, RECC?RDS PIMA COUN'i'Yj: PARCEL 1: THAT PART OF SECT{QN 36, TOWNSMEP 11 S~UTH 4F RANG~ 1~AST, G.& S. R. B. & M., PiMA CEIUNTY, AR#Z~NA, LY(NG NORTH A~lD EAST OF THE SC?UTHERN FAC1FlC RAtLROA~ F21GH7 O~' WAY. PARCE~. li: THE N~RTHYUEST QUARTER OF `fH~ SOUThI1NES'~ QUAR'~ER 4L(3T 3), ANDALL THAT PORTIO€V C?F TH~ S{)UTHWEST ~2UARTER OFTHE SOUTHWE~T QUARTER (LbT 4) LYING NORTH AN~ ~AST 4F THE RfGNT OF W~4Y O~'tH~ SOUTHERN PACtFiC RAiLROAD, ALL IN SECTION 3~, TOWNSHfP ~9 S4UTH 4F RANGE 12 EAST,G. & S. R. & M., PIMA CflUNTY, AR120NA. EXCEP7 THAT PART i7F' SAtD 1.01' 4 l.YING WITHfN TH~ R1GHT OF WAY Q~ TAN~ERIN~ ROAD AS ~5TA8L1SHED BY RE80LEJTIOfV AN~ ORD~R b~ 7HE BdAR[3 OF SUPERVISOI~S OF P1MA COUNTY, ARIZOi~A, R~GORDED IN ~"H~ O~F1CE OF TH~ COUE~TY RECORt~ER O~ P1MA G~UN7Y, ARIZOfVA, tN DQCK~T 1034 AT PAGE 533, AND AS SHOWN ON MAP R~C4RDED IN ~~bK 7 aF R~AD NEAFS AT PAG~ 83. AND ~~E~ ~ocxEr sss2 As paGE xza}: THAT PA12T C~F L.OTS 1 AND 2 ANt~ 7HE SOUTHWEST QUARTER C}F TH~ S4UTHEAST QUARTER OF THE N~RTHWEST QUART~R (~IN4~E4NW4) OF 5ECT10N 31, TC1V~''NSHIP 't'f SOE~TN, RANGE 'f2 EAST, G(LA ANC3 SAL7 RIVER MERfDIAN, PIMA COUN7Y, ARIZONA, LY[NG SOUTHW~ST OF 93-92428 ~C.A.~'.), CONTA1NlNG 42.34 ACRES, MORE 4R LESS, SUB.JECT TO EXlSTI~G RESERVA7iONS, EAS~M~NTS, OR RIGHTS-~~-WAY HERETOFORE LEGALLY OBTAINED AND NC}W Et~ ~ULI FORCE AND EFFECT. SAEQ Pi2E7PER'fIES B~ING MORE PARTICULARL.Y DESCRIB~Q AS FOLLOWS: COMM~~t~fNG AT THE S~}UTHEAS7 CC?RNER t?F SA[d SEC7'lUN 36; THEt~CE NQRTH 17~ C3EGREES 42 MINUT~S 58 SECONDS V~IEST, A ~iSTANCE OF 1011.09 FE~T T~ TH~ P4#NT O~ ~EGINtdtNG, A POfN~' ~€V Tf~~ NORTH~ASTERLY LINE THE SaUTHEf~N PACIFIC RAILROAI3 FtIGH7-n~-WAY, SAi~ POfNT LYINC S{3UTH U DEGRE~S 42 Regular Council Meeting - February 17, 2009 - Page 51 of 98 MINUTES 58 SECONDS EAST, A DISTAt~CE 0~' 1638.Q'[ FEE3 FR4M ~'HE EAST QLIAR3ER CDRNER O~ SEC710N 36; TNEfJC~ ALONG SAIf3 NORTHEAS7ERL.Y RIGHT-OF-WAY LtNE NORTH 50 I~EGREES 'S2 MfNUl'ES 14 SECONDS VdES7, A DISTANCE OF 5610.04 FEET TO A POIN~' QN THE ~IORTHERLY LINE OF SAID SECTI~N 3~ THENCE Ul'~N TNE PVORTNERLY LINE OF SAID SECTE4N 36, N4RTH 88 DEGREES 31 M€NUTES 27 SEGONDS EAST, A DI~TA~IGE OF 2390.78 FEET TO TH~ NOR7H QUART~R CORNER {?F SAED SECTEON 36. MONtJMENTED BY A 1-9/2 INCH LEAD CAP Utd A 1-INCH 4PEN PIPE {OUTSIaE ~IAMETER); THENCE CONTIE~U[iVG UPC}N SAlD NORTHERLY LIN~, NORTH 89 DEGREES 3't MINUTES 05 SECC)I~DS EAST, A DISTANCE OF 2483.12 FEET i"QA 4 INCN BRASS DISK STAMPEp "iJ.S. D~PAI~TM~N1" 4F THE #NTERIOR S.M. R.O.W. 412 694+23,96 20t~' RT. R-3"; 7H~NCE GQNTlNUSNG UPON S~41D NORTH~RLY LINE, NORTH 8.9 t?EGF2EES 't9 MfNlJTE5 24 SECONDS EAST, A DISTA~lCE OF 116,13 FE~7 TC? A 4 INCH BRASS DISK STAMPED "U.5. C}EF'ARTM~NT OF THE IN7'ERfOR B.Nt. R.U.W, 41 & 694+81.fi3 200' F2T. R-3" ON THE SOiJTNWES~'ERl.Y LIRfE QF THE U.S. ~EPARTM~NT OF THE ENTERI~R C~NTRRE. ARIZONA PRO.J~CT; TH~NCE UPON SA{~ SQUTHWESTERLY LINE, SL3UTH 30 DEGR~ES 35 MINUTES ~44 SECONDS EAST, A OISTANCE 4F 96.'13 FEET TO A PQINT O~t THE EAS7 ~iNE OF 3AID SECTI4N 36, M~NUM~~ITEp BY A D3VE-HALF 1NCN RERAR WITHA 7AG MARKED "FE 2368"; THENCE CORiTINUI~VG UPOt~ SA1E3 SOU7HV1?ESTERLY LINE, SqUTH 30 ~EGREES 26 MINUTES 33 SECC?NQS EAST, A DtSTANC~ OF 2{J82.31 F~ET Tt~ A 4 INCH SRASS DEBK STAMPECI "U.S. DEPAR'TM~NT OFTHE fHT~RIOR S.M. R.~.W. 494 716~59.42 1Q0' RT. R-3": '~H~NC~ CONTINUlNG UPON SAftJ S4UTHWESTERLY LIN~, S~UTH 15 E7EGREES 50 MtNUTES 1~ SECONDS ~AST, A bISTANCE ~F 672.1Q FE~7' 7O A 4 ENCH BRASS DlSK STAMPED "U.S. [3EPARTMENT OF THE fNTERIOR B.M. R.O.W. 41v 723+68.49 1Q0' RT. R-3"• , ~HENCE IJPON THE WES?ERLY L(NE OF SAID CENTRAL AR~ZONA PROJEGT, S4U7H 88 DEGR~~S 4$ MINUTES 18 SECONDS WEST, A DIS7ANCE OE '100.41 ~EET TO A F1VE- EIGH7HS INCH REBAR Vtl(TN A 1-1/2 I~lCH ALUMINUM CAI' STAMPED "496 R.O.W. RT."; 7HENGE GONTINiJiNG l1PON SAit~ WESTERLY LIN~, SOU7N ~1 DEGREES 07 MtNUTES 06 SECONDS EAST, A DISTANCE flF 'f 02.35 FEET TO A F1V~-EIGNTHS 1NCH REBAR ItVITH A't- 112 I~tCH ALISM~NUN{ CA€' STAM1'ED "MMLA RL,S 18557" Ohl THE EAST-1NEST CENT~R SECTI4N LIi~E OF S~CTiON 31; ?HENCE UP4N SAEC3 ~AST-WEST CENTER S~CTION Ll1~E, ~JORTH 89 DEGREE5 32 MINUTES 73 S~CONDS EAST, A C313TANCE OF 82.99 FE~TTOTH~ SOUTHWEST StXTEEI~TH G4R~EER OF SECTI~N 31, MO~IJMENTED 8Y AN 1-1/2fi~CH faLUM{NUM CAF IN A 2" f'iPE {!(VSfD~-bIAMETER~; S7AMPEb "ANE?ERSUN P~236E~°; -2of4- Regular Council Meeting - February 17, 2009 - Page 52 of 98 TFlENCE UPQP~ THE EAST LfNE O~ THE NORTHW~ST QUARTER 0~ THE SUUTHVI~EST QUARTER C?~ SECTION 31, SOUTFf 00 DEfi~REES 37 MINUTES 46 S~CaN~S EAST, A DISTANCE ~F 93Zf3.57 FEET TO THE SOUTHIN~S7 SIX~'EENTH CORNER, MONUMENTEQ ~Y AN 1-912 tNCH ALUNlItNIJM CAP ON A QNE-FiAL~ tNGH REBAR STAAAPED "S/S RLS 7599"~ THENC~ UPON TH~ ~AST l.~N~ QF TFi~ SOUTFtWEST QUARTER OF THE S~UTHW~ST QUARTER SECTIQN 31, SaUTH 00 l~EGREES 36 MfI~UTES 27 SECONQS EAST, A DISTANC~ OF 520.54 F~ET TO A 1~2 INCF~ REBAR WITH A TAG MARKED °RLS 14'i4~" ON ~'HE NORTH~RLY UNE OF TANGERINE ROAD ~ER dQCKET 11487 AT PAGE 2D29,SAtD PO[NT LYiNG QN AN ARC OF A NQPt-TAt~GENT CURVE, CflNCAVE SOt1THEASTERLY, A RADIA~ BEARING QF SAID CUR1f~ Tf~ROk1GM SAID f'Q1NT BE{NG NORTH 27 DEGREES 56 MINUTES 12 S~CflNDS W~ST; THENC~ SOUTHWEST~RLY UPQht SAED NORTHERLY LEN~, ALONGA CUFtVE T~ THE E.~FT, HAVING A. RAI~IUS OF 'I'#04.95 FEET AN~ A GENTRRL. Al~tGLE OF 22D~GR~ES 15 ~ MINUTES ~4 SEC~NDS, FUR AN ARC D15TANC~ C1F 429.38 F~ET, T~ A POINT Clfi ~'}1NGENGY, MONUMENTED BY A FNE-~IGHTHS INCH REBAR 1"AGGEQ °MMLR RLS 18557"; TH~hICE URON SAIQ NORTH~RI.Y LINE. Sat~TH 3~ DEGREES 47 Ml~IUTES 54 SEC.QNdS WEST, A plSTANC~ tJF 200.40 F~ET T4 A FCV~-EIGHTHS fEVCF4 REBAF~ TAGG~O "MMLA RLS 18~57"; 7H~NG~ ON THE NURTNEASTERLY LfNE OF SAID RAt€.ROAD RIGHT OF-WAY, N4RTH 50 DEGR~ES 12 MINllTE514 SECON~S WEBT, A€}ISTANCE OF 967.'t0 FEET TC1 TNE P41NT QF' BEGiN~#ING. THE ABQV~-DESCRISEp PFtOPERTY CQ~1TAIfVS 342.30 ACRES OF LAtd~, MORE ~R LESS. p L AND ~ c,trF '~~~G FREPAR~D FOR AfVO OfV BEHALF (3F gg57 y°. fi~ M N1 L A ~ ,~.o. ~ 'fEAGtJE P 5 t~ M I~ ~ PRt~JECT iVQ. Q5028-02 / ~A • J. . TEAGIiE, R.L.S. 18557 _ 3 of'd . Regular Council Meeting - February 17, 2009 - Page 53 of 98 f p ~ ~ ~ G"~7 ~ ~ ~ ~ ~ EI ~ ~ v, O w _ _ _ _ _ _ i` . ~ . . ~ ~ ~D i W ' ~ ~e[[ ~ ~ ~ ~ ~ . ~ ~ ~ ~ ~ M ~ ~1 . ` ~ .~~,Nw. i ~ 1 .,.1' •.1~.\`~,1+ ? ~ 4 ~4 i P~~ j}~ ti , ~ 1~T ` ~ ~ ~ ! I" ' ~ , I i ~ y, q'~ ~ 0 dJ M \ ~ \ \ \ ~ ~ d t.\ ` ` . y~ ..`j.~ ~ ~ N ~ ~ ~ ~ ~ ~ ~ (i, ~ \ ~ \ ; / ~ W ~ Q. ~ ~ r7 ? \ ~ ~ ~ ~~i ~ ~ ~ ~ ~ fi' ~ e ~ ` ~ w ~ ~ ~ ~ ~ e4~ i ~ 'et' ~ ~ ~~i' p ~ ~ C> ~ W x p ~ ~s ~ ~ ~6 ` ~ ~e, M_..,__~.. ~ ~ ~ ~ ~ ~ ~ , . - ~ ~ ~ ~ a H <E i s OW I ~p~U,~ • ~ 1~~ ~ 4 ~ ; ~ t°.> ~ ~ ~ v~r F,' o ~ ~ ~ ~a~~ ~ I , ~ ~ ~ tz ,d b ~ C? ` ~ ~ Z ~ ~ ~ ~ ~ ~ ~ p a Q ~ ~ ~ ~ ~ e, C] ~ , I U ~ ~ ~ ~ ~ ~ ~ 'o ~ \ 1G~ ~ ~ { ~ ~ q~~ ~ f ~ c~ ~ ~a.~.~.w ~ ~ ~ - , ~ ; ~ ~ ~ ; ~ ~ ~ ~ ~ + Q a~~oR ~ ~ _ ~ 6 ~ ~ ~ ~ _ _ - c~J @°' J' ~ ~a cV N % ~ ~ ~ O ~ ~ ~ ~.e,~} _ ~ ~ O ,~~~h ~'O N ~ ~ ~ ~a ob `y 4~ ~ ~ ~ q +5`j ~ ~ ' ~ ~r ~ Regular Council Meeting - February 17, 2009 - Page 54 of 98 CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2009.XX I-10 L1~., D/B/A I-10 LIMITED PAxTNExsHIP, a Colorado limited partnership, and TANGEx~ L.L.C., a Colorado limited liability company (collectively, the "Owners") own the land referred to in this instrument as the "Property," which is particularly described in Exhibit A attached to Marana Ordinance No. 2009.XX (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case number PCZ-08049, filed on behalf of the Owners, which the Marana Town Council approved with conditions on February 17, 2009 by passing the Rezoning Ordinance. The Owners hereby agree and consent to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waive any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owners also consent to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall also be bound by it. Dated this _ day of February, 2009. I-10 LIMITED PARTNERSHIP, a Colorado limited partnership, By: MSP INVES~NT Co., LLP, A Colorado limited liability Partnership, its General Partner BY: Marcus Palkowitsh, General Partner TANGERINE, LLC, A Colorado limited liability company By: Marcus Palkowitsh, Managing Partner Regul~~ ~ofi~~Yd~P2.~2i~E~~a~d~i i~~i~c"ifi~~ '~'arLR~LOhB STATE OF ARIZONA ~ SS County of Pima ) The foregoing instrument was acknowledged before me on February 2009 by Marcus Palkowitsh the General Partner of MSP I1•1vEST~NT Co., LLP, a Colorado limited liability partnership, as General Partner of I-10, LTD, d/b/a I-10 Limited Partnership, a Colorado limited partnership, on behalf of the LLP. My commission expires: Notary Public STATE OF ARIZONA ~ SS County of Pima ) The foregoing instrument was acknowledged before me on February 2009 by Marcus Palkowitsh, Managing Partner of TANGE~uNE L.L.C., a Colorado limited liability company, on behalf of the LLC. My commission expires: Notary Public Regul~~'1~~~~~~~~{~d~itu~i~~ci~i~~~~~o~i~ k ~ ` A ~ ~ v` MARANA ? ~ PLANNING & ENGINEERING APPLICATION 1. T'~PE OF'AI"PLIGATIOA3 ` C~eek One ` - ? Preliminary Plat ? Final Plat ? General Plan Amendment ?Variance ? Development Plan ? SWPPP ? Landscape Plan ? Native Plant Permit ? Specific Plan Amendment ? Conditional Use Permit ~ Rezone/Specific Plan ? Annexation ? Significant Land Use Change ? Minor Land Division ? Water Plan ? Improvement Plan ~ecifv tvne in Descri~tion of Project box*) ? Other 2:'. GENEI~L D'ATA R'E L~IRED ` _ : , ` " , > Assessor's Parcel Genera] Plan Designation Northwest Growth Area Number(s) (To be confirmed by staffl Gross Area (Acre/Sq. Ft.) 342 Acres Current Zoning "C" (Large Lot Residential) (To be confirmed by staf~ "E" (Transportation Corridor) & "AG° (A iculture) DevelopmentJProject Name Mandarina Proposed Zoning "F° (Specific Plan) Project Location East of Interstate 10, North of Tangerine Road Description of Project* Mixed-use community integrating commercial, retail, office, and residential uses Properiy Owner I-10, Ltd. - Paxcel'~ 218-49-002A & Parcel # 217-55-O11A Tan erine, LLC - Parcel # 218-49-001 B Street Address 650 S. Cherry Street, Suite 435 City State Zip Code Phone Number F~ Number E-Mail Address Denver CO 80246 303-399-9804 303-399-3631 chad@mspcompanies.com Contact Person Phone Number / E-mail Marcus Palkowitsh 303-399-9804 / marcus@mspcompanies.com Applicant MSP Companies Street Address 650 S. Cherry Street, Suite 435 City State Zip Code Phone Number Fax Number E-Mail Address Denver CO 80246 303-399-9804 303-399-9804 chad@mspcompanies.com Contact Person Phone Number / E-mail Marcus Palkawitsh 303-399-9804 / marcus@mspcompanies.com Agent/Representative Norris Design Street Address 418 N. Toole Avenue City State Zip Code Phone Number Fax Number E-Mail Address Tucson AZ 85701 520-622-9565 520-622-8316 sweaks@norris-design.com Contact Person Town of Marana Business Stacey Weaks License Na 114003 - 3 AUT"HORI~A'~ION' OF ~'1tO~~R'~Y OWNER ' „ . . . , : . . I, the undersigned, certify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writinQ by the owner to file this application and checklist. (If not owner of record, attach written authorization from the owner.) ~ r ~ ' ` : ~ ~f ~ ...,r...°' ~ - , `~c? C. ~ , ~ _ ~-a ~ ~ ~j .s" ~ A f ~ O. , ~ ~ ~ / .~^"R , ~ P'~ ~ G"~ , ~ '.?'~.7 / / .r,N" E.,~~r`C~°~.' F.'~['''~'.'"~ l' ~ `l ~ ~ ~ . I~rint I~ame of~ plicant/Agent G=~~.s~"°ti- Si nature C~~ r~?1 aC~ Date 11555 W. Civic Center Drive, Bldg. A2¦Marana, AZ 85653-7003¦Telephone (520 382-260Q¦Fax (520) 382-2641 _ ~ fu~, ~ ~C' ~ - c~$ta~q . Mandarina Specific Plan ~ - Rezone , ` : ~ ~ CASE PCZ-08049 ~ ~ c~~ ~ ~ CAP Canal ~'~'T. ~,~s~ ~ N7 MOORE~RD '~p Subjec# Prflperty ~ G#adcien Farms II ~ n ~ z- o~ a Westcor - Shops at Tangerine ~y_T~ TRICO ~ V11'TAN~ERIME'RD Z C~~\F.R.Q Request 0 1400 2800 ft. N A request for approval to rezone approximately 342 acres of land from "E" (Transportation Corridor), "C" (Large Lot) and "AG" (Agriculture) to "F" (Mandarina Specific Plan). Data Disclaimer: The Town of Marana provides this map information 'As Is' at the request of the user with the understanding that is not guaranteed to be accurate, correct or complete and conclusions drawn from such information are the responsibility of the user. In no event shall The Town of Marana become liable to users of these data, or anY other party, for any loss or direct, indirect, special,incidental or consequential damages, including but not limited to time, money or goodwill, arising from the us~e°r utia~rl~ouncqf~'ee~ n'- Februa 17 2009 - Pa e 58 of 9S Friday, January 30, 2009 3:46 PM STEPHEN L. COX 4809260402 p_01 Mary DeConcini ~ 6411 North 27~h Street ~ Pho~ix, AZ 85D~6-8939 ~ 602-957-93b1 ~ ~ ~ ~ ~ lanuary 30, 2009 i l i , t 1 ~ Mayor and Council Town of Marana Marana Municipal Complex ' 11555 W. Civic Center Orive Marana, AZ 85653 and via facsimile to: Fax: 520-382-1901 My land abuts the proposed Mandarina development for a distar~c:e of mo~e than 1,200 feet (nea~ly Y mile). Late in 20Q81 was first informed of the planned Manda~ina deveiopment-fioo iate for me to participate during the planning process. : f request tha# you postpone any decision atlowing the proposed Mandarina development to proceed and send the proposed Mandarina project back to the Town of Marana Planni+~g Departmentfor the purpose of permitting me to participate in the process. Because of the lack of adequate natice 1 have had to go to additional expense. I hope to send you further ir~formation. Titank you for your consideration. 4" ~U AV ~2-(~~ _ Mary DeConcini cc; fVlarcus S. Palkotuitsh Regular Council Meeting - February 17, 2009 - Page 59 of 98 t0'd . dGi=ZO 60-OE-uE[' , ' companies Suite 435 650 S. Cherry Street Denver, Colorado 80246 Phone (303) 399-9804 Fax (303) 399-3631 February 2, 2009 Mayor and Town Council Town of Marana Marana Municipal Complex 11555 W. Civic Center Drive Marana, AZ 85653 RE: Mandarina Specific Plan Dear Mayor Honea and Council Members: We received a copy of the letter dated January 30, 2009 that Mary DeConcini delivered to you regarding her request that you postpone your decision regarding our request for your approval of our proposed Mandarina Specific Plan. The purpose of this letter is to address the statements made in her letter and provide you with the status of our discussions with her and her advisors along with all of the information that we have provided to them regarding our project and its relationship to the small triangular 32 acre property owned by Mary DeConcini that lies next to the CAP canaL There is nothing that has been done to or that will adversely affect the Mary, DeConcini land. We have made the data, plans and information relating to our Mandarin property available to Mary at no cost to her. We began attempting to reach Mary early in the summer of 2008 and continued into the fall of last year. None of our many telephone calls were returned. During a meeting with Mary and her advisors in early January of this year, Mary Regular Council Meeting - February 17, 2009 - Page 60 of 98 informed me that the phone calis were not returned probably because she was in Europe for a couple of months last year and then was in her home in La Jolla, California. I explained that we left messages at both her Arizona and La Jolla residences and no calls were returned. We knew of no one else to contact regarding her property. The first contact we received regarding the DeConcini property was via mail on December 12, 2008 from one of her advisors, Mark O'Hare. We immediately contacted Mr. O'Hare and proposed that we meet as soon as permitted on his schedule to discuss our Mandarina project and its relationship to the DeConcini property. Mr. O'Hare deferred that meeting until January 16, 2009, at which time I met in Phoenix with Mary DeConcini, Mark O'Hare and Alan Cox. Mark O'Hare and Alan Cox are both attorneys who represent Mary. Prior to the meeting, Mr. O'Hare had been provided in early December 2008 by the Town of Marana Planning Department a full copy of our Mandarina Specific Plan. We also provided at my meeting with Mary and her advisors copies of our proposed Mandarina land use plan, a copy of the Major Routes Right of Way Plan adopted by the Town of Marana, and engineering drawings prepared by CMG Drainage that analyze the FEMA study flood impacts of the area of the DeConcini's property. Both current aerial photos and topographic maps of the DeConcini land was also provided along with engineering drawings prepared by CMG Drainage for regional channelization of flood waters that impact the area of both the Mandarina property, the DeConcini land and other surrounding area properties. l explained how the channelization plan when constructed in the future would benefit not only the whole general area, but also specifically the DeConcini property. I explained that these are concept plans only at this time and that more detailed engineering work would be completed in the future and that Mary would be provided copies of the information for review and input. I also provided an analysis of the master water and sanitary sewer plans for Mandarina and how they would bring available services to the general area of her property, which she does not currently have. I provided drawings of the location and roadway plans for the proposed new Tangerine Road interchange and related roadway system. I explained how the future construction and extension of Adonis Road to the northern boundary of Mandarina would be very beneficial to her and other property owners north of Mandarina. Mary has never had a public access roadway to her property. She and her advisors are requesting that Mandarina provide her with a guaranteed right of way through our property to her property at this time. They have stated that they will continue to object to our Mandarina Specific Plan approval request Regular Council Meeting - February 17, 2009 - Page 61 of 98 unless we grant them now a permanent access public road right of way. I said that her request is premature. I explained that we will continue to work with Mary regarding her desired access, but that I would not provide it at this time. I told them that what we are doing now is simply seeking the rezoning approval of our land, and that no internal roadway planning had been prepared for the property. This wilf be done in the future and we will cooperate where possible with her then. I clearly detailed to Mary how everything we are doing now and are planning to engineer and construct in the future will benefit her land. Adonis Road will be constructed, water and sewer trunk lines will be built and storm drainage structures will be completed all of which will provide service and improvements to the general area of her property. The approval of the Mandarina Specific Plan, the future construction of the new Tangerine Road interchange and our improvements to be built in Mandarina will be the driving force for the development of the entire area northeast side of I-10, including Mary's property. Please contact me if you have any questions or need any additional information. Thank you for your consideration. Sincerely, ~ Marcus Palkowitsh Regular Council Meeting - February 17, 2009 - Page 62 of 98 MARK O'HARE Attorney at Lm~v Post Office Box 44291 47~ 5 N. Madduac Avenue Tucson; Arizona 85733-4291 Telephone {520) 325-2366 February 6, 2009 via Fax: 520-382-1998 Via Email: jbronson@marana.Com Mayor Honea and Marana Town Council cIo Cxerk of the Town of Marana 11555 W. Civic Center Drive Marana, Arizana 85653 RE: Proposed Mandarina Specific Plan Town of Marana PCZ-08049 Dear Mayor Honea and Council Members: Mrs. Mary DeConcini requests that the Mayor and Council amend the proposed Mandarina Speciiic Plan ("Plan") as set for~h in the attached letter dated February 6, 2009 submitted by Princi~al Planner Allen W. Gross an behalf of Mrs. DeConcini. I represent Mrs. Mary DeConcini, trustee o~ the Mary DeConcini Trust ("Trust"j. The Trust awns the 32 acre parcel of land. that adjoins the Mandarina property in its northeast quarter. The Mandarina property and Mrs. DeConcini's property share a boundary that is one-quarter mile in length. Mrs. DeConcini, her attorney Alar_ Cox and me met ~aith Mr. Palkowitsh on January 16, 2Q09. At our meeting N~rs. DeConcini and Mr. Palkowitsh were unable ta resolve the issue of the Plan providing future access to Mrs. DeConcini's adjoining property. Mrs. DeConcini praposed that a general provision be included in the Plan as written. assurance that her parcel woulcl not be 1andl.ocked and without legal access. Mrs. DeConcini wishes that an agreement could have beEn worked out with her neighbor Mandarina and the Town of Marana before the Counci3's consideration of the Plan. She was not contacted about the Plan until she received written notice froFn the Town of Marana on December 4, 2~~8 13 days before the Planning Commission's consideration of the Plan on December l7, 2008. • Regular Council Meeting - February 17, 2009 - Page 63 of 98 ~ . - - _ . . . - - - Marana Mayar and Council Mandarina Specific Plan February 6, 2009 At the Planning Commission meeting, Commissioner Pound asked abQUt the planning department's 1e~a1 duty to give public notice to neighboring proper~y owners. Tre Town of Marana said that Mrs. DeConcini was given the minimum notice required by state law. However, Mrs. DeConcini was not given the opportunity to attend a community session that is usually held to discuss the concerns of neighbors in the early stages of the planning process. The reason she did not attend was because a community session was not held. The community session would have been especially beneficial in the Mandarina planning process. Mrs. DeCancini would have had early notice and would ha~e participated ?n the process. The planning complexities presented in this area could have been fu~ly addressed. These complexities include an almost non-existent public street network and area wide drainage problems. Also ~here would have been a full discussion of the reason why the Mandarina Plan traffic plan does not follow the previous and present Major Streets and Routes plans that provided Mrs. DeConcini`s parcel with access. If you have any questions, please do not hesitate to contact me. Thank you £or your consideration. Sincerely, 1 r . Mar 0'Hare Enc: Letter of Allen W. Gross dated February 6, 2009 cc: I-10 Limited Paxtnership and Tangerine LLC c/o Marcus Palkowitsh and MSP Companies US Mail and email Marana Planning Department Fax: (520) 382-2639 Email; scheslak@marana.com Regular Council Meeting - February 17, 2009 - Page 64 of 98 ~ J.2i 25i _~~8 1~: a5 48~9r-,3t~?~ PR('aE ~1J%2 • - . ti. ~ v: i :y'~t ~ a~, ~•'ry1 ~ ' ~ > ,~'.~.~F ' F ~~\~r ~ .rn~._ .'~a sy . ..y• ti - . ~ ~ . . ~ . . ~ - LA.1~D P~1.A.1'+tNi~G ~~d~. DEV~LfJP~.i~I~NT Febr~xarv Ub i C~09 !~2~. ~-iary DeConci~n.i G~.l 1 '~orih ~ ~tl~ SLreet 1'~i.oenix. A1~izc~na $5t37.6-8~:~9 R~: `v~~d far right-~~f-wa~ ta s~~JZC:~ la~d-Iryc~ced ~~u~r:l Lcar ~Ts. L>eCGnczzzi: The prc7~ertyyou ~~~~n a~.jaeerit Cca tn~ C~nt;~a4 :~r,~za~~a Froj~ct ~p~e<<rs ec's ha~ve ncs Cu~'rPnc ~ttararte~d acce~s. 'C~e ~rc+p~.sal nctv lae~r~i~e lly~ Te~w~ o~ ~i~.ra.na fc~r a~.jacent de~~Iopm.e~t (~!Ianc~arina~ ~onUnu~s tl~is sit~aat~~n. ~.zi~ iri ~a~:t, exacer~iates it, A.s the .tanci dev~:~.o~~ v+-iCh ~c ~;~a~.cern. fpr access to r•r~ur tarcCl, it t>~cornes i;xcreasi.ngly difficult to acqui~•e a RrJ~~ iU 5erv~ce ;[~ur pdreel. (af ~onsi~erable int~rest is tii.~ ~x:istin~ I~,`.aran.~t ci~'~aiati.on ~1~:? sha~~'iz~~ a~,xe:nerzc ~.Ut~b~ refcrred to as ~he A~~.ran.~. Spiz:.~ Road. This R~J4~' ~~as situaC~~ t~ a~lo~~v ac:ctss tc~ y'our parcel on t.~e S~~' carn.~r. Th~ propos~l ncy~~ befc~a e the ~~arana T~~tiTn Counci~ z~ernc~vcs ~h~.t a~_Cess ~n.c~ o~';~rs a.~.~ ~T~t~~-naci~~~. T1.1~ To~vn. of !~~azana, hy tlai~ acti~n, is cc~niributix~ g t~~± L.~ie isnlatiC~a af c~ur ~arc_~1.. '~h~ 2o~iCa1 solutio.n to tltis ;~~'~ble~7r. i~ tv t.~nrinue t~ie ~andariz~xa plan cc;lleeCOi' P,O1~b' r?ow sl~o~ti~. betvY~eer~ parc?is `H' dn~ an t0 tl~.e T~~L t~ the pra~~rty~ ~c~un.da.ry, and th°n ~~st e~ trs~ S~ti ~ornez~ of yr~u~- ~a.reel. Stre~:t B, ~s ~Iia~~r on tY±e propC~sed :~Zan.c~ariz~~. plaz~ wc~uid t~i°ruin~,~te at the ~~cten~ied c:~llecL'or.. This t~~b1~ extensf.~sn 4ti~c~u,Id be ct~z~stru~tec~ ~~ar~n~~ resi~~*~tial cull.ectt~r standar~ls. This ;~tznor i'r~adtva3~ modi.fic~tior r.,as vert% 1ittt~ ~fFect on p~.r~:el '.J', z-~maVing a v~ry sm.ali ~i~c2 o.F lanc~ ~~r~~ attachin$ i.C tr. narc~? 'i'. ~z''~e raad~~~~a;~ adc~~d i~ sl,ight~;~• mc~re than the ro~ci~n~a~' re_n.oved,, ~G tJ~~ ~~:st c,f access ta _Yc>uz' parc~l is negligible. iyi n.~ r. f1~ ~"'L S; ,1~r rn vrs• r.~+-~ h~,- r,,.., r, .T 7~; ~ ; rf t-. f~L' S.~ "'4' i(` t~ j t, i.. .w} . y, . i..-% ~ti: ti..! 1,a.. ..,.c ~:.~L;:G«f `.y i~L'.~ '`3. " :M:> ~:;7~ 4~~Y~~7-4,~5~~~) ~ ~4~c~-q6~-~357~~ ~.a~gros ~ ~~.stq.ct~m Regular Council Meeting - February 17, 2009 - Page 65 of 98 . . 1~i%5~ ~~a[~,g 1~:a5 a_~~~~~5~2i;75 F'~~:~E ~?r' Fi'7 The curren~ p?.an f~~' '~iaz~c't~rina ~~pe~zS to ignare the Aaw~ful ~ equit°e.met~t far usahle access to ~;-ou1• ~and, t~'e:~' minor mc~c~iFic~tic~n of CI~~ prop~s~d ~Iandarina .p~an is r~qt~.i.red to r~s~iv~ ~:his z5sue. I a15~, believ~ ttsere aAe n~aa~~eraus ~eta:13 and tegatiti~s tc~ E~e v~Forlceci c~ut between ~11e pr~~+c~se~ i~~r!dari~~. pra;e~i:, the ac~jacent l~t~c~c?~~e.rs, the 5~:;~te. and ~ert~.xs1 fe~.era~ a,ger~ci~, ~peraCiz?~ an~er tr~ C~ean ~h'~t~±~ :'1c_~ a~d t~~e tiEP~1. ,~dditic~nal investigatic~n into ~~ve~'al en:vi,i°~~nan~:nt~l ;ssttes s~~~uld also ~e t•e~ui~-ed t;e!'or2 l1~~ a~?prr~~al af tl'~~ Ivld~d~~`i:n~ r~-a.~nin.g. Pl.ease ;~~1 free tc? ca,il if ti'c?u h~.ve an.v c~u.~.stic~z~s ~jr ~or~,~~nts. Fiest .re~ards, H locl:~'Gross, tnc. ,4 n ~1`. Grr~ss, Pririci 1 Regular Council Meeting - February 17, 2009 - Page 66 of 98 f Regular Council Meeting - 02/17/2009 The Mandarina Specific Plan e~ibit is on file and available for viewing from 8:00 a.m. to 5:00 p.m. Monday through Friday excluding holidays, at the office of the Town Clerk, 11555 W. Civic Center Drive, Marana, AZ 85653. Regular Council Meeting - February 17, 2009 - Page 67 of 98 ~ i \ ~ t : ~l',~° • ,f ; ,:i; . i I ' ~ ~ ~ ~ ~ ~ ~ C~t i G [ C;~ t=~ ; ~ i ~`l t~ °m , . J~/r _ ! ' ---J-=' ~pW N OF I 7 9 7 qR120N~ ~~~~I~I~ ~~~Cl ~ ~'~~Cl1q~"~ _ R. ~ dari~a . . ~ , ~ #r Mandarina Specific Plan Town of Marana #PCZ-08049 Submitted to: Town of Marana 11555 W. Civic Center Drive Marana, AZ 85753 Prepared for: MSP Companies 650 S. Cherry St. Suite 435 Denver, CO 80246 Contact: Marcus Palkowitsh ~ Pre ared b : p Y Norris Design 418 N. Toole Ave. Tucson, AZ 85701 Contact: Stacey Weaks Ph: (520) 622-9565 Psomas 800 E. Wetmore Road Suite 110 Mandarina Property Ownership: Tucson, AZ 85719 Parcels 217-55-011 A and 218-49-002A Contacts: Tom Lodge and Alejandro Angel I-10 Limited Partnership Ph: (520) 292-2300 650 S. Cherry St. Suite 435 Denver, CO 80246 CMG Drainage Engineering 3555 N. Mountain Ave Parcel 218-49-001 B Tucson, AZ 85719 Tangerine LLC Contact: Clint Glass 650 S. Cherry St. Suite 435 Ph: (520) 882-4244 Denver, CO 80246 ~ February 2009 - ~ N~~~ d~Y,lYla ~ TABLE OF CONTENTS • Table of Contents Part 1- Project Introduction ~ A. Specific Plan Introduction .................................................................................................................................1 B. Specific Plan Authority and Scope ....................................................................................................................1 C. Specific Plan Vision ............................................................................................................................................2 D. Location ...............................................................................................................................................................4 E. Legal Description 6 Part 2- Development Plan 7 A. Purpose and Intent 7 B. Relationship to Adopted Plans 7 1. Town of Marana General Plan 2007 7 2. Single Central Business District (SCBD) 7 C. Development Plan Concept ..............................................................................................................................9 D. Land Use Concept .............................................................................................................................................9 • 1. Mandarina Land Use Planning Areas 9 2. Land Use Summary 11 E. Grading Concept ..............................................................................................................................................12 F. Post Development Hydrology Concept .........................................................................................................12 1. PDP Response to Hydrologic Characteristics of Site ....................................................................................12 2. Floodplain Encroachments .............................................................................................................................14 3. Post-Development Discharges Draining Onto and Leaving the Site ..............................................................14 4. Impacts to Upstream and Downstream Properties ........................................................................................15 5. Engineering Design Features .........................................................................................................................15 6. Compliance with Regulations and Policies ....................................................................................................15 G. Views .................................................................................................................................................................16 H. Circulation Concept ........................................................................................................................................16 I. Public Right-of-Way .........................................................................................................................................18 J. Landscape Concept .........................................................................................................................................18 K. Native Plant Preservation Concept ................................................................................................................18 L. Open Space, Recreation, Parks and Trails Concept ...................................................................................19 1. Open Space ...................................................................................................................................................19 2. Recreation ......................................................................................................................................................19 3. Trails ...............................................................................................................................................................19 M. Infrastructure and Public Facilities .................................................................................................................22 1. Sewer .............................................................................................................................................................22 2. Fire and Emergency Services ........................................................................................................................22 • 3. Water ..............................................................................................................................................................22 i February 2009 ~ R b..~ 4 ~ TABLE OF CONTENTS _ ' darir~a ~ 4. Schools 22 5. Dry Utilities .....................................................................................................................................................23 6. Public Safety 23 7. Trash Removal and Recycling 23 Part 3- Development Standards 24 A. Introduction 24 B. General Provisions 24 1. Applicability of Town of Marana Land Development Code 24 2. Building Codes ...............................................................................................................................................24 3. Additional Uses 24 4. Maximum Number of Residential Units 24 C. Community Development Standards 25 1. Planning Area Uses 25 2. General Planning Area Standards applicable to all Planning Areas 32 Part 4 - Design Standards ..............................................................................................................................50 ~ A. Introduction .......................................................................................................................................................50 B. Purpose and Intent 50 C. Applicability of Town of Marana Land Development Code .........................................................................50 D. Design Review Committee 50 E. Community Design Standards 51 1. Community Character ....................................................................................................................................51 2. Circulation / Streetscape Vision 52 3. Monumentation and Signage 54 4. Open Space 57 5. Landscape .....................................................................................................................................................59 6. Wall and Fence Standards .............................................................................................................................64 7. Outdoor Lighting 66 F. Mandarina Commercial Planning Area Design Standards .........................................................................69 1. General Site Planning Standards ..................................................................................................................69 2. Specific Planning Area Site Standartls 73 G. Residential Site Planning Standards .............................................................................................................74 1. Layout 74 2. Pedestrian Connectivity and Circulation 74 3. Paseos, Open Space and Parks ....................................................................................................................74 H. Architectural Standards ..................................................................................................................................79 1. Non-Residential Architectural Standards 79 2. Residential Standards ....................................................................................................................................81 • ii February 2009 ~ darina TABLE OF CONTENTS ~ Part 5- Implementation and Administration .......................................................................................8~ A. Purpose and Intent 87 B. Proposed Changes to Zoning Ordinance 87 C. General Implementation Responsibilities 87 D. Development Review Procedure 87 E. Design Review Process 89 F. PlanningArea Uses .........................................................................................................................................89 G. Phasing 89 H. Specific Plan Administration 90 1. Enforcement 90 2. Protected Development RightsNested Rights 90 3. Administrative Change ...................................................................................................................................90 4. Substantial Change ........................................................................................................................................92 5. Interpretation .................................................................................................................................................92 6. Fees 92 7. Annual Report 92 • Exhibits Part 1 - Project Introduction Exhibit 1.D.1 - Location and Vicinity ......................................................................................................................4 Exhibit 1.D.2 -Aerial Context .................................................................................................................................5 Part 2 - Development Plan Exhibit 2.B.1 - Single Central Business District ...................................................................................................8 Exhibit 2.C.1 - Land Use Concept .......................................................................................................................10 Exhibit 2.F.1 - Post Development Hydrology ......................................................................................................13 Exhibit 2.H.1 - Circulation Concept .....................................................................................................................17 Exhibit 2.L.1 - Trails 21 Part 3 - Development Standards Exhibit 3.C.1 - Development Standards Matrix - Residential 35 Exhibit 3.C.2 - Lot Stantlards ...............................................................................................................................36 Exhibit 3.C.3 - Single Family Attachetl Standards 37 Exhibit 3.C.4 - Lot Options 38 • Exhibit 3.C.5 - Development Standartls Matrix - Non-Residential ..................................................................40 February 2009 - ki~e ~ : darina TABLE OF CONTENTS ~ M~ Exhibit 3.C.6 - Mandarina Village Center Development Standards ................................................................41 Exhibit 3.C.7 - Land Use Buffering Examples ....................................................................................................45 Exhibit 3.C8 - Land Use Transition Buffer ..........................................................................................................46 Part 4 - Design Standards Exhibit 4.E.1 - Wall Standards-A 67 Exhibit 4.E.2 - Wall Standards-B 68 Exhibit 4.G.1 - Typical Streetscape 75 Exhibit 4.G.2 - Alley Load Character 76 Exhibit 4.G.3 - Courtyard Home Character ........................................................................................................77 Exhibit 4.G.4 - Single-Family Attached Character 78 Tables Part 2 - Development Plan Table A: Land Use Summary ................................................................................................................................11 • Part 3 - Development Standards Table B: Minimum Buffering Between Land Uses .............................................................................................44 Table C: Land Use Transition Buffering Planting Standards ............................................................................44 Part 4 - Design Standards Table D: Arterial and Collector Planting Standards 61 Table E: Paseo Planting Standards .....................................................................................................................61 Table F: Primary Residential Entry Planting Stantlards ....................................................................................62 Table G: Secondary Residential Entry Planting Standards 62 Table H: Tertiary Residential Entry Planting Standards ....................................................................................63 Table I: Open Space Planting Stantlards 63 • February 2009 ~~'~_v~ dal,,lna TABLE OF CONTENTS _~i~ ~~par ~ ~ ~ Appendices and Figures Appendix A-Definitions ...............................................................................................................................a-~ Appendix B-Development Capability Report ...................................................................................6-~ A. Purpose and Intent ........................................................................................................................................B-1 B. Existing Lantl Uses and Zoning ....................................................................................................................8-1 1. Existing On-Site Land Uses ..........................................................................................................................6-1 2. Existing On-Site Zoning ................................................................................................................................B-1 ExhibitApp.B: 6.1 - Existing On-Site Land Uses ..........................................................................................B-2 ExhibitApp.6: 6.2 - Existing On-Site Zoning ................................................................................................B-3 C. Atljacent Property Information within'/4 Mile ...............................................................................................6-4 1. Existing Land Uses ......................................................................................................................................B-4 2. Existing Zoning Conditions ............................................................................................................................B-4 3. Existing Building Heights ...............................................................................................................................B-4 4. Pending Rezonings and Specific Plans ........................................................................................................B-4 ExhibitApp.6: C.1 - Existing Regional Land Uses .......................................................................................B-5 Exhibit App.6: C.2 - Existing Regional Zoning ..............................................................................................B-6 5. Subdivision Plats I Development Plans Approved ........................................................................................B-7 • Exhibit App.B: C.3 - Development Context ...................................................................................................B-8 D. Topography and Slope ....................................................................................................................................6-9 1. Hillside Conservation Area ............................................................................................................................6-9 2. Rock Outcroppings ........................................................................................................................................B-9 3. Slopes Greater than 15% ..............................................................................................................................B-9 4. Significant Topographic Features ..................................................................................................................B-9 5. Pre-Development Cross-Slope .....................................................................................................................B-9 ExhibitApp.6: D.1 - Existing Topography ....................................................................................................B-10 ExhibitApp.B: D.2 - Elevation Analysis .......................................................................................................6-11 E. Hydrology and Water Resources ................................................................................................................B-12 1. Pre-Developed On-Site Hydrology ..............................................................................................................B-12 2. Off-site Watersheds ....................................................................................................................................B-12 ExhibitApp.6: E.1 - FEMA FIRM Map .........................................................................................................B-13 3. Off-site Hydrology .......................................................................................................................................B-14 ExhibitApp.B: E.2 - Pre-Development Hydrology .......................................................................................6-15 4. Existing Downstream Conditions ................................................................................................................B-16 5. Section 404 Permit ......................................................................................................................................6-16 Exhibit App.6: E.3 - 404 Jurisdictional Waters ............................................................................................B-17 F. Vegetation ......................................................................................................................................................6-20 1. Vegetative Communities and Associations on the Site ...............................................................................B-20 2. Vegetative Densities ....................................................................................................................................B-20 3. Significant Vegetation and Federally-Listetl Threatened or Endangered Species ......................................B-20 Exhibit App.B: F.1 - Vegetative Densities ....................................................................................................B-21 • Exhibit App.6: F.2 - Arizona Game & Fish Department Letter .....................................................................6-22 v February 2009 ~ ~ ~ darina TABLE OF CONTENTS K~~ Y ~ ~ G. Wildlife ............................................................................................................................................................6-28 1. Presence of State-Listed Threatened or Endangered Species ...................................................................6-28 ExhibitApp.B: G.1 - Pygmy Owl Critical Habitat ........................................................................................6-29 H. Soils and Geology .........................................................................................................................................B-30 1. Soils ............................................................................................................................................................B-30 2. Geologic Features .......................................................................................................................................B-30 ExhibitApp.6: H.1 -SoilsAnalysis ..............................................................................................................B-31 I . Views ..............................................................................................................................................................6-32 1. Views from the Site .....................................................................................................................................B-32 2. Views into the Site .......................................................................................................................................6-32 Exhibit App.B:1.1 - View Analysis ................................................................................................................6-33 ExhibitApp.B: 1.2 -Areas of High Visibility ..................................................................................................B-38 J. Traffic Circulation and Road System ..........................................................................................................B-39 K. Recreation, Open Space, and Trails ..........................................................................................................B-41 ExhibitApp.B: K.1 - Open Space, Recreational Opportunities, Parks and Trails ........................................6-42 L. Cultural Resources .......................................................................................................................................B-43 M. Existing Infrastructure and Public Facilities ...............................................................................................6-44 1. Water ...........................................................................................................................................................B-44 2. Sewer ..........................................................................................................................................................B-44 3. Schools and Libraries ..................................................................................................................................6-44 • 4. Police, Fire and Emergency Services .........................................................................................................B-44 5. Solid waste disposal and recycling .............................................................................................................B-44 6. Private Utilities ............................................................................................................................................B-44 ExhibitApp.B: M.1 - Existing Infrastructure and Public Facilities ................................................................B-45 N. McHarg Composite (Constraints) Map .......................................................................................................6-44 ExhibitApp.6: N.1 - McHarg Composite (Constraints) Map ........................................................................B-46 Appendix C-Legal c-~ Appendix D-Street Sections ExhibitApp.D:1 - Street Classification Matrix D-1 ExhibitApp.D:2 - Street Section, Tangerine Road D-2 ExhibitApp.D:3 - Street Section, Adonis Road D-3 ExhibitApp.D:4 - Street Section, Major Collector `A' D-4 ExhibitApp.D:5 - Street Section, Major Collector `A', Alternative 3- Interim Section D-5 ExhibitApp.D:6 - Street Section, Major Collector `A', Alternative 3- Ultimate Section D-6 ExhibitApp.D:7 - Street Section, Major Collector `B' D-7 ExhibitApp.D:8 - Street Section, Minor Collector D-8 ExhibitApp.D:9 - Street Section, Village Center'A' D-9 ExhibitApp.D:10 - Street Section, Village Center'B' D-10 ExhibitApp.D:11 - Street Section, Local Street `A' ......................................................................................D-11 Exhibit App.D:12 - Street Section, Local Street `B' D-12 • Exhibit App.D:13 - Street Section, Local Street `C' D-13 vi February 2009 ~ ` T~da~ina TABLE OF CONTENTS ~ • ExhibitApp.D:14 - Street Section, Alley D-14 ExhibitApp.D:15 - Marana Street Standards Detail 120-2 D-15 ExhibitApp.D:16 - Marana Street Standartls Detail 120-1 D-16 ExhibitApp.D:17 - Marana Street Standartls Details 110-3 D-17 ExhibitApp.D:18 - Marana Street Standards Details 110-2 D-18 ExhibitApp.D:19 - Marana Street Standards Details 110-1 D-19 ExhibitApp.D:20 - Marana Street Standards Detail 100-6 D-20 ExhibitApp.D:21 - Marana Street Standards Detail 100-5 D-21 ExhibitApp.D:22 - Marana Street Standards Details 100-4 D-22 Exhibit App.D:23 - Marana Street Standards Details 100-3 D-23 ExhibitApp.D:24 - Marana Street Standards Detail 100-2 D-24 ExhibitApp.D:25 - Marana Street Standards Detail 100-1 D-25 ExhibitApp.D:26 - Marana Street Standards Detail 100-1 D-26 Design Exception Requests D-27 Exhibit App.D: 27 - Northwest Fire Approval Letter D-28 Appendix E-Proposed Plant List ............................................................................................................E-~ Appendix F-Traffic Impact Study ...........................................................................................................F-~ A. Circulation Concept Plan F-1 • 1. Phase 1- 2015 F-1 ExhibitApp.F:1 - Site Plan & Circulation .......................................................................................................F-2 ExhibitApp.F:2 - 2015 Site Traffic Volumes ..................................................................................................F-4 ExhibitApp.F:3 - 2015 Total Traffic Volumes .................................................................................................F-5 2. Phase 2 - Buildout .........................................................................................................................................F-7 Exhibit App.F:4 - 2030 Site Traffic Volumes F-9 Exhibit App.F:5 - 2030 Site Traffic Volumes - Marana NW Reservoir & Regional Park F-10 Exhibit App.F:6 - 2030 Total Traffic Volumes F-11 • vii February 2009 ~ _ ~~t~; ndarina PAOJECTINTAO~ucTION >3'a r , • Part 1 - Project Introduction A. Specific Plan Introduction The Mandarina Specific Plan defines a set of comprehensive planning guidelines and regulations for the tlevelopment of 342 acres located in the Town of Marana, Arizona. This Specific Plan intends to establish standards for the tlevelopment and improvement of the property through site analysis, land use planning, development and design standard components. Various land uses will be integratetl in a manner consistent with the Mandarina community character as defined by this document and the Town of Marana General Plan 2007. Development regulations and standards guiding the implementation of the Land Use Plan are establishetl within this Specific Plan. The Mandarina Specific Plan is a regulatory plan that will be adoptetl by ordinance. In lieu of traditional zoning, the Mandarina Specific Plan will allow the implementation of a detailed and focused land use plan in conformance with the Town of Marana General Plan 2007. Once adopted by Town Council, the Mandarina Specific Plan will supersede all existing zoning for the site and will be a regulatory instrument for the Town of Marana. Located to the east of Interstate 10 at the Tangerine Road interchange, the site is uniquely situated to be developed as a gateway to the Town of Marana and a hub for the region. The Mandarina Specific Plan will provide for a multi-phased, mixed-use community consisting of retail, office, and commercial uses, integrated with a myriad of residential opportunities and community recreation uses. This variety • will afford a wide range of lifestyle opportunities to prospective Mandarina residents of various income levels. Thoughtful trail planning and integration into Marana's proposed trails and open space system will promote healthy living and community connectivity. Sensitive and sustainable approaches to design and development may include innovative storm water management techniques, water harvesting and responsive site planning. B. Specific Plan Authority and Scope Authority for preparation of Specific Plans is set forth in the Arizona Revised Statutes, Section 9-461.08. State law allows for the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and allows for approval and adoption of Specific Plans. Town of Marana Ordinance 87.22 provides the uniform procedures antl criteria for the preparation, review, adoption and implementation of Specific Plans for the Town of Marana. Pursuant to these statutes and ordinances, a public hearing will be conducted by the Town Planning Commission and the Town Council after which the Specific Plan may be adopted by the Town Council and become effective. This Specific Plan is consistent with the Marana General Plan, adopted December 2007, and is in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan, when adopted, will serve as the zoning and development code for the Mandarina property and all subsequent approvals must be in conformance with this Specific Plan. • 1 February 2009 ~ = _ ndarina PROJECT INTRODUCTION ~ ~~t~,_ . • C. Specific Plan Vision An innovative, integrated plannetl community is the vision for Mandarina as outlined below in the community objectives. By integrating a broad mix of uses that provide jobs and services for the community, workers and residents will have access to conveniently located shopping, dining and employment opportunities. The mix of shopping and entertainment will create an area destination, with a series of multi-use paths facilitating movement throughout the community. Mandarina is a project that will adapt to the future-as Marana's needs change, this Specific Plan provides the ability to respond to the need for more intense commercial development, a variety of housing choices for households of all types antl the potential inter- city rail system befinreen Phoenix and Tucson. Designed as a gateway between development to the east and Marana, Mandarina is ideally situated to offer residents an exciting destination. This plan is based on principles of neighborhood design that will result in a great place to live, work, play and shop, in the immediate and long-term future. Ni~~td~~`irt~ is planned as a significant and influential activity center that will evolve with Marana. Located at the transportation nexus of the Northwest Area of Metropolitan Tucson, where Interstate 10, Tangerine Road and Union Pacific Railway converge, Mandarina is well-positioned to become a gateway for the region. Mandarina envisions the opportunity for development that includes mass transit options to serve the growing Marana community. The community will blend regional transit development options with appropriate supporting densities that transition to commercial, business • and office, and adjacent residential uses. Mandarina will integrate innovative planning strategies including residential over retail, increased building heights, and higher residential densities supportive of mass transit. Mandarina will contribute to the Town of Marana's image as an urban center that draws employment and investment into the community. Integrating allowances for adaptive re-use and transit oriented development will create a community which evolves seamlessly with The Town of Marana. Innovative strategies for timeless design set the framework for the Mandarina Specific Plan's adaptability to the economy and demographics of the area. Fundamental objectives of the Mandarina Specific Plan: Encourage f~~N~~~~~Tkfw~:="~~ in land use planning that result in the creation and~availability of attractive development opportunities and make use of the property's natural features, views and adjacency to regional modes of transportation. Allow a variety of ~~~E~~="~~' ~~'~~~~~~~.~ti~~ for community design. Encourage a mixed-use, community that provides for commercial, retail, residential, recreational and community services. ~ Promote ~G~` design, development and construction practices. 2 February 2009 ~ k.9. vr ?t. _ darina PAOJECT INTAODUCTION ~ ~ Encourage ~ G~~'t_I`~~~`~` in site design with respect to design, building heights, orientation and density, open space and parking. Provide physical neighborhood C~C1~C~~~;~~'~: i~lf and ~~:»!~L ~^~~~A~TF~~;~~T~t~RE to stimulate the interactivity of neighbors. Promote ~~I~~::~r~~~r~s~LLi~~~~. ~'~T~C:R!T~' that will define the ~~`~t~GF and C!~'ARACTER of Mandarina. Maximize the ~..~~~E~.~~~~ features and views of the site and ~~f~ of the region. Create development patterns and project designs that further the ~~:~~t.S and ~~~L~G~ES of local government agencies. Provide appropriate T~k~,~v~~~~`;~~~~ between land uses while encouraging an overall community character. Provide a~=~A~'~k'~'`~~t:~f~:€; to evolve, responding to the needs of the consumer and changing market conditions, while maintaining the Mandarina community image and concept. • Promote ~FF~(~:f~ use of land, energy and natural resources resulting in low maintenance costs for the developer and Town over the long-term through reasonable infrastructure requirements. • 3 February 2009 ~ _ ~ ~~darina PAOJECT INTAO~vcT1oN ~ D. Location Mandarina lies within the Town of Marana in Pima County, Arizona. The site is approximately 342 acres and is located east of Interstate 10 and north of Tangerine Road in the Northwest Growth Area of the Town of Marana General Plan. The property lies in Section 36, Township 11 South, Range 11 East and Section 31, Township 11 South, Range 12 East, G. & S.R.M. (See Exhibit 1.D.1- Location and Vicinity, on this page, and Exhibit 1.D.2 -Aerial Context, pg. 5) EXHIBIT I.D.1 - LOCATION AND VICINITY To Phoenix Pinal County ~ ~ . ''"!O~~I~"#: . r~ ~ . ~1,,~~ , ~ . ~cla i , - - _ ^ c ;3 r r ~ , - • ~ ~~C~ ~ `Sif~~ r 4 h.~~ i ~t t~ ~ ~ ° p +r f~ ~ ' Y~ l w ! To Tucson t' • 4 February 2009 ~ , _ ~darina PROJECT INTRODUCTION EXHIBIT I.D.2 - AEBIAL CONTEXT • j ~ ~ ~4 ~ ~ ~ . , ~ ~ . , , f > . s ~ , ~ tt ~ ti '~~O , r. ~ ~ ~ ~ ~ ~ ` °d ~ ~ ~ ~ ~ `r~~ ~~'~,',"s r r `~ca ~ ~ , ~ y . 4~ F•' £ . ~ > .p"~ p ~ t~ " Z~ " t i. J 4.U/ r~ ...~,r ~ ' . ~ . . ` _ Moore~Road~--~~~~~'~~ ~ ~ ~ - ~ ~ ' Proposed , , ~r~ Mandarina Site - . . ~ ~ , j~~ w 342 acres ~ ~a~ ~ q ~ ~ . ; ~ , . ~ ~ ` ; , ~ ~ ~ , ` ~ - - - ~`S'~9'f~ ~ .~j0 . , ~ 4k ~ ' p~ .~.9~~ 3 ` ~ { ~ Y1' Ij ~ I e~K~_ , f I~ ~ ~ , ~ ~ ~ ~k~~~ ( , ' ~ Y.~ - ' r., i v ~ r Y~ ~ ~ ' , . : s~ M • ~ ~ . ~ ~ ~ ~ . ~ , , ~ ~ ~ ~ Tangerine Road . v.. ~ ~ •~.~angenneiFarms~Road R,~~" ~ ~ ~ ~ ~ ~ , . ~ ~ ~ ~s e ~ f ~t,~~ r i ~ ~ { „ , Y e ~ t ~ ~ , ~ F ~ n ~ w . t s ~ o ~ ; ~ l~~`' "j~~~~ ~ ~ ; : ' . ~ , # -r t ~ ~~j ~ ~ ~ ~ t Y ~c.~. . " ' . i`fi~.~ ~ . w ~ ~ .ii~i~,~~l~ti{ . . . , ac. 4 - ~ ~ ~ ~ ~ ~ F . . .aa, ~ . ..,.~.,v. . . . . ~ , . • 0 1,000 2,000 Source: Pima Counry Land Information System, Pima Association of Governments and Town of Marana GIS DepaRment, 4/10/O6 Scale: 1"=2,~~~' 5 February 2009 ~~'r ~ ~ darlYla PROJECT INTRODUCTION • E. Legal Description (See Appendix C - Legal Description) • . 6 February 2009 ; ~ ~ ' ~ : ndarina DEVELOPMENT PLAN ~ Part 2 - Development Plan A. Purpose and Intent This Development Plan establishes the overall parameters for the development of Mandarina consistent with the intent and vision of the Town of Marana by setting forth land use designations and any special conditions and considerations related to the development of each parcel. The Mandarina Development Plan will serve as the overall framework by which the project is approved and developed. This affords the Town of Marana control of the land use and general layout over the course of build-out subject to the development standards of this document. It also ensures the developer a basic use by right, avoiding confusion or misinterpretation in the future by other parties. This component of the Mandarina Specific Plan integrates the project vision and the Town of Marana General Plan 2007 vision with information gathered in the Development Capability Report (see Appendix B) to provide a viable proposal for the future development of Mandarina. Provisions of this Specific Plan are activated by "shall" when required, "should" when recommended, and "may" when optional. • B. Relationship to Adopted Plans The Mandarina Specific Plan is consistent with the Town of Marana General Plan 2007 and the Town of Marana's Single Central Business District. The standards and criteria outlined in these documents shall apply to this Project, except as modified in this Specific Plan to improve the design and / or creativity of the Project. 1. Town of Marana General Plan 2007 Mandarina is located in the Northwest Growth Area of the Town of Marana General Plan 2007. The General Plan designates two land uses on the Mandarina site: (1) the area adjacent to Interstate 10 and Tangerine Road is identified as "Commercial", (2) the remaining site area is identified as "Medium Density Residential." The intent of the Town of Marana General Plan 2007 for commercial and higher-density residential on the Mandarina site is in line with the proposed land uses as outlined in the Specific Plan. 2. Single Central Business District (SCBD) The Single Central Business District (SCBD), created by the Town of Marana (Resolution 2008-60, May 6, 2008), includes the entire Mandarina property within its boundary. The Town vision for the SCBD as a catalyst to change the character of the town to that of a major urban area aligns with the vision of Mandarina for the future, and dovetails with the intent of this Specific Plan. (See Exhibit 2.8.1- Single Central 8usiness District, pg. 8) • ~ February 2009 ~ ~ ~ DEVELOPMENT PLAN _ ~ darina ~ ExHrBrr 2.B.1- SiNGLE CENT~L BusiNESS DIST~ucT ~ ~ ~ s~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 4 , r~. ~ ~ ~~y. ~ ~ ~ ~ ~ , ~r ~ ~ ~ A°~~~£ '+-'_?4~#~~ ~35~+; `s' ~ ~ ~ a ~ al ~~,~r ~ x'< (t~"., d~ ~ : yF "h, ~ # r ~ : a ~ ~ f c+" ~ ~s r ~ t'i +L'~ z t ~ ~ c ~t~~'~* ~ 'r~,~' 3 ~ ~ e~~" ~~"`~~~i s ~ ~ ~ ~ ~ r r # ~'~~3~~r ~ ~ a,e z v ~t~ . 2~ ~ F ~ a~.~'` x , ~ ~ ~ ~ ~ ? ~ . ' 's xi,~ ~ ~ ~ x f ~C~ x tr ~ ~+r~ -s r t r ~ , ~;,,~.t y~; ~'~r * a"~ ° ~p # ~ ; ~ 5~ ~ , t i ,F ~ 3~~tt ~"t~ s~r'3~~",# ~ s a~,~ % _ ~ u f~` ~t`}~ ~ ~ ~ ~t ~ .,ry y ~ t - ~`t ~ ~ J~ . k,~i~ ~ ~~q.' Z$ ~:,s~,} ~R .f ; ~ ' r~~,~ sa ~r Y~ . ~ ~ ~ ~ ~ ~ ' ~ m ~ e 3.-~,.a~ r ~'k ,:~a'~ . f a ro.+~ ~ - ~ ~ p`. f . D~ $ 'Ya . . . , ~ ~t~. ~ * ~ ~ ~ ~4 ~ . ~ Y ~ ''x~ ~ ~ , °ti` ti s~ a . r ,3. ~ ~ # ~ ~k r ti . ~ t~:, r ~ ~ s~;- 3 ~ ~ ~ Singie~Central ~g~ 3 ~ ~ ~ ~ ~ $ ,rv ~ ~ , ~ w ~ ; , a.. , . I M ~ }Business District ~ ~ ~ 4~ ~s ~ ~ ~ ~-g . , ~ r ~ ~ x ' ~ ~ ~ ~r ~ ~ y~- t K . . ~ N $ ~ {4S+F+ ~ ~d ; 4 ~ ~F ~ ~'x,~ ` 1. ^k~~ ~'S`~ ~ a. ~ i asr` c ,~A ~ ~ - w ~ ~a s~ 3' ~ ~ ` v~ ~`~~'S:~'~,.~t + ~ ~k u,v "~x sy,"t~~~ ~ ,~'.~t "I _~.t ..+i;k'v~?~~ . . x ~ ~a1 + ' ~ , ~ ~5 ~ ~ _ ~ r ~ ~ ~r ~ t'. ~ ~a~ ~ ~ ~c'-;~> ~ ~ ~ ~ r~; ~ ~ R~ d , ,4' x ~ ~ ~C~~~ v ~ ~'~^'.~ry ~ ~s~ t ~ ~ s ~ ~ , _ ~ m ~ s1 ``~1`' µ ~ _ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Proposed ~ ~ ~ , 'fi~ • ~ ~ , ~ s, 7~ . . ~ ~ ~ n , ~ ~ x ~ ~ ~ ~ ~K~ ~ ~t ~~i~~~ :~Mandarma~Site~ ~ w . ~ _ ~ ~K~~~~ 4 ~ ~+fi*~y4 ~ "~t x 'R;. i~-~ ~ 7 w.. ~'x ~ g~ ~ ~ ~ . ~t t~a.~ ;k „ ~ , x ' ~ z s~ ~'t ~P'?i~ f., .r~ ~ ~ m": . • - ~ ~ ~ ^ ~w ~ ` ~ r ,nJ`„~r t : { ~ ~ ~ ,~"~.5. a3 ~ ~ ~ ~ .~.~a ~~:nf~~,~ ~~A'F ~ ~ .-~R Y~ *i' , ~x~,=~s Y°~~~~ p ~ 2 . } ~ ~ \ ~ ~ ~ # . ~y , .c . ":yar, ra ~ ~~s.~ .~m'~~ ~ ~ ~ ' ~ ~ i9~t~~ r~ ~tt 1 ~ ~ > tr ~ R u II ~ ~ .s ~ ~'R11 A' s ~ f 'g~ ~ ~s ~ t~ t"`" a ~ ~ ~cffi ~ ~ ~ y ~ P,~~~ ta ~z ~ ~ . ~ , ~.r" ~s 'r~ . ~ ' t~ ~ t x~ ~ ~ ~ ~ ~ ~ ~ M1 -Rk ~ ' ~ ~ ~ ~ ~'t ~ ~ ~ , t~~~ ~ ' a < ~ : ~ . ~~a w 3..~y 'u ~ . F z 3 ~ 5 - . ,f ~C+ ~ 't ~ L, ~ ~ ^x ~ i~ 4 i~ ~ ~ ~ , ~ ~ , ~ ~ £~,~r~~~s~ 4 3 v ~S ~ y , ~ c , ~ ~ ~ r s ~ ~p" ` : ~ ~ ` & ; ° ,f ' z~• ~ y~° rr~~~" s~ ~ ~z:. ~ @ z€ t # 1 ~i 4` ~ ~ ~s ~ 4 ~ ~%3 ~ . ~ ~ ~ ~ ~ } ~ . . ; i i ~ ~;~.~z;~~ a;,'~ ~ ~ ~ R- ~ .u- ~ ~ ~ ~ ~ +~,f' ~R ~'t ~ ''~c x.~: a, .~..#x ~ , , , ; r ~ , u . , . .~m ~ ~ a ~c.-' ~y~ ~ ' .b..., . I. w .wv ` ~ ~j',S ~ r _ 4G _'L~XU _ ~1 . t,. . , a, . _ _ . . . . . . , ~ b~ v+.. , t . ; LEGEND Q Town ~of Marana Single Central Business District Mandarina 0 2,500 5,000 • Scale: 1"=5,000' Source: Pima County Land Information System, Pima Association of Governments and Town of Marana GIS Department, 4/10/08 $ February 2009 t ~ k;`~' ` ndarlna DEVELOPMENT PLAN > • ~ ti.v C. Development Plan Concept The Mandarina Specific Plan provides the framework for a diverse project that responds to market demands and the Town of Marana vision while maximizing development opportunities for the site. By integrating a variety of well planned land uses which may include and are not limitetl to retail, commercial, and office uses, single-family and multi-family residences, a balanced community is envisioned. Mandarina is influenced by its proximity to strong transportation corridors and its inclusion in the Single Central Business District. The strong retail and commercial land use component shall provide employment and tax revenue opportunities for the Town of Marana. The provision of a variety of housing options, appealing to all household types from families to empty-nesters, shall create a diverse community. Integrated residential uses shall provide opportunities for pedestrian friendly, walkable, live/work environments and a network of trails shall provide connections to existing and future open space areas and among the various neighborhoods in the area. (See Exhibit 2.C.1 - Land Use Concept, pg. 10) This plan envisions an area that can accommodate growth, create a destination and function as a gateway, both to the east and to the north as transit plans and transportation alternatives evolve. The balance of uses, consistent with the economic vision for the area, shall be a catalyst and a partner in "Marana's vision as a self-sustaining community that meets the needs of its citizens..."' • ' Marana General Plan 2007, Appendix C, Land Use Decision Keys D. Land Use Concept The four Planning Areas in Mandarina represent a gradation of uses, with the most transportation influenced uses planned for the area adjacent to the Interstate. Uses that are less dependent on direct access to the interchange are intended for the areas to the east ofAdonis Road. 1. Mandarina Land Use Planning Areas The four Planning Areas, tlescribed in this section, shall guitle the implementation of the Mandarina Specific Plan. Refer to Part 3- Development Standards, of this document for proposed land uses for each Planning Area. Land use transition and development standards shall create a project in which the integratetl mix of uses creates a place that people want to live, work, play and shop-helping build a successful Marana for the future. 1.1 Mandarina Transportation Corridor (MTC) The Mandarina Transportation Corridor is directly adjacent to Interstate 10 and is designed to take advantage of the high visibility from the Interstate and access to the new Interstate 10/Tangerine Road interchange. Uses permitted in the Mandarina Transportation Corridor benefit from convenient access to a strong transportation network and the proposed inter-city rail connection. • 1.2 Mandarina Village Center (MVC) The Mandarina Village Center shall be located at the intersection of Adonis Road and 9 February 2009 - ~l '~MdaY'lna DEVELOPMENTPLAN EXHIBIT Z.C.1 - LAND USE CONCEPT ~ ~ ~ ~ ~ ~ ~r `~n„~ ~4ti~i~il~ "~~,a~i,~~' ~ ~ E~ ~ I I I . y 4 i 1 i~ jl~ 1I ~ d ~ . " ~ ~ , ' - i ' C . . , '.~:`z : . r'>'~ ? ti ~ k.;. ~ ~ ~'~x ~ ~ ~ 's. I , ~ , ~ ~ . ~ ~ : ~i~~~!~~~ ~ . $ L3' ~ r;. 3' .~p, 3 . ~ I I M3 ~ ~ ~ "~bN t II. 1 e . ~ 2~ . d" a i } ~ fi ~ ~ ~ d$ k ~ F tii „+II ~ I ~ ' ` ;y+~r } m~ ` . - ~ ~ ~ ~ * Drainage;Easement . _ _ , ~ < ~ ~ ~ , ~~A~~ i~;~ \ ` 9~c. f~~ C' d~ J ~ ° ~ 52.4 Ac. 'j9'i~ ``~,~,ya~ H~. . e ` ~~~s~ 112.1 Ac.~f"`'"~,`" ~ ~ ~ ~'Ao~y~, G ~ ~ ~ '~,;k A ~ ~ 12.3 Ac. F' ~ 10 0 Ac ~ ~E~ s~ 104.6 Ac. ~ > ~ `x.,, ` a,~ 13 5 Ac ~ ~ ~ ~ ~ ~ ~ ~ ` ~ ~ " ~ R 4 ~ ~ ~ ~ ~ ~~a,~,.a 17 3 Ac ~ ~c ~ D ~ , G~,~~,p d9 ~ ~ ~ 16 4 ~Ac ~ ~d~ ;~,~asA'~, ~ ~ ~ ~~~~~~a,~ ~ , , ~ ~ ~ ~ ~`°~'s . ~o ; ~ ~r, 1'a-~.,, ~ ~ ~ . s~~ fdf~ ~ ~ ?'i%r1~ f ~9@,~@ ~p ~ °a_; , ROaa~ . E .u . } h ~ ~ J S \ a ~ Y9 . 1 ~ ~ 53.2 Ac.- ~ ~ ~ ~ ``s. ~a~ ~ 4 ..~',~a~ , ~ , ~ ~ ~ ~ , . Tangerine~Farms~Road' ~ - - - ~ ~ t.ro~ , ~ ~ ~______M_, . v _ ; . ~ ~ `~~g~ ~ - LEGEND _ 0 Mandarina Transportation Corridor 0 Mandarina Village Center • 0 Mandarina Corridor o 500 ~,ooo ~ Tortolita Corridor Scale:1°°=~,ooo' 10 February 2009 ~ ~ ~ darlYla DEVELOPMENT PLAN - l~ JI;; ~ Mandarina Boulevard. The location of the Mandarina Village Center makes it the central core of the Mandarina community as well as a gateway to Oro Valley, Northwest Tucson and the communities east of the interstate. A broad range of retail and employment opportunities shall create a vibrant regional destination. Its pedestrian orientation shall create an exciting walkable hub with a vibrant sense of community. Homes may be integrated into this area, offering residents myriad opportunities for work and play. 1.3 Mandarina Corridor (MC) The Mandarina Corridor holds a prime position adjacent to Adonis Road. The Mandarina Corridor area shall support uses that benefit from the proximity to a major arterial. Uses in this planning area may be related to those within the Mantlarina Transportation Corridor, taking advantage of the vehicle traffic generated by the Mandarina Transportation Corridor uses. 1.4 Tortolita Corridor (TC) The Tortolita Corridor is uniquely situated to take advantage of both the natural beauty of the area and the proximity to the shops, employment and services that are proposed in the other Planning Areas. Nearby open space, regional and local trails and the planned CAP Canal Trail shall provide visitors and residents with easy access to recreational opportunities and breathtaking views of the region's mountains. Uses proposed for this Planning Area are likely • to be less intense, incorporating the dramatic backdrop of the open space into its unique character. 2. Land Use Summary Parcels and their respective acreage are identified for each Planning Area in Table A. Table A: Land Use Summary Parcel Planning Area Area (Acres) A MTC 104.6 B MTC 53.2 C MVC 17.3 p MVC 16.4 E MVC 13.5 F MVC 10.0 C, MC 12.3 H MC 12.1 ~ MC 9.0 J TC 52.4 R.O.W. 41.4 • TOTAL 342.2 11 February 2009 F ~F _ ~darina DEVELOPMENT PLAN ~ • , E. Grading Concept Due to the existing flat topographic characteristics of the site, and previous agricultural uses, the grading concept includes regrading the entire site and the incorporation of a series of drainage channels and paseos to convey all surface runoff into the drainage area adjacent to the western property boundary. F. Post Development Hydrology Concept 1. PDP Response to Hydrologic Characteristics of Site The primary design components for the project drainage system shall be the facilities to convey offsite drainage through the property, onsite retention/detention basins and limited storm drain channels or pipes for conveying onsite drainage to the downstream project boundaries. The post-project 100- year floodplains within the project boundaries shall be contained within the constructed channel. A channel along the west property boundary shall convey the flows that currently parallel the railroad alignment. This channel will end at the northwest corner of the property (adjoining the UPRR) by daylighting into an existing borrow pit that shall be designed and retrofitted to function as a detention basin. The flow line of the channel shall be 3 to 4 feet below natural grade antl the vertical profile shall accommodate a future extension to a tie in with the Barnett Linear Park Channel and existing culverts under the UPRR. The slope of the channel along the UPRR shall be 0.3%. The channel as currently proposed shall have a top width of 166 feet and 1:1 side slopes that are lined with gunite. • The channel shall pass beneath the proposed Tangerine Road Traffic Interchange via a bridge. Offsite flows from the Tortolita watersheds shall be collected by turning the channel along the UPRR north just before it reaches Tangerine Road. There are two possible alignments for this channel, both of which follow along and partly within the Tangerine Road right-of-way and CAP (at a slope of 0.3%). Under Alternative 1, the channel turns due north on the west side of the CAP underground siphon and continues to the south side of the new Tangerine Road alignment (see Exhibit 2.F.1, pg. 13). UnderAlternative 2, the channel turns due north after crossing the CAP underground siphon and continues north of the new Tangerine Road alignment for about 800 feet. It could also be extended easterly, if necessary, to collect sheet flow entering the adjoining property (at an estimated slope of 0.89%). The cross-section of the channel along the existing UPRR right-of-way and CAP can have an earth bottom and gunite lined banks or, be fully lined with gunite. The witlth of the channel shall vary from 70 to 166 feet depending on which alternative is selected. New culverts shall be installed where necessary to provide all-weather access. A third channel and fill shall encroach into Zone A on the northern portion of the project. This channel shall direct the flow originating at the CAP canal overshoot to a confluence with the proposed channel along the railroad. This channel begins at the outlet of the CAP overchute and continues due west along the north property line to the UPRR (see Exhibit 2.F.1, pg. 13). The bottom and banks of this channel may be lined with gunite. The width of the channel shall be 25 to 35 feet and the depth shall be about 4 feet. • 12 February 2009 • • • ( ~r.~:u.. , , ~ , ni . . r.' _ ;s~,}n.rJ'aq . ~ttt2.l' S~ t6, ?{Xi8 ~ ~ ~ , ~ _ _ ~ , , ~rj ~ f ~ r ~ J~~, ~ e ' j ~ , ~ m ./.J_ I I G -~-f ~ ~ ,r~' 'ff,~~~ Z / ~-wy.. $ ~ ;r ' ~ ~ ` r ~ / ~ i; ~ . ~ i ~ i i , ~ ~ ~ ~ o~~ 7~ oo ~ \ j~/, ~ I~~ ~ ~ > f~ ~ ; , ~ ~ ,ri ~ ~ ~ I , o ~l, ~ ; ~ , ~ ~ ~ ~ I o~ \ ~ j ~ ~j ~ , ~~~/T//i ~ ~ ~ ~ ~ ~ i ~ ; ~ v~ ~ ' ~ ~ ~ ~ ~ , ~ ~ ~ , ~ f , , ~ o y ) ~v"_~ ~ ~ ~ l ~ ~ / / / ~j ~ n i ~ / / x ~ ~ ~ , / ~~c; 9 z ~ ~ ~ t r~ ~ / i ~ ~ ~ i / / ~ '~'1, ~ \ ~ ~ ~ / % l % ~ \ g \ / / ~ , ~ ~ j / . ~ ~ ~ ~ ~ ~ ~ / ~ ~r~ ~ ~ % ~ ~ i e ' ~ ~ ~~t~`~'_ f-- ~ ~ , i , ~ ~ ~ ~ j• ~ ~ ' ~ ~ ~ ~~/~~e~ ~~-ti~~_~ , \ ~ pi fi. ~ ~ % j ~ ~ `i~~~~~ / " ~ ~ ' ~ , ~ ~ ~ ~ / ~ ~ ~ ~ ~ ~ ~ ~Z % ~ ~~...~~J.~~~~~~ ~ ~ i ~ ~ ~ ~ ~ ~ ` ~ I I ~ 1 J ~ ~ I / / ~ ~ o ~ ~ ~ ~ . ~ \ i-1_ o ~_"~/L ~ ~ ~ ~ / ~ / ~ % ~ a I ~f ~ ~ ~ ~ ; , ~ L I I ` ~ ~ ~ ~ I i ~ / 9~ ~ . ~ ~ C \ ~ / J q" T 4 ~'~i~ n ~ ~ \~~J"~1 ~ / I ~ a ~ / ~ ( ~ ~ ~ o ~ ~ ( ~ , , ~ . ~ , ~ , 1 i /r ~~w~ \ \ ~ ~ ' - „ ~ ~?~i' \ ~v~ ; ~ ~ / ~ ~ , ~ ~ i ~ y,. \ , \ ~ ~ > > ~ / ~ ' ~ ~ /X / -~f J~' / ~ t~ ; / ~ ~ ~~i ~ uj fi . ~ r ~ ~1. . \ \ \ 'v~~~~~~i e ~ ~ ` ~ ~ % ~ l 11 ____r-~~ . ~ ~ ~ i ,_1 \ ~ ~ 1~~ . / ~ i ~T ~ ~ S~= ~ ' ~ _ ~ , ; f`i ~ / y~~ j 1 / r 3 \ ~ ~ ~ / • ~ ~ / / ~ / / ~ ~ Y' t ~ ~ ~ ~ s' 7 ~L~,~. ° , ~ ~ / ----~----,J ~ o ~ % j ~ ~ ao~:` ' ° % i~ „X~ ~ ~ ~ ~ ~ . ~/J~ ~ l / / x ~ <t,= ~ / / / ~ , ~ ~ f'~~~~~ % ° '1 ~S r ~ ~ , ~ ~ ~ V / ~ ~ ~ , ~ ~ , ~ < I ~ ~ ~ ~ ~ ~ ~ .*f ~ ~ ~ 1/~r / r g~l~ ~ f - ' , ~ ~ ~ ~ ' i s>f~, ~~'~-ia \ ~ i ~ ~F~~ ~ i , ~ ~ ~ _ o ~ . . . / ~ ~ \ i : ~ ~ ~j~~ ~i~ r~~~~~ i ~ ~ ~ _ _ _ " - - - - - ii ~ Q ~ • A ~ , ~,~9 ~ Y \ ~ `~.r~~ ,7 ' f oe / / ~ r ~ ~ dY~- ~ ~ ' ( ~ j ~ ~~/7 /<a ~ ' j - ~ ~ ~ o ~ / ~~~-~_..---~~J - - - - - - / / ~ , ~ i~~~lr~ ; ~ - _ - _~.39 ~j~ ~ / ~j~~~~ . ~ 1 ~a~±_- /Y ~ ` / I n y G / ~ ~ ~ '~1 t, % ~ n m c ' ~ / ~ ~ "G ~ {1 ~ ~ ~ ti ~ I ~ ~ ~ l ~ f t ~ Az° ~ / ~ ~i N ` ...1 ~ 1 r-^~ ' 1 i ~ ~j' f`t rf f o ~ ~ i ~ ~ z ~ ~ ~ 1 ~ + t z `z ~ / ~p~~ ~ / ~ ~ ~ ~ ' ~ 1 ~ i f ' ~ ~;r . ~ ~ ~ ~ ~ , ~ ~ ~ ~ ; ~ ' f ' ~ i / ~ f'?:i ~ ~ ~,l h ~ t i ~ ~ , ~ / ~ i ~ l ~ ~ r~ g ; ' / I ~ ~ ~ i / ~ i v/ i r > i ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~~"-i~~ i---- ~ ~ ~ ~ ~ 4 D' ~J , , > ~ ~ ' ~ f / / j ~ , n ~ ~ ~ ~ ~ ~ / ~ j~ ' ~ % ~ J~,r ' i ~ ,r ~ o ~ . ~ " I~ ~ i f ~ 1 1 ~ / `i/ i ~ I ~ ~ i s ~ f~ I . ~ _ _ Q , `1~~- ~ / r ~ ~ 1 I ~,~°J r } ~ . ~ 1 i ~ r ~ ~ ) i ~ ~ ~ ~ l ~ ~ ' ~ ~?/%'G~/~ ,-'r i ; ~ ~ ~ ~ ~ ~ - 7 ~ , ~ ~~,-v.-„- ~ o,~-= , ~ , ~ , ~ , ~ r ~ ~ -'j ,.r~'~, ~ ~ ~ ~ ~ ~ ~ ~j~%~ ~ ~ ~ ~ = ~ / ~ , ' ~ T~v~,r-~ ~ ~ ~ lJ~',~' , ~ --f'f s..~,~``~~`r° ; r ~ j"~~ ~ ~ ~ l ~ S / 1 r ~"n" ~ ~ ~ r:. , - ' ? c i -V~"" ~ ~ ~ ~ r, - - ~ - ~ 1 ~ ~ ~ ~ ~ ~ i ~ / ~ ~~t,--"-~-,~ ~ ~ ~ ~ ~ ~ ' ~ ~<v,~r~ -zw ` ~ _ ~ ~ i ~ ~ ' i ~ ~ ~ ` ~ ~ ~ ~ ~ _ ~ n 1 ~ ~ ~ ~5~,. ~ . ~ - - ~ ~ ~ft ' ~ f , J~ j ~ ~y! ~`~~~r'~~„~ ~ , l~ ~ ~i / ' ; ~ ~c r ~ ~~.~.:~c~- ~ ~ 1~{ rl ~ j/~ j~~ ~ ~ /-'~~~~~i--% C~i ~ j / ~ ; ~l ~ ~ I ~ / % ;,,'~yi r~~~i ~~f" r~ ~ t V t . ~ « , . ~ e,s~ ~ ~ ~ ~~~Tlli~ff~~ ~~`~~~~~~5~~ ~~~t~ ~~I~`~~~6-~f~l~3C~~ ~ ~ ~ ~ ~ ~ ~ w " ~ ~ ~~~f~ ~"s~?~g~3;~~i_s~:l~''."~f~)~ ~ ' at~,.._i~tR~ ?'1.?~~`J ~ Ch ~ ~ ij `3~ ~ 's~ iN.?aha*sttts;~ n a"~~^~an d~ xM ~ 7"`Kmr C.^.?~i R92d2d~ n-.,;`iT,ar; n~,." .A..~~. , ~ ~ ~ ~ 1 ~ $ ~ ~ ~ ! ~ ~ ~ . ~ N ~ 0 ~ d CJ o ~ r O z ~ ~ M ~ ~ ~ o ~ b W "'C ~ ~ ~ . ~ DEVELOPMENT PLAN _ ` darina ~ A Conditional Letter of Map Revision (CLOMR) and downstream drainage easements for the project (if necessary) shall be addressed with the platting and improvement plans for the individual subdivisions within the Mandarina Specific Plan area. A Letter of Map Revision (LOMR) is proposed to revise the FEMA FIRM panel to remove Mandarina from FEMA flood hazard zones once the required drainage structures are completed. This LOMR shall be based on fill and infrastructure improvements tliscussed above. A Pre- and Post-Development hydrologic analysis was performed for on-site watersheds based on an average land use density of 85% (for TR, PAD and Commercial). Total pre- and post-development discharge rates (prior to detention) for the 100-year storms are 348 cfs and 784 cfs, respectively. These discharge rates were used to determine the total onsite detention requirements for the total project area using the north Marana criteria, which is to contain the 100-year plus 10-year developed contlitions storm water runoff volume within onsite basins. This volume for the entire site under developetl conditions shall be between 94 and 109 acre-feet. This required retention volume shall be provided within one or more basins across the property. Some of the retention is likely to be provided in basins on each parcel and some shall be provided in a sub-regional basin at the northwest corner of the property. Retention facilities shall be designed to drain within 36 hours, primarily by gravity drainage through low flow outlets (and dry wells if needed). The retention areas shall use water harvesting to enhance vegetation to the maximum practicable extent. Onsite channels shall be • constructed as necessary to convey storm water from blocks to the regional detention basin or one of the perimeter channels. CMG Drainage Engineering, Inc. is currently under contract with the Town of Marana to update the FEMA floodplain limits for areas affected by flows emanating from the Tortolita Mountains. The results of this study shall revise the regulatory floodplain limits and tlischarge rates for the offsite flows crossing Mandarina. Those revisions shall be incorporated into future drainage reports and CLOMR/LOMR's for this project 2. Floodplain Encroachments Encroachment into the floodplains is necessary because the entire site is within a FEMA floodplain Zone A with sheet flow depths of 0.5 to 1.5 feet. Onsite drainage features (as discussed in the first paragraph of Section F.1) shall be used to control drainage entering the property and to mitigate impacts to adjoining properties. It is anticipatetl that the proposed channel system, shall at some time in the future become an integral element of a regional drainage plan that provided flood control for lands east of Mandarina and as far north as the proposed Barnett Linear Park channel connection under I-10. 3. Post-Development Discharges Draining Onto and Leaving the Site The Post-development discharges entering the site shall be the same as under existing conditions (up to 6164 cfs). The channelization of the offsite flows shall concentrate the storm water within the channel along the UPRR. This channel shall out let into a detention basin which shall have • a broad weir along it's north boundary, the purpose of which shall be to spread flow back to the 14 February 2009 ~ar:, _ 4* _ ~ ~ ~day~lyla DEVELOPMENT PLAN ~ Y~~ • ~-v~, existing contlitions floodplain witlth, depth and velocity. Peak discharge rates exiting the site shall not increase since the project shall comply with the North Marana detention requirements. 4. Impacts to Upstream and Downstream Properties The proposed drainage systems shall not result in any adverse impacts to adjoining properties as discussed in Section F.1, paragraphs 1-3. The channels shall be lined as necessary to control erosion and have sufficient capacity to avoid a backwater condition on to upstream properties. Returning flow to existing drainage patterns shall be accomplished using a broad weir as discussed in paragraph 3 of Section F.1. 5. Engineering Design Features Engineering tlesign features include the channels and detention basins discussed above. These structures shall be designed and constructetl in accordance with Town of Marana standards. Riprap aprons may also be used to control erosion at culvert and channel or basin outlets. Vegetation may be used to enhance channels but preservation of natural channels is not possible since none exist on the site. 6. Compliance with Regulations and Policies Construction of the drainage facilities shall provide compliance with Town of Marana drainage • standards and policies as discussed above. The design lends to the opportunity for future extension of the channel along the UPRR to connect to the Barnett Linear Park Channel, and possibly to areas east of the CAP. • 15 February 2009 _ mandarirla DEVELOPMENT PLAN • G. Views As shown in the Development Capability Report (Appendix B), the existing site topography is flat with views to the region's mountains in all directions. Where possible, the development of Mandarina shall maximize view corridors and vistas to the major mountain ranges. Alignments and locations of roads and trails shall take advantage of these abundant mountain views, when possible. H. Circulation Concept The Mandarina Circulation Plan establishes the general circulation layout for the community and the area east of Interstate 10, and shall accommodate all modes of transportation-personal vehicles, transit, future inter-city rail and rapid transit stops, bicycles, and pedestrians. All arterial and collector roads shall have bicycle lanes and detached sidewalks to accommodate pedestrians. Where practical, sidewalks along arterial or collector roads should connect with multi-use trails located within adjacent paseos. The network of trails shall provide connectivity to open space areas and community recreation facilities in conformance with the Northwest Marana Area Plan for the Open Space Parks and Trail System. (See Exhibit 2.H.1-Circulation Concept, pg. 17; and Appendix F - Trallic Impact Study) • • 16 February 2009 e q~: ~ ~ ~ DEVELOPMENTPLAN _ e ndari~a ~ E~~siT 2.H.1- GACUr.ATioN CoNCE~r , ~ ~ ~ _ ~ ~ ~ ~ ~ f~ ~ ~ ` ~ ~ , , ~ ~ ; ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~N ~ .s ~ ~ ~~~a , ~r , ~ , . _ . s _ ~ ` ~ ~ Drainage,Easement t~~ tw ~ . . : _ ~ = ~ F..._,~t ; - ~ ~ - ~ ¥ ~r. ~ ~ ~,,ti ~ 1 ` ~~,o ti . ~ r ~ 9.0\Ac. l ~ ~ ~ ~ ' 52.4 Ac ~ ` ~~~4 ~ . ~ `~,y.~ H ~ . ` ~ ~ ~~°~is~~.12.1 Ac. ~ ~ ~ . 0~~,.~/ ~ ~~...~""',~17~'''•~''v''~~ \ ~ ~ ~ 1 . . ~ ~ ~ ~ p' ~?.3 A~. \ ~ . ~ Y~~, f`~~. ~10~.~ Ac. 1,~a~. i. E , ~..a.~13 5 Ac. ~ ~ A: ~ * ~ ~ f'""' ~`'~s., m ~ ~ ~ .l c ~ ~ ~r~~,~o;~, Zz3 A~. ~ ~ ~ ~~~~o~~ ~ ~ ~ ~ ~ ~ ~~Oa\ •~as \ 16.4 Ac. ~j' 5a~~~ ~ ~ t ~ ~,.s~~f~ 'c~'a;~fo~ ~ ,____~~__an9erin aa ro ; a~~'`~ , , ~ ~ ~ ~ B ~ x~ ~~~~~x~~ ~ ~ ~ . ~ ~ J~3.2 E~C. ~ a~~ ~ ~ , ' ~ ~ ~ ~ ~ ~s ~ ` 4~`~, * 4,~ ~ ~ ~ j 3 ~ ~ ~f~ ,~M~;.. ~ ~ ~ a. ~ ~ ; ~o~a , . g ~ ~ i '`.,r'`~~~y ; F: ~ y ~ ~ ~ ~ , ~ ~ , F`~ 1 ~ ~ xr ~ ~ - , ~ . ~ ' ~ i ~ ' ' S ~ s4.~r s a t t~~b~~ s,~"~ ~ . . a~ F ~ p ~ €a a•r . ~ ' x°rg ~k." , :'z .i~~,.F`~.,,., . t , ; . _ ^xnxr.^~,..~,+~~ . ~ r ~ , • LEGEND ~ Arterial Road ~ Collector Road o 500 ~,ooo • Scale:1 "=1,000' 17 February 2009 - ~ ~day~lyla DEVELOPMENT PLAN ~ ~1- • I. Public Right-of-Way Public Right-of-Way (R.O.W.) is permitted within any planning area. Landscaping, berms, accent lighting, trails, monumentation, signage, temporary signage, drainage facilities, entry features and other landscape elements are permitted within the public right-of-way. Monumentation, signage, entry features, pavers, and raised crossing surfaces shall require a right-of-way use permit and a license agreement for maintenance. Sight visibility requirements, as specified by the Town of Marana standards, shall be met. After dedication to the Town of Marana, the license agreement shall allow for the maintenance of any landscaping, trails, drainage facilities, accent lighting, antl entry features in the public right-of-way, which shall be the responsibility of the Master Developer or its assigns. J. Landscape Concept Mandarina's landscape palette shall highlight the regional characteristics of the Sonoran Desert and Southern Arizona. To achieve this, a myriad of colors and textures shall be applied through the landscape design using a combination of native and non-native plant materials. A blend of accents, trees, shrubs and ornamental grasses shall provide year-round interest throughout the community while maintaining an intligenous appearance. Plant materials shall be used to create connectivity and continuity within spaces, along roadways and pedestrian corridors, through parking lots, within open space and common areas and serve as transitions across property lines. No design shall be completetl without assessing adjacent landscape areas already designed and/or installed. Turf areas may be allowed in open space areas. The • landscape shall be irrigated but shall have low water and low maintenance requirements once the plant materials have been established. A mix of desert shrubs, cacti, ornamental grasses and wildflowers shall be used to revegetate disturbed areas and minimize erosion. These areas shall be maintained to appear as a naturalistic environment, where appropriate. The landscape design for Mandarina shall take into consideration Xeriscape principles and water-wise landscape design that are promoted by the Town of Marana. Principles of sustainable storm water management may be applied as appropriate to parking lots and drainage areas. See Appendix E for the list of plants that shall help define the project. K. Native Plant Preservation Concept Native Plant Preservation Plans shall be prepared in accordance with Title 17 of the Town of Marana Land Development Code. • 18 February 2009 ` ~ - +~~'1dal~'lYla DEVELOPMENT PLAN ~~~~M' ~ L. Open Space, Recreation, Parks and Trails Concept Mandarina shall provide opportunities for the active lifestyle that draws people to Southern Arizona. A goal of the open space concept is to assure that every employee and homeowner is within reasonable walking distance of open space, a trail corridor, or paseo. A carefully designed nefinrork of trails shall connect Mandarina to the Town of Marana's master planned trail system. 1. Open Space 1.1 Definition All common areas (with the exception of streets, alleys, and concrete channel bottoms of drainageways), parks and trail corridors in Mandarina shall be considered open space. Integration of drainage facilities and recreation areas are encouraged where practical to provide atlditional open space opportunities. 2. Recreation Where required by this document, recreation areas integrating elements such as play structures, turf areas, picnic tables, benches and community gathering areas may be incorporated to provide active and passive recreation opportunities. Drainage facilities that do not interfere with the function of the parks are permitted in recreation areas. • 2.1 Requirements On-site recreation areas shall be measured and credited on a project-wide basis to meet the intent of this Specific Plan, thus allowing the Master Developer to create diverse recreational amenities for the community that are appropriate for the neighborhoods being developed. The Town of Marana requirement for on-site recreation area of 185 square feetfor each single-family residence, 140 square feet for each town home unit and 100 square feet for each apartmentl condominium unit shall be used to determine the recreation area for the community. Any trails antl trail corritlors in Mantlarina that are part of the Town of Marana regional trail system shall be considered part of the community-wide recreation area calculations to meet the intent of this plan. Regional parks shall be accounted for separately, and will not be counted toward any on-site park requirements, but shall be eligible to receive impact fee reimbursements. 2.2 Assurances Assurances, such as a phasing plan, shall be created and included in the development agreement to ensure the required amount of recreation area and amenities are built in a timely manner and adhere to the intent of Town of Marana standards and this Specific Plan. 3. Trails A trail system shall provide connectivity with the CAP Canal Trail, Wild Burro Wash Trail and the Tangerine Greenway (see Exhibit 2.L.1 - Trails, pg. 21). The planned Mandarina Trail shall form • the backbone of the trail system, connecting the land to the north of Mandarina to Tangerine Road. Connections to the Mandarina Trail shall be made from within the community by a network of multi- 19 February 2009 ~ darlna DEVELOPMENT PLAN ~ - use secondary and neighborhood trails, creating abundant walking and biking opportunities. The developer shall coordinate with the Town to determine the best location for the Mandarina Trail. The location of the CAP Canal Trail is in the planning stage. A separate at-grade crossing of Tangerine Road may be neccessary if the Trail receives a National Recreation Trail designation. If the trail crosses Mandarina, care shall be taken for proper site planning and trail-community interface to enhance the trail experience and create connectivity within the community. The portion of the trail passing through Mandarina shall be credited towards open space requirements for Mandarina. The Tangerine Greenway and Wild Burro Wash Trail are planned to be located adjacent to Mandarina in the Tangerine Farms Road right-of-way and shall create opportunities for regional trail connectivity to the Tortolita Mountains. The developer shall cooperate with the Town of Marana to determine the appropriate trail connections. ~ ~ zo February 2009 ~ darlyla ~ ~ ~ DEVELOPMENT PLAN ~ ~ • EXHIBIT Z.I..1 - T'RAIi.S ~ ~ • ~ ~ ~ ~ • ~ ~ ~ • ~'9,p 9~0 • \ ~ ~ d7d 9~~~/ • • • • • ~ ~ ~ -1Gfoore o • , ` • , ~ • ~ ~ ~ : ` p.o, ~ . ~ ~ ~ ~ • ~ ~:i~ A ~ 1 • ~ Mandarina ~ • ~ ~ ~ ~ • ~ ° ~ ~ . ~ ; ~ ~ ~ . ~ ~ ~ • Wild Burro Trail and Tangerine Greenway ` • • ~ Tan erine F Ro~i • ~ ~ ~ ~ U a v ~ , LEGEND ~ • • ~ • ~ • Proposed Mandarina Trail ` • ~ ~ • ~ • Proposed Trail Route Note: CAP Canal trail is conceptual and final IacaUon may change ~ at the disaetion of The Town of Marana. The developer shall 0 1,000 2,000 coordinate with the Town to determine the best location for the Mandarina Trail. SCale: 1 "=2,000' Source: Pima CouMy Land IMormation System, Town of Marana GenerafPlan & Town ofMarana NorthwestArea Plan 21 February Z009 - ~ ~ ~ j ~ ~~darina DEVELOPMENT PLAN • M. Infrastructure and Public Facilities 1. Sewer Mandarina shall connect to the appropriate owned system for wastewater services. A wastewater service agreement shall be completed with the proper agency. Mandarina shall cooperate with the Town of Marana to develop a system that serves the project area. Currently, it is planned for Mandarina to connect to the planned sewer line in Moore Road west of Interstate 10 via jack and bore. Depending on the wastewater master plan the Town develops at the time of construction, the cost of the sewer connection may be shared with adjacent development or improvement district. 2. Fire and Emergency Services Mandarina is located in northwest Marana, which is currently served by the Northwest Fire District. Currently, this property is not located in the Northwest Fire District service area, but Mandarina is located within the service boundary. Areas of Mandarina shall be annexed into the Northwest Fire District. 3. Water Mandarina is located within the service boundary of the Town of Marana Water Department. The Town of Marana has an assured water supply, as classified by the State of Arizona Department of • Water Resources. Since the project site is currently not served by the water utility, a water service agreement shall be completed between the Town and the Developer to include this property in the Town's water service area. A finro pipe system shall be installed to allow for the use of potable water for domestic and commercial uses and non-potable water to be used as an irrigation source for any feasibly served common areas, community recreation areas and public facilities. 4. Schools Mandarina is located within the Marana Unified School District. Estes Elementary School, Marana Middle School, and Marana Plus Alternative Education are located within approximately 1.25 miles of the northwest corner of the project site. The planned Gladden Farms school site may serve some of the students of this site in the future. Currently, the schools listed below shall serve Mandarina: Estes Elementary School Marana Middle School Marana High School In discussions with Marana Unified School District, it is projected thatthe residential areas of Mandarina will not generate a sufficient population of students to locate a school site within the community. A contribution or fee may be given to the Marana School District for school-age housing consisting of single family detached units and a proportionate amount for attached and multi-family units. Consideration and credit shall be given for the substantial commercial and retail tax base generated • by the project. There shall be no school contribution or fee for any age-restricted or retirement housing units or other non-residential buildings constructed within Mandarina. Contributions or fees, 22 February 2009 ~ ~ _ { ~dari~a DEVELOPMENT PLAN x~ ~ if any, shall be determined prior to the approval of a Final Plat and shall be set forth in a Development Agreement. 5. Dry Utilities Natural Gas Southwest Gas shall provide natural gas service and installation for the community. Communications Qwest Communications shall provide telephone service and line installation for the community. Electric TRICO Electric Cooperative shall provide electrical service and facility installation for the community. Cable Television Comcast shall provide cable television service for the communit . 6. Public Safety Mandarina is located within the incorporated limits of the Town of Marana and shall be served by the Town of Marana Police Department. 7. Trash Removal and Recycling Trash removal and recycling shall be provided by private contractors. • • 23 February 2009 ~ - , ~ ~ ; ndarlna DEVELOPMENT STANDARDS ~ Part 3 - Development Standards A. Introduction Mandarina Development Standards are intended to encourage design innovation in land development The development standards permit the integration of commercial, flex space, retail, ofFice, industrial, residential, open space and recreational land uses in a mannerthatshall be consistentwith the Mandarina community character antl the Town of Marana General Plan 2007. As set forth in the Development Plan section of this document, the land use designations (Planning Areas) within the Mandarina Specific Plan are (1) Mandarina Transportation Comdor, (2) Mandarina ~Ilage Center, (3) Mandarina Corridor and (4) Tortolita Corridor. Within each Planning Area, land uses and appropriate standards shall be applied to assure quality development and transitions between uses. (See Exhibif 2. C.1- Land Use Concepf, p.10) B. General Provisions 1. Applicability of Town of Marana Land Development Code Development standards herein supersede all requirements of Ti~e 8, General Development • Regulations, in its entirety, unless otherwise noted. If an issue, condition or situation arises or occurs that is not set forth in this Specific Plan, the applicable portions of the Town of Marana Land Development Code as adopted at time of approval of this Specific Plan shall apply. 2. Building Codes All construction within the Mandarina Specific Plan area shall comply with the current locally adopted versions of the International Building Code, the International Mechanical Code, the Uniform Plumbing Code, the National Electric Code, the International Residential Code, the Town of Marana Outdoor Lighting Code, and the local fire code as applicable for the specific project at the time of permitting. 3. Additional Uses Whenever a land use has not been listed as being a permitted use in the development standards within this Specific Plan, it shall be the duty of the Town of Marana Planning Director to determine if said use is: (1) consistent with the intent of the planning area and (2) compatible with other listed permitted uses andlor existing uses. If said use is deemed compatible it shall be approved as an administrative change. 4. Maximum Number of Residential Units Forms of residential development may occur throughout Mandarina, and may include single family detached, single family attached, and multi-family residential units. The maximum number of residential units (single family detached, single family attached, and multi-family) will be 2500. • 24 February 2009 - ~ darlna DEVELOPMENT STANDARDS ~ C. Community Development Standards Mandarina's Community Development Standards outline the Planning Area Uses and Planning Area Standards for the community. The designated Planning Areas permit a variety of land uses, including commercial, office and retail uses of various scales, a mix of residential densities and housing types, and open space. The intent is to design a community that responds to market demands by offering a wide range of opportunities for residents and visitors. Comprehensive planning standards ensure continuity of design and intent across Planning Areas. Sustainable energy conscious design is encouraged in all Planning Areas. 1. Planning Area Uses Each Planning Area, with its respective allowed uses, is ou~ined in this section. The intent is to provide for a mix of uses which shall enliven the community. 1.1 Planning Area Uses-Mandarina Transportation Corridor (MTC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries . • Assisted living facility / Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural 8~ educational facilities, such as amphitheater, art gallery, public and private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Funeral home / Mortuary / Crematorium • Health care facilities, such as hospital, medical office, out-patient clinic, ambulance services and similar uses • Heliport • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (major and minor), community signage and wayfinding • Movie, N and radio studios • Office, such as financial services, govemmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Outdoor entertainment facilities, such as amusement park, water park, mini-golf course, go-kart track and similar uses • • Parks / Open space / Recreation facilities • Personal storage warehouse facilities 25 February 2009 # d'. - ,~ndarlna DEVELOPMENT STANDARDS ~ ~ ~ • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institution • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales,serviceandstorageforpassengervehicles,commercialvehicles,motorcycles, ANs, boats, trailers RVs and similar uses • Sales and services with drive up and through facilities such as bank, coffee shop, • dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses • Uses related to local and regional multi-modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications f~ilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • • Residential - Single family attached • Residential - Multi-family 2s February 2009 m ~ ~ - ~ r ~Yldarlyla DEVELOPMENT STANDARDS • c. Not Permitted • Residential - Single family detached 1.2 Planning Area Uses-Mandarina Village Center (MVC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility / Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and private educafional facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Health care facilities, such as hospital, medical ofFce, out-patient clinic, ambulance services and similar uses • Indoor entertainment facilities, such as movie theater, bowling alley, and similar • uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (majar and minor), community signage and wa~nding • Movie, N and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institution • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Residential - Single family attached • Residential - Single family detached (Parcel F only) • Residential - Multi-family • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in • restaurant, bar, tavern, night club and similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale 2~ February 2009 ~ ~~~~°°~r~ - ~ 4 day~lyla DEVELOPMENT STANDARDS • and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requiremen#s) • Sustainable energy conscious design and altemative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses • Uses related to local and regional multi-modal transit and facilities • • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini-golf course, go-kart track and similar uses • Sales,serviceandstorageforpassengervehicles,commercialvehicles,motorcycles, ANs, boats, trailers RVs and similar uses c. Not Permitted • Reserved 1.3 Planning Area Uses-Mandarina Corridor (MC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility / Adult daycare / Nursing home / Continuing care facility • • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and 2s February 2009 - darlyla DEVELOPMENT STANDARDS • ` private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Funeral home / Mortuary / Crematorium • Health care facilities, such as hospital, medical o~ce, out patient clinic, ambulance services and similar uses • Heliport • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel antl similar uses • Monumentation (major and minor), community signage and wa~nding • Movie, N and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Personal storage warehouse facilities • • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institufions • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Residential - Single family attached • Residential - Single family detached • Residen6al - Multi-family • Restaurant sales and senrices, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail Sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales,serviceandstorageforpassengervehicles,commercialvehicles,motorcycles, ANs, boats, trailers RVs and similar uses • • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and simila~ uses zs Febraary 2009 ~ a ~3 _ ~~~ti~~ndarina ~EVELOPMENTSTa~v~~s ~ ~ • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction ofFce, sales office, welcome center and similar uses • Uses related to local and regional multi-modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director • b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini-golf course, go-kart track and similar uses c. Not Permitted • Reserved 1.4 Planning Area Uses-Tortolita Corridor (TC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility / Adult daycare / Nursing home 1 Continuing care f~ility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as, health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Health care facilities, such as hospital, medical office, out-patient clinic, ambulance • services and similar uses • Heliport 30 February 2009 ,5 j~ DEVELOPMENT STANDARDS _ x ~darina ~ ~ • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel ! motel and similar uses • Monumentation (major and minor), community signage and wa~nding • Movie, N and radio studios • Office, such as financial services, govemmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Personal storage warehouse facilities • Public antl private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institutions • Research and Development / Technical / Flex Space / ~ight Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. . • Residential - Single family attached • Residential - Single family detached • Residential - Multi-family • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club antl similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and altemative power generation • appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses 31 February 2009 _ ~darina DEVELOPMENT STANDARDS • f • Uses related to local and regional multi-modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini-golf course, go-kart track and similar uses • Sales,serviceandstorageforpassengervehicles,commercialvehicles motorcycles, ANs, boats, trailers, RVs and similar uses c. Not Permitted • Reserved 2. General Planning Area Standards applicable to all Planning Areas The following standards apply to all Planning Areas. See C.1 for Planning Area uses. • 2.1 Residential Forms of residential development may occur throughout Mandarina, and may include single family detached, single family attached, and multi-family residenfial units. a. Single Family Detached The minimum lot size for each single-family detached unit is 3,504 square feet. The intent is to encourage developmentthatcomplements an employmentcenterantl transitoriented development Single-family detached residential development may utilize conventional layouts and unique layouts to meet niche needs within the market. Examples include patio homes, alley-loaded homes, green court homes, zero-lot-line homes, and similar configurations. To encourage product tliversity, 60% of the area within a plat may be dedicated to the development of multi-story single family detached lots. In cases where a plat contains only single family detached lots, then 60% of the single family detached lots may be multi-story dwellings. i. Development Standards • Exhibit 3.C.1 - Development Standards Matrix - Residential, pg. 35. • Exhibit 3.C.2 - Lot Standards, pg. 36. • Exhibit 3.C.3 - Single Family Attached Standards, pg. 37. • Exhibit 3.C.4 - Lot Options, pg. 38. ii. Accessory Uses The following residential accessory buildings and uses may be located on the same • lot with a permitted dwelling, provided that the architectural style of the accessory 32 February 2009 - ~1C~.~']~darlna DEVELOPMENT STANDAI~DS • building is harmonious with the main building and, further provided, thatall residential uses are compatible with the residential character of the neighborhood: • Swimming pools, spas and related structures • Patios and childrens' play structures • Home occupations • Guest home • Garage, carport or enclosed storage • Sports courts • Fences and walls • Community recreation uses including sports courts, swimming pools, spas, recreation buildings, patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Model homes, within an approved subdivision • Alternative power generation appurtenances b. Single-Family Attached Single-family attached residential development may utilize conventional layouts and unique layouts to meet niche needs within the market. Examples include rowhomes, • townhomes, and similar configurations allowing for product diversity. i. Development Standards • Exhibit 3.C.1 - Development Standards Matrix - Residential, pg. 35. ii. Accessory Uses • Swimming pools, spas and related structures • Home occupations • Guest home • Garage or carport • Sports courts • Fences and walls • Community recreafion uses including sports courts, swimming pools, spas, recreation buildings, childrens' play structures patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Model homes, within an approved subdivision • Alternative power generation appurtenances • ~ February 2009 ~ y _ ~ ~~ndarina ~EVEr,opMENT sTa~v~~s ~ _ k t~: c. Multi-Family Multi-family residential development may utilize conventional layouts and unique lay- outs to meet niche needs within the market. Examples include stacked flats, condomini- ums, apartments, and similar configurations allowing for product diversity. i. DevelopmeM Standards • Exhibit 3.C.1 - Development Standards Matrix -Residential, pg. 35. ii. Accessory Uses • Swimming pools, spas and related structures • Garage or carport • Fences and walls • Community recreation uses including sports courts, swimming pools, spas, recreation buildings, children's play structures patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Alternative power generation appurtenances ~ • ~ February 2009 • • • ~ . (O O~ ~I ~ CT A CJ N ~ . ~ . v ~ N O -a ~ ~ ~ . 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U` O f"~~ ~ i : . d T ~ ~ ~ ~ ` . . a~ ~ ~ x r-~r ~ ~f ~ ~ r° fD ~ ~o ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ C~ Ch ~ ~ p ~ N Z 'y, '"r ~ ~ O ~ ~ ~ ~ V~ ~ ~ ~ O ~ ~ o- ~ l~D ?~s d ~ ~ ~ ~ ~ N ~ ~ d d ° ~ ~ c~ I~ F... ~~-+ ~D hti ~--. n ¢, O CD ~+ Q., a. ~a -~ ~: 0 -~ ac x 7 M w n w r M n x M d ~Z d d d t~7 r 0 M z y~ z d • • • ~ ~ ' l' ~ ; rD ~h _ ~ ~ ~ ~ ~ ~ 0 ~ • ~ ~ ~ n ~ ~ ~ ~ ~ ~ 1 `C ~ ~ ~ rr ~ ~ O ~ ~o .e,.r O • r~ ~ N ~D ~ O ~ ~ W ~ ~ rt ~ ~ ~ ~ ~ cv ` ~ ~ ~ ~ ~ ~ ~ 7 rt a W ~ . . ~..e......~..~ ,....e . . Y i'i ,r ~ fr • ~ ~ rYI~ ~...~...e ~ ~ V r1 ~ C.i7 ~ h'!h ~ F~ ~ ~ rt ~ A a ~ . ~D ~ ~ O ~ O ~ ~ p _ - - = - - _ _ ~ o • 1~7 . ~ - _ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ o 0 ' ~ ~ CD • C7 C A~ ~ rh ~ ~ C ~ ~ ~ ~ o ~ ~ b ~ ~ ~ ~ W M ~ ~ r' ~ ~ ~ r ~ o ~ ~ O C~ ~ ~ y o ~~--y b OWO ~ C/~ Cv/~ DEVELOPMENT STANDARDS _ darina ~ 2.2 Non-Residential Non-residential development occurs throughout Mandarina and shall be integrated with other uses in all Planning Areas. Examples of non-residential uses include: office, retail (stand alone and in-line), flex space, mixed-use, civic and institutional uses. See section 3.C.1 for the list of allowed uses for each Planning Area. i. Development Standards • Exhibit 3.C.5 - Develapment Standards Matrix - Non-Residential, pg. 40. • Exhibit 3.C.6 - Mandarina Village Center Development Standards, pg. 41. • Section 3.C.2.3, Land Use Transi6on Buffers, for applicable landscape transition standards • Section 3.C.2.4, Parking, for applicable parking standards • • ~s February 2009 • • • ~ v z ~ CO ~ Oo v m (T A W N ~ 'A T^ . V/ ~ I f O r ~ ~ O ~ ~ ~ ~ n ~ W a a~ N N ~ O O n !1 ~D ~ ~ o Q ~ c,~ a~`'~ ~ ~ ~ 1- ~ C O m cn ~ Q p ~ ~ o o ca ~D, ~ ~ CD p ~ ~ ~ ~ ~ C (p ~ n ~ I ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~ ~ ~ s' ~ ~ ~ ~ CD (Q~ ~ ~ ~ ~ ~ N ~ CD N! Q' ~ ~D ~"F ~ W n ~ .N--: p C C C) y t/N~ ~ N ~rt O ~ ~"5 ~ ~ CD N C ~ N Q Q ~ ~ ~ N ~ ~ ~ ~ CC_D ~ ~ N ~ N. S~ CD ~ ~ y O Q. ~ a 3 ~ N y ~ n ~ ~ N ~ ~ ~ . . . ~ 'i ~ ~ ~ ~ c ° ~ ~ ~ u~ ~ ~ ~ fl- ' ~ o Q- ~ c ~ ~ m ~ m ~ ~ I' cn o~ o~=~• ~ o a,• 3' ~ CD ~ n a c ~c CD ' ~ ~ ~ ~3 ~ ~ Q- ~ m m ~ o ~ ? y ~ ~ ~ ~ ~ ~ ~ ~ I t/~ CD ~ ~ O N ~ O 0 ~ ~ O $ ~ ~ ~ O ~ Z ~ ~ ~ 3 D W G_ ~ ~ N ~ t~i~ O ~ ~ ~ O ~ ~ ~ Q ~ Q C Q ~ a ~ ~ C Q ~ ~ ~ ~ N ~ ~ ~ ~ o ~ o ~ u, ~ S- o ~ ~ m a, ~ Q- ~ ~ a~ ~ ~ m~ o cu c~ o v~i - m a~ C~ cc3 cD ~ ~ 0 ~ N ~ ~ ~ ~ ~ ~ n ~ ~ ~ ~ O ~ ~ ~ ~ ~ CD ~ ~ ~ ~ Q ~ ~ ~ ~ ~ G' ~D ~ C ~ ~ G (Np v cG ~ ~ ~ o- CD O ~ ~ rt CD N N ~ CD ~ ~ Q" cQ O ~ N C~D 0 7r O ~p = ~ ~ C ~ ~ ~ ~ ~ tn (p y ~ ~ C O C.~.ti p~ 3 ~ m ~ CD ~ ~ N ~ CD ~ O Q Q. ~ t~/~ ~ C• ay N ~ ~ ~ ~ ~ N ~ ~ a" ~ ~ n CN7'i C.NT C.7~ ~ ~ t/~ ~ Q N CD O O O = ~D ~ N G' ~ "'r-?4 ~ O ~ ~ ~ w w o,° ~ f/~ cc ~ o ~ c' ~ ~ ~ ~ ~ o, ~ m u~ cu a ~ c~u m~ o ~ Q~ y ~ ~ ° C ~ N ~ ~ ~ r m ~ ~ ~ m ~ ~ r; ~ ~ ~ ~ ~ c~ o ~ C~ ~ c ~ a~~ ~ ~ ~ c, Q a~ o 0 0 0 0 ~ c~ m ~ CD ~ ~ ~ ~ ~ ~ ~ a, _ ~ ~ cn ~ ~ m - ~ ~ ~ tn n ~ ~ ~ p C (~p ~ fl,~j ~ 3 Q ~ ~ ~ ~ ~ n ~ ~ (Q ~ fl1 ~ 3 A ~ ~ CD G ~ ~ ~ ~ ~ ~ ~ ~ ~ N N ~ N N ~ ~ ~ ~ ~ (G ~p U1 CT O CT CT (n u' N C7 ~ C cu c ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ C ~ - ~ O N ~ ~ .-~r ~ yf ~v. ~ ~ Q C CN O O O O ~ O ~ ~ N ~ C~D ~ W ~ O Q- ~ ~ ~ 3 N Q ~ ~ ~ ~ ~ ~ ~ ~ ~ y ~ -a O n O O O O O g ~ O n ~ vo Vo vo ~n Cp V~i N C~ _ N ~ 7 ~ ~ ~ Q ~ A m ~ c ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ ~ a' ~ Q o 0 0 0 0 ~ ~ m y ~ ~ ~ ~ ~ ~ ~ - n ~ ~ o ~ o 3 ~ ~ ~ ~ ~ cu ~ ~ o C ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ o 0 0 0 0 ~ cz N ~ ~ ~ M Cp Q ~ bd ~ ~ ~ ~ ~ ~ W n ~ ~ C ~ ~ n i Q Q O O O O O ~c ~ c~ ~~D O ~ cn o a b ~ ~ ~ O n ~ ~ c~'> N C/~ 3 o a ~ m ~ d d ~ ~ ~ g ~ v~' d M o ~ ~ O ~ ~ ~ ~ ~ N 5"c t~ ~ z ~ ~ z°, U' ~ ~ ~ ~ ~ z ~ b ~ ~ ~ • • • ~ f' E ~ ~ ~ i...,. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ ~ rt n• ; ~ _ _ I I f ~ ~ . I ~ x ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~ • ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~t ~ , ~ - c~ , ~ . ~ ~ o a~ ~ ~ , . ~ ~ ~ ~ ~ ~ ~ ~ , ~ , . . * rn x x ~ ~ ~ ~ . w ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ ~ ~ . C P ~ ~ M z C ~ M O d b M o ~ ~ ~ -~z cn ~ ~ ~ ~ ~ d ~ ~ ~ N i--1 OO p d \.J b ~ ~ ~ : w - Y~.~.ndarlna DEVELOPMENT STANDARDS • 2.3 Land Use Transition Buffers Transition buffers are integrated into the Mandarina plan to define spaces and to facilitate a transition between land uses. Differing land uses shall be buffered using landscaped areas and / or screening. All land use transition buffering shall be appraved by the MDRC. a. Buffer Yard Standards i. Land use transition buffering consists of land area and vertical screening elements such as plants, berms, fences or walls. ii. Buffer yards shall be located adjacent to property lines, on the perimeter of a parcel. b. Determination of Buffer Yard Requirements i. Land use buffering shall be provided as shown in Tables B, pg. 44, and C, pg. 44. ii. For the purpose of Table B, Minimum Buffering Beiween Land Uses, Special Intensity Uses include water or amusement park, RV sales and storage, utility and emergency services, regional transit facility uses, and sports and entertainment complex uses. The MDRC may add additional uses underthe Special Intensity Use category. iii. Buffer yards may not be required between parcels or Planning Areas that have the same land use, developed under the same or separate plats. Same land uses with • differenYresidential product may require a land use transition buffer. iv. Where a parcel abuts open space, the buffer yard requirement may be considered for waiver by the MDRC and Planning Director. v. Where a parcel abuts a public street, the minimum land use transition bu~er shall be ten (10) feet. All or part of the buffer may be in the R.O.W. or common area, subject to MDRC approval and a license agreement for maintenance. vi. In the case where drainage facilities are located within the buffer yard, the buffer yard shall be increased to include a three (3) foot flat area between the drainage facility and the screen wall to allow for effective plant screening. The area of the drainage facility shall be calculated as buffer area for planting purposes. vii. The MDRC and Planning Director may modify or waive buffer yard requirements due to conflicts with sight visibility, other code requirements, or where needed to accommodate the Mandarina design intent c. Responsibility for Buffer Yard i. The initial land use shall provide a 10' land use transition buffer. A subsequent land use that develops on adjacent parcels shall provide the required minimum land use transition buffer as shown in Table B, pg. 44. d. Buffer Yard Uses i. Permitted Uses Buffer yards may be used for passive recreation, and may include recreational trails, seating, and public art. All buffer requirements, including required plants and • screening, shall be met. 42 February 2009 I I `a; I! . ~ Y~l, arlna DEVELOPMENT STANDARDS • ' ii. Prohibited Uses Buffer yards may not be used for playfields, courts or other active/structured recreational uses; dumpsters; or circulation drives (except at access points). e. Required Screening i. Screening is requiretl as shown in Table B, pg. 44. ii. Screening devices may be walls, earthen berms, or a combination of these elements providing a minimum five (5) foot high opaque screen (loading docks may require additional screening heightto reduce light, noise, and visual impact). Vegetation may be considered as a screening device by special review and approval of the MDRC and Planning Director. Where parking is adjacent to a public street a minimum forty two (42) inch high wall or berm shall be required unless a buffer of twenty (20) feet or greater in width is provided. iii. When earthen berms are used for screening, the slope shall not be greater than 3:1, and the berm shall be constructed with smooth transitions into existing grade. iv. The requirementforscreening may be adjusted (requiring eitheradditional screening height or lowering the height requirement) or waived at the discretion of the MDRC and Planning Director. The need for screening may be influenced by topography, existing screening, andlor safety concerns. v. If a wall is used for screening between land uses, the wall shall be placed on the • property line. Sections of walls may encroach up to three (3) feet into the buffer yard to break visual monotony. vi. Required screening shall complement the style and character of the building architecture. Should unsuitable screening exist when the subsequent land use is developed, screening shall be replaced or improved as determined by the MDRC. Duplication of screen walls shall be avoided. • 43 February 2009 ~ ~ _ ndarina DEVELOPMENT STANDARDS • $ Table B: Minimum Buffering Between Land Uses Land Use (Land Use A? Land Use B) Buffer Screening Required ~2~ Initial Land Use with no adjacent existing buffer 10' No Residential (Single Family) / Residential (Single Family) 10' No Residential {Single Family) / Residenfial (Multi Family) 15' No Residential (Single & Multi Family) ! Commercial, Office, Retail 25' Yes Residential (Single & Multi Family) / Special Intensity 40' Yes Commercial, Office, Retail / Residential (Single & Multi Family) 25' Yes Commercial, Office, Retail / Special Intensity 25' No Special Intensity / Residential (Single & Multi Family) 40' Yes Special Intensity / Commercial, Office, Retail 25' No Refer to Section 3.C.2.3. b for buffer yard exceptions. ~2> Screening, if required, is the responsibility of the subsequent land use. Example 1: Residential develops next to existing Commercial. Total buffer width beiween land uses is 35'. • Commercial, as the initial land use, shall provide a 10' land use transition buffer as • required in 3.C.2.3.c.i. • Residential, as the subsequent land use, shall provide a 25' buffer to meet the minimum land use buffer requirement as shown in Table B. Residential shall also provide screening. • Residential, as the subsequent land use, shall provide a 25' buffer to meet the minimum land use buffer requirement as shown in Table B. Residential shall also provide screening. Example 2: Special Intensity develops next to Residential. Total buffer width between land uses is 50'. • Residential, as the initial land use, shall provide a 10' land use transition buffer as required in 3.C.2.3.c.i. • Special Intensity, as the subsequent land use, shall provide a 40' buffer to meet the minimum land use buffer requirement as shown in Table B. Special Intensity shall also provide screening. Exceptions: For exceptions to Landscape Buffer Requirements, see section C.2.3.b. Table C: Land Use Transition Buffering Planting Standards Trees Shrubs, Accents and Groundcovers Plants per 1,500SF of buffer area 4 12 • f. Development Standards • Exhibit 3.C.7 - Land Use Buffering Examples, pg. 45 • Exhibit 3.C.8 - Land Use Transition Buffer, pg. 46. aa February 2009 ~ - darlyla DEVELOPMENT STANDA~~DS • EXHIBIT 3.C.7 - LAND USE BUFFERING EXAMPLES Multi Family Residential Special Intensity Multi-Family Residential Retail (initial land use) (subsequent land use) (initial land use) (subsequent land use) 10' 40' 10' 25' i ~ , - I~ , - • required screening required screening R R Commercial/ Office Special Intensity Single Family Residential Multi Family Residential (initial land use) (subsequent land use) (initial land use) (subsequent land use) 10' 25' 0' 15' ~ i , ~ ~ ) i~ ~i ~ ; ~ ~ ~ ~ ~ R n optional screening ~"L 45 February 2009 • • • ~ "'rr~' ~ l"~D ~ p I ~ ~ ~ r. ~ ~ ~ ~ ~ n . ~ rr. ~ f~7• n ~ ~ ~ ~ 0 ~ ~ ~~ar~.~ _ ~ ~ ~ Q'' rr ~r c~n ~ ~ ~ Cl4 ~ ~ ~ ~ ~ ~ i~"''• ~ ~ ~ C ~ ~ ~ n O ~ ~ ~ I O ~ ~ 0 - - ~ ~ ~ U4 ~D ~ ~ a. ~ , I ~ ~ ~ ~ ~ ~ - ~ ~ ~ ~ ~ ~ ~ ~ ~ cn ~"^,-,...,.a*~fi`~!T~ "~5-,"~,R.~.~,*'• ; -...w~ ~~w+~*~r-,.r~w a ~ C . ~ ~ ~ t N ~ 3~ ~ ~.l~ ~ '"r1 ~ ~ ~ ' ~„iCll wa~~+~~., ~ i"n'S Q„ ~ ~ ~ ~ I~ ~ ; s u~. ~ ~ ti`~.O ` ° ~ n„S . ~irr` ~w.~r'. C~n CC ~ ,.~.r ~ _ ~ ^ . . , ~ ~i p ~ ~ `C V` `C Q "'s ~ CD ~ ~ ~ ~ A~ A~ ro g ~ ~ ~ ~ ~ ~ A C~l~ ~ n ~ ~-~s ~ ~ ~ ~~QF n ~ I--~ • ~ ~-t (p ~ C a~ ~ ~ ~ C~D ~ ~ ~ l~D A~ C~D ~ ~ ~ fp tD ~ ~ ~ ~ rt r-r ~ ~ ~ ~ ~ ~ ~ sy ~ m ~ ~ o ~ ~ p' ~ ~ C'~ Q" ~ ~ ~ ~ ~ ~ ~ ~D ~ ~ ~ ~ ~~5"~ ~ ~ ~ ~ ~ ~ sy ,..r ~D ~ ~ ~-~i, r ~ ~ ~ ~ ~ ~ ~ ~s C ~ N ~ ,,,,s ~ c, ~ ~ ~ ~ ~ ~ ~ ~ i--~ l V ~ k;~ O X ~x ~ ~z ~ ~r ~ r ~ ~ C~ ~ o ~o~ ~ ~ p , N ~ ~ ~ ,3 ~ ~ w1 V`f ~ ~ . . 1~ . . ~ ~ O v~• W ~ ~ ~ O ~ ~ ~ ~ ~~p~ ~ O ?~ti, ~-~s ~ ~ ~ ~ ~ ~ ~ x ~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Q., ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ „r~ ~ ~ ~ w ~ ~ W N,..~r O O N~ CN O(!~ ~Q l~D C ~ ~ ~ ~ C ~''*S' ~ ~ ~ o ~ ~ ~ ~ rF+,r, ~ ~ ~ ~ ~ p O~^r~'! ~ OCr~r''' x C~ ~ r, 0 ~~`C ~C r^~: rz ~D ~m, ~ cn a' O ~ n ~ ~ n ~ ~ ~ ~ n ~ ~ ~ ~ rt ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ Cy'' ~ d ~ o ~ ~ o ~ ~ ~ z ~ ~ ~ ~ ~ ~ ~ ~ ^ " M ~ ~ Z ~ ~ ~ ~ ~ ~ ~ v~ fD ~ ~ ~ ~ O d Q., ~ ~ o " C~ b ~ z cn ~ ~ ~ ';t _ ~~r~~~darina DEVELOPMENT STANDARDS ~ ~ 2.4 Parking The overall parking ratios for Mandarina shall meet or exceed Town of Marana Standards unless otherwise stated herein. a. Shared Parking i. Shared parking may be incorporated into all Planning Areas with the approval of the MDRC ii. Where a use generates parking demand primarily during hours when an adjacent use or uses are not in operation or generate shared trips, a reduction of the required parking may be approved by the Planning Director. Application for shared parking shall inclutle: • Submission of a parking study • Proposed documents for recordation of cross-easements for parking purposes • Proposed documents to ensure maintenance of the shared parking spaces iii. Conditions for approval of shared parking should include meeting three (3) or more of the following: • 50% more bicycle parking is provided than required by this Specific Plan • Parking areas are located to the rear of the building • There is a transit stop within Y4 mile of the property • • The entire project is integrated to provide pedestrian linkages between the project components • Direct pedestrian access is available to the project from adjoining residential parcels • Parking is decentralized and dispersed evenly as parking pockets throughout the project b. On-Street Parking: On-street parking may be counted toward parking requirements and visitor parking requirements. c. Clustered Parking: Clustered parking may be used to comply with parking requirements, such as in cases where private streets do not allow for on-street parking. Clustered parking may be used to meet visitor parking requirements for alley load scenarios. d. Off-Site Parking: Where a non-residential use in the Village Center cannot provide all the required parking spaces on site, off-site parlcing may be approved. e. Reduction in Parking: The Planning Director may approve a decrease in parking based on unique circumstances of each parcel. A parking study shall be required. f. Parking for Age Restricted Uses: a reduction in parking requirements for a multi-family age restricted use may be approved where the project is resiricted by covenant or deed restriction to an age restricted use. Any such approval shall be based on a parking study or other acceptable evidence that supports the requested parking retluction. In no eveM shall required parking be reduced below 0.5 parking spaces per dwelling unit Parking requirements for the multi-family use shall revert to those specified in the Land Use Code • if age restrictions are no longer in effect. 47 February 2009 ~ ~ , ~ < _ ~ darina DEVELOPMENT STANDARDS ~ g. Mixed-use Parking: For a residential use over a non-residential use, parking shall be provided at the rate of 1 space per 1-bedroom apartment, 2 spaces per unit for each 2-bedroom apartment or larger with no less than one space per unit being provided. In addition, 1 visitor space per three units shall be provided. Parking may be provided off- site or by a shared parking agreement. h. Research and Development, Technical, and Flex Space Pa~cing: parking requirements shall be based on the intensity of the proposed use as determined by a parking study and are subject to approval by the Planning Director. i. Location: Parking is permitted in the required setback provided the landscape buffer planting requirements are met to shield parking from the street and / or adjacent use. j. Drive-through Lanes: All drive-through lanes shall be designed with adequate stacking and screening. k. Off Street Loading i. Truck loading and unloading facilities shall be arranged so that the loading and unloading process does not obstruct any other private or public drive or street used for vehicular circulation. ii. Loading and delivery zones shall be clearly marked. iii. Joint-use loading, refuse collection, and delivery spaces for a shopping complex of several retail stores or a`main-streeY configuration is allowed. Alternate loading and • unloading locations may be allowed with MDRC and Planning Director approval. I. In the event that a previously approved development is converted to a different use, the number of existing and/or added parking spaces for the applicable use(s) shall meet the requirements. m. When a building encompasses multiple users, parking should be calculated based on the floor area covered by each use. n. Site planning and design of parking structures shall be subject to MDRC review and approval. o. Vehicle / Automotive display parking for the promotion of vehicular sales, car shows, or public events shall be allowed in the Mandarina Transportation Corridor, the Mandarina Corridor, and the Mandarina ~Ilage Center. 2.5 Park 1 Open Space (P l OS) Parks, open space, trails and recreational uses shall be allowed in all Planning Areas. P/OS areas may include a welcome center, developed parks, recreational fields, trails and similar uses. If high-intensity P/OS facilities are planned adjacent to existing or planned residential uses, sensitivity to the residences and possible mitigation of some effects shall be considered when designing such facilities. a. Permitted uses • Landscaping • • Trails • Retention and detention basins ~a February 2009 f. . ~ ~ DEVELOPMENT STANDABDS _ ~ ~.darina ~ • Drainage facilities • Parks • Recreation facilities • Other uses and facilities typically associated with parks, open space, trails and recreational uses • Kiosks, community signage and monumentation and similar uses shall be allowed • Underground wet and dry utilities • • 49 February 2009 ~ _ ~~~darina DESIGN STANDARDS ~ Part 4 - Design Standards A. Introduction Mandarina Design Standards are a tool for the developer of Mandarina and the Town of Marana to ensure that the design of all buildings and public areas maintain a standard of quality. The Design Standards are intended to implement a unified character for the community, and shall complement and/or exceed the design standards as set forth by the existing Town of Marana standards. B. Purpose and Intent A successful planned community combines excellence in land planning, environmental sensitivity, architecture and landscape design. The purpose of these Design Standards is to create a framework incorporating all aspects of a dynamic planned community. The creation of a unified community character and promotion of regional architectural styles, forms and materials shall help meet this intent. The design standards described herein shall provide a desirable environment for the community's occupants, the visiting public and neighbors of Mandarina. A vibrant mixed-use community shall be promoted through the use of materials, textures and color that have a timeless appeal and high level of design quality. • All photos and illustrations contained in this section are illustrative of the level of design quality required by these Design Standards. Final designs shall be submitted at a later, more appropriate stage of the process, and are not required to specifically duplicate the illustrations herein, but shall remain generally consistent to the established character. C. Applicability of Town of Marana Land Development Code These Design Standards have been created to establish guidelines for the planning and design of commercial, residential, parks and open space, landscape, architecture and all other uses included in this Specific Plan. These guidelines shall supersede the Town of Marana's Design Guidelines. Items not specifically addressed herein shall refer back to the Residential Design Guidelines (Ordinance 2005.18) and Commercial Design Guidelines (Ordinance 2007.07) as adopted by the Marana Town Council, as of the date of its final approval by the Town Council. D. Design Review Committee The Mandarina Design Review Committee (MDRC) shall be established per Part 5 section E of this Specific Plan document. The committee shall review and approve, in writing, all designed elements of the community, including, but not limited to: building plans, site plans, elevations, colors, exterior improvements, landscaping, fencing, lighting, parking and signage. • 50 February 2009 t 4_ ~S i~} ~''ld~rlna DESIGN STANDARDS • E. Community Design Standards 1. Community Character Mandarina builds on the best of the past while reaching forward to embrace the most promising technologies and strategies for future growth and development. The historically southwestern, rustic styles which are designed to adapt and respond to the environment, site, and climatic conditions are embraced by the community. Architects and builders are encouraged to be sensitive to the traditions of Southern Arizona architecture, where styles have blended with deep-rooted local building traditions and native building materials. At the same time, innovations in energy efficiency and sustainability should be explored antl incorporated. This adaptation should produce an indigenous architectural style reflective of the rural heritage and forward-looking attitude appropriate for the Town of Marana. 1.1 Elements The MDRC shall ensure that all built elements adhere to the community character through the review and approval process. A creative blend of regional building traditions and materials as well as innovative use of new materials should be encouraged to enhance the traditional forms and materials that are found in the regional architecture. Sustainable energy conscious design and alternative power generation appurtenances are permitted within Mandarina, subject to Mandarina Property Owners Association CCRs and/or MDRC approval. • 1.2 Materials All monumentation, columns and walls planned throughout Mandarina should use similar textures, materials and colors. The suggested material list is as follows: • Rammed Earth • Stabilized Adobe Block • Burnt Adobe Block • Integral Color Slump Block with colored mortar joints • Rusted Steel / Varied finishes • Powder Coated Steel • Integral Color, Pre-Cast Concrete Accents • Natural and Artificial Stone Veneers that match native materials ~ Stucco and Painted CMU Walls and Columns • Tile Accents and Mosaics • Mortar Washes To allow for innovative use of materials and advancement in technology, materials other than those on the approved list may be used, with MDRC approval. When using CMU, slump block, or other architectural accents, they shall be integrally colored. All elements shall be reviewed and approved by the MDRC before submittal of plans to the Town. • 51 February 2009 _ - darlna DESIGN STANDARDS • 2. Circulation 1 Streetscape Vision The circulation plan for Mandarina integrates a variety of street types into the community. All street sections have been designed to foster bicycle and pedestrian movement throughout the community. The street sections (described here and included in Appendix D) proposed for use within Mandarina shall supersede Town of Marana Subdivision Street Standards. (SeeAppendix D, ExhibitApp.D:1 Street Classification Matrix, pg. D-1) 2.1 Arterial Roads Tangerine Road is planned to be a 6-lane divided arterial roadway with a 200' right of way. Adonis Road is planned to be a four-lane divided road with bike lanes, landscape buffers and pedestrian ways on both sides. Adonis Road is an arterial roadway with a 150' right-of-way that runs through the entire community. Whenever possible, trail intersections may be emphasized along Adonis Road. These trail head opportunities allow for parking, ramadas and enhanced landscape areas emphasizing nodes of recreational opportunities and amenities. Major pedestrian crosswalks shoultl be designed to have decorative paving with contrasting color and texture to the surrountling pavement and shall be signed and striped per Town of • Marana Subdivision Street Standards Manual (Section 11.0) signing and striping standards. Major, signalized intersections are encouraged to have pedestrian plazas integrating decorative paving, seatwalls and shade trees to increase pedestrian awareness, improve safety and enhance aesthetic appeal. All design elements shall complement the community character, and be approved by the MDRC before submittal of plats or development plans to the Town of Marana. (See Appendix D, Exhibits App.D:2 and App. D:3 for Tangerine Road and Adonis Road Street Sections, pgs. D-2 and D-3) 2.2 Collector Roads Collector roads shall use the approved rights-of-way shown in Appendix D. Collector roads may substitute the required detached sidewalk with an eight (8) foot multi-use trail or include a four (4) foot decomposed granite trail in addition to the sidewalk. This allows for an enhanced experience for pedestrians, joggers and bicyclists. Pedestrian crosswalks on collector roads may require the use of decorative paving that provides a contrast with the color and texture of surrounding pavement to enhance pedestrian safety and aesthetic appeal. Crosswalks shall be signed and striped per Town of Marana Subdivision Street Standards Manual (Section 11.0) signing and striping standards. Sidewalks • or trails along collector roads may meander to allow landscape material to separate the road and the sidewalk. 52 February 2009 ~ ~ ¢ DESIGN STANDARDS _ ~ , darina ~ ~ (See Appendix D, Exhibits App.D:4 - App.D:7 for Major Collector street sections; and Exhibit App.D:8 - Sfreet Section, Minor Collector, pg. D-8) 2.3 Pedestrian Oriented Streets To encourage a pedestrian oriented main-street character in Mandarina, Village Center street sections have been established. These pedestrian-oriented streets include travel lanes, on-street parking, curb zone, planting and furnishing zone, throughway zone, antl building frontage zone. On-street parking, mitl-block pedestrian crossings at locations approved by the Town, and amenity-laden intersection cross walk zones are suggested to assist in calming traffic antl creating a more pedestrian friendly environment. Street furniture and trees placed along a sidewalk are amenities that encourage walking. Street furniture, such as seating, provides both a functional service to pedestrians as well as visual detail and interest. Street furniture also helps to convey to other users of the street that pedestrians are likely to be present. Pedestrian-oriented streets are planned for Mandarina to provide for flexibility of design and development. (SeeAppendix D, ExhibitsApp.D:9 - Street Section, Village Center `A', pg. D-9; and App.D:10 - Streef Section, Village Center `B', pg. D-10. • 2.4 Local Roads Local roads in Mandarina shall use the approved rights-of-way shown in Appendix D. A four (4) foot wide sidewalk may be detached a minimum of six (6) feet from the back of curb to accommodate street tree and other landscape planting in the curbway. Landscape Maintenance Easements shall be recorded at time of plat. (See Appendix D, Exhibits App.D:11 Street Section, Local Street `A', pg. D-11; App.D:12 - Street Section, Local Street `B', pg. D-12 ; App.D:13 - Street Section, Local Street `C; pg. D-13) 2.5 Private Streets Private streets in Mandarina shall use the approved rights of way shown in Appendix D. Homes adjacent to private streets shall be equipped with automatic fire sprinklers. If on-street parking is not available, off-street parking spaces or areas shall be provided. (SeeAppendix D, ExhibitsApp.D:11 Street Section, Local Streef `A', pg. D-11; andApp.D:12 - Streef Section, Local Street `8; pg. D-12) 2.6 Alleys To account for emerging trends in residential site planning and design, alleys are a design alternative available for use within Mandarina. Many times, alley-loaded housing provides . 53 February 2009 ~ day~lyla DESIGN STANDAI~DS ~ • some additional flexibility that may lead to a broader mix of housing within the community. Homes can front greenways and open space areas, as well as the traditional streetscape. (SeeAppendix D, ExhibitApp.D:14 - Streef Section, Alley, D-14) 2.7 Trail Corridors Trails should be designed to meander and weave between landforms to create an interesting and enjoyable trail experience. All trail corridors shall be landscaped according to Table I, Open Space Planting Standards, pg. 63. Private trailheads and activity nodes should have enhanced landscape plantings to create shade for pedestrians and to create habitat for birds and wildlife. Depending on the significance of the trailhead, it may be programmetl as a passive recreation area. Parking areas, ramadas, shade structures, restrooms, water fountains and other program elements may be included at the developer's discretion. These elements shall be included in the open space calculation. 3. Monumentation and Signage A Planned Sign Program shall be developed to establish and maintain a consistent design character over the course of community build out. The Planned Sign Program shall include the Mandarina Sign • Plan determining the signage and monumentation program relating to the overall framework of the community. Examples include gateway monumentation, community monumentation and community wa~nding. In addition, individual Planning Area Sign Plans shall be developed for each Planning Area as a supplement to the Mandarina Sign Plan. For the purpose of this document, monumentation and signage are treated separately, but monumentation may have a sign component. All monuments and signage shall conform to the Mandarina design standards. All monumentation should be placed in easements, common areas and/ or the public right-of-way as dedicated by final plat or by separate legal instrument, and shall conform to the sight visibility standards of the Town of Marana. The design and location of monumentation in Mandarina shall be reviewed and approved by the MDRC before submittal of plans to the Town. The Mandarina Sign Plan and each Planning Area Sign Plan shall be reviewed and approved by the MDRC before being submitted to the Town of Marana. The Mandarina Sign Plan shall be submitted as a supplement to the Mandarina Specific Plan, and shall be approved by the Planning Director prior to approval of the First Plat. The Planning Area Sign Plans shall be submitted as a supplement to the Mandarina Specific Plan subsequent to the Mandarina Sign Program. Mandarina monumentation and signage standards shall supersede the Town of Marana sign standards. 3.1 Monumentation Monumentation is an essential tlesign element within the Mandarina community. Uniform monumentation design shall provide visual continuity throughout all phases of development • and establish the unique identity of the community. In addition to informing and directing, all 54 February 2009 _ t darina DESIGN STANDARDS - • monuments shall be designed to remain generally consistent with the materials, color, size and scale of adjacent community elements. a. Gateway monumentation shall be the primary community identifier from Interstate 10, and may incorporate Town of Marana branding. Gateway monumentation is defined as 70'tall (maximum height) elements, installed per user or per group of users (multiple tenets) along the western boundary of the community. Due to the distance the community users shall be located from the Interstate and other interfering billboard signage, the height of these monuments shall be measured from highway grade (measured generally perpendicular to the adjacent Interstate at Interstate pavement level) to ensure design continuity and project visibility. Each monument shall incorporate elements of the community character and allow for easy identification of the businesses located in Mandarina. The monument design is intended to represent the community character materials and colors. b. Community Monumentation: A series of monumentation styles are planned to establish a hierarchy of community entries. The height and width of the monumentation shall vary according to the placement and use of the monument. Forms, colors, materials and textures used in both primary and secondary community monumentation shall complement the character elements used throughout Mandarina. • Each commercial entry may be unique. However, common elements, such as materials and forms, shall conform to the overall community character. The name of the commercial center and its tenants may be used on either (or both) primary and secondary monumentation. The height and width of monumentation shall vary according the placement and use of the monument. c. Community Wayfinding: A series of wa~nding monuments shall be implemented within the community to assist directing automobile and pedestrian traffic. 3.2 Signage Signage is an essential design element within the Mandarina community. Uniform sign design shall provide visual continuity throughout all phases of development, as well as help to create the unique identity of the community. In addition to informing and directing, all signs shall be designed to remain consistent with the materials, color, size and scale of the immediately adjacent community elements. All traffic-related signs, including street-name signs, shall conform to the Manual on Uniform Traffic Devices (most recent edition) and Town of Marana standards. a. General Signage Standards The following sign standards shall effectively regulate the placement and maintenance of signs within Mandarina. These standards are intended to provide equitable requirements • for the protection of property values, visual aesthetics and the public health, safety and general welfare. 55 February 2009 ~ ~ ~ DESIGN STANDAI~DS ~,~darina ~ i. All light sources, either internal or external, provided to illuminate signs shall be placed or directed away from public streets, highways, sidewalks or adjacent premises so as not to cause glare or reflection that may constitute a traffic hazard or nuisance. ii. All signs shall be designed free of bracing, angle-iron, guy wires, cables or similar devices. iii. With the exception of two-sided signs, the exposed backs of all signs visible to the public shall be suitably covered, finished to match surrountling color and properly maintained. iv. All signs shall be maintained in good repair, including display surfaces, which shall be kept neatly painted or posted. v. Any sign that does not conform to the provisions contained herein shall be made to conform or shall be removed. vi. The height of all signs shall be measured from the highest point of the sign, exclusive of any part of the sign not inclutled in the area calculations. vii. Any damaged signs shall be promptly repaired. viii. LED and or video signs shall be allowed with MDRC approval. ix. All lighting shall adhere to the Town of Marana Outdoor Lighting Code. b. Prohibited Signs . The following signs shall be prohibited in all areas of Mandarina: i. Inflatable signs, except temporary uses which may be posted for48 hours maximum (Town of Marana special event permit is required). ii. Rooftop signs. iii. Signs on trailers, except during construction. iv. Painted sides of disabled or parked vehicles. v. Signs atlvertising or displaying any unlawful act, business or purpose. vi. Except for themed signage, as approved by the MDRC, any sign, notice or advertisement affixed to any street right-of-way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system or upon any fixture of the fire or police alarm system of the Town of Marana. vii. Any strings or pennants, banners or streamers, clusters of flags, strings of twirlers or propellers, flares, sky dancers, balloons and similar attention-getting devices, including noise-emitting devices, with the exception of the following: • Pennants, banners, balloons or flags used in conjunction with subdivision sales offices, parcel entry points or where specifically permitted. • National, state, local government, institutional or corporate flags properly displayed. • Holiday decoration, in season, used for an aggregate period of 90 days in any one calendar year. • Signs identifying grand opening and special marketing events in • commercial / retail / office areas with prior approval from the MDRC. 56 February 2009 ;~'ndaY`lYla DESIGN STANDARDS • 3.3 Design Standards The following design standards shall be applied to assure that the signage reflects the vision of the community: a. Locate freestanding and wa~nding signs on monumentation or incorporate tlistinctive elements of the community character into the design of freestanding signs. Since community character elements may be incorporated into the design of the sign, only the area of the sign text is considered for the total square footage of the sign. b. Design and locate signage to be safely visible for pedestrians and vehicles. c. Provide building signage that is proportional to the scale of the building faCade. All building signage should be designed to complement the architecture of the community and the overall community character. Builtling signage, including logos and signs conveying company name, shall be allowed on all four (4) sides of a commercial or retail building, when all four sides are visible from I-10 and arterial roadways, with approval from the MDRC. Signage is permitted on up to finro (2) sides of a building under all other circumstances, subject to MDRC review. d. Illuminated letters and reverse channel lighting shall be allowed for freestanding signs and building signage. e. Sign backgrounds antl sign cabinets shall be painted to complement neighborhood architecture and community character. • f. Prominent color bands, painted accents and type on signs should complement, not dominate, the architectural character of the building. g. Maximum aggregate sign area for each building elevation (measured in square feet) shall be 1.5 times the length (measured in linear feet) of the elevation on which the sign shall be placed (i.e. 75' long elevation on which sign shall be placed is permitted to have up to 108.5 square feet of aggregate sign area: 75 + 37.5). h. All traffic signs (including street name signs) to be installed in the public rights-of-way shall conform to the Manual on Uniform Traffic Control Devices or Town standards. i. Wa~nding signage should conform to the community character and image. j. Flag poles, balloons, blimps and temporary portable trailers at model centers shall be permitted as a temporary wa~nding use, subject to MDRC approval (Town of Marana permit required. Blimps are not allowed on top of buildings). k. Temporary signs such as "for renY' or "for sale" signs may be placed in the public R.O.W., subject to the criteria of the Planned Signage Program and MDRC appoval. Sight visibility requirements, as specified by the Town of Marana standards, shall be met. I. Temporary signs shall be promptly repaired, repainted and replaced if damaged, show wear or show fading. 4. Open Space Community open space includes a network of trails within Mandarina as well as connections to regional trails, paseos for recreational activities, and common areas that can include programmed elements • such as play and gathering areas. Mandarina's open space provides recreational opportunities for residents, employees and visitors. 57 February 2009 # ~ DESIGN STANDARDS _ ~darina ~ ~ 4.1 Trails Multi-use trails shall be provided throughout the community. Bicyclists and pedestrians will be able to use these trails to access commercial, residential, park and open space areas of the community. The Mandarina Trail shall be constructed as an eight (8) foot wide, hard surfaced path with two (2) foot shoulders on each side constructed of stabilized decomposetl granite or similar material. Additional multi-use trails shall be createtl to facilitate non-motorized movement throughout the community. When the trail location is located in the bottom of a drainage paseo, the finished level of the trail should be elevated above the water elevation of nuisance flows. Stabilized decomposed granite trails should connect common areas and sidewalks to secondary trails or multi-use trails. Any trails may be constructed of hard surface materials at the discretion of the Developer. For safety, all shrubs shall be placed a minimum of three (3) feet from the paved edge of the trail, and trees shall be placed a minimum of six (6) feet from the paved edge of the traiL 4.2 Paseos Paseos may be used for stormwater conveyance, retention, water harvesting, open space and recreational opportunities. Pedestrian access to paseos shall be from common areas and public streets (no backyard or sideyard paseo access shall be allowed). A 1' wide, no-access easement shall be recorded along the inside of all lots that are located adjacent to paseos. • Within each paseo, a partially turf or ornamental grass lined drainage channel may be built. Incorporation of a sweeping, curvilinear form shall give the turf edge a visually flowing and attractive shape to the paseo. Improvements located within the paseo shall generally avoid "engineered" slopes. Grading improvements within the paseo shall use smooth transitions and varying degrees of slope maintaining the natural contour and character of the land. Any visible rip-rap that is used in the paseos shall be of earth tone color to match the character of native stone found in the region. Large areas of rip-rap shall have curves and breaks in the pattern for trees and shrubs to be planted. All paseo improvements are subject to review and approval by the MDRC before submittal to the Town. 4.3 Common Areas Common areas inclutle paseos, neighborhood parks, pocket parks, drainage and buffer areas, private streets, alleys, sidewalks and landscape areas adjacent to the right-of-way. Program elements may include: ramadas and shade structures, play areas, tennis courts, BBQ areas, picnic tables, skate park, benches, turf areas, and similar gathering areas. These areas may be located adjacent to or within paseos and/or detention basins and should be connected by the trail system. All common areas owned by the Mandarina Property Owners Association (MPOA), except those areas maintained by the Town of Marana, shall be maintained by the MPOA. All areas shall be reviewed and approved by the MDRC prior to submitting a plat to the Town. • 58 February 2009 . - ~ ~ ~~1~~~''lYla DESIGN STANDARDS ~ • v_ 5. Landscape A harmonious antl unified landscape character is envisioned throughout Mandarina. With a regionally sensitive landscape approach and by using locally adapted plant materials, the following guidelines shall provide direction to distinctively articulate the landscape character. 5.1 General Landscape Standards a. All plant material shall conform to the proposed Plant List for Mandarina (see Appendix E). Additional plants may be acceptable at the discretion of the MDRC and Master Developer. All plant material shall be required to meet the Arizona Nurserymen's Association standards for caliper, height and width. b. The Builder shall be responsible for tree planting and warranting all plant material for one year. All dead and tliseased plants are to be promptly replaced during the one year warranty period. Subsequently, the Property Owner shall be responsible for maintaining plant material, and shall replace any dead or diseased plant material in areas of required landscaping within thirty (30) days and on an ongoing basis. c. All street landscapes are to be maintained by the MPOA. All dead and diseased plants are to be promptly replaced. d. All landscape plans prepared for Mandarina are to be sealed and signed by a landscape architect, registered by the State ofArizona, before submittal to the MDRC for review and • approval. e. All landscape areas, with the exception of any turf areas, are to receive a 2" layer of decomposed granite antllor decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable grountlcover in any landscape areas of the community. f. Commercial entries and intersection landscaping improvements shall conform to Town of Marana sight visibility requirements. g. Landscape screening and buffering shall be provided by each property owner per Part 3.C.2.3, Land Use Transition Buffers. Plans shall be submitted to the MDRC for approval before submittal to the Town of Marana. Areas of concern include, but are not limited to, service areas, roll-up doors, loading docks, refuse collection areas and vehicle / outdoor storage areas. To mitigate any visual impacts, additional screening standards may be required at the discretion of the MDRC. The buffer area, screening and planting requirements may be increased or decreased as determined by the type of use, the adjacent land use, the building design and the existing site conditions, subject to review and approval by the MDRC. h. Sustainable landscape practices, such as rainwater harvesting and the use of native or desert adapted plants shall be encouraged throughout the community. i. Barrier-free landscape practices shall be encouraged throughout the community. j. Automatic irrigation shall be standard. See Part 4.E.5.7, Irrigation for specific irrigation standards. k. Perimeter landscaping shall blend the site with surrounding land uses and existing • landscape character. 59 February 2009 ~ : ~ darl~'la ~ DESIGN STANDARDS , ~ I. A wildflower and/or native revegetation hydroseed mix or decomposed granite shall be applied to all disturbed areas during the construction process. 5.2 Commercial Landscape Design Standards a. All landscape buffers shall meet the minimum requirements per Part 3.C.2.3, Land Use Transition Buffers. b. Commercial entries should include an enhanced landscape palette to distinguish and articulate the entry while complementing the character of the adjacent landscape buffer. c. Plant material should be utilized to emphasize individual building entries. d. Large non-vegetated areas are not permitted. Planting densities of adjacent parcels shall be stutlied and matched in subsequent landscape plans to provide a unified character throughout the project. In the event of any confusion or plant density inconsistency the MDRC may require the applicant to refer to Table I Open Space Planting Standards for minimum plant densities required. e. Commercial entries and intersection landscaping improvements shall conform to Town of Marana sight visibility requirements. f. All service areas are to have a minimum five (5) foot high screen wall, or higher at the discretion of the MDRC. The design of the screen wall shall complement the commercial buildings character. Adtlitional screening and buffering shall be required when a service • area is visible from a single-family detached residential neighborhood or adjacent to a public roadway at the tliscretion of the MDRC. g. Trees shall be placed in parking lots to shade parked vehicles. There shall be one tree required for every ten parking spaces. The location of the trees may be in curb islands, or within 5' of the parking lot. The maximum separation of parking islands is ten (10) parking spaces. h. Parking landscape islands shall be a minimum of five (5) feet wide as measured from back of curb to back of curb. i. Parking landscape islands shall use a six (6) inch vertical curb to delineate the area and protect the plants, where necessary. j. The Town shall review and approve all landscape plans after they have been approved by the MDRC. 5.3 Arterial and Collector Road Landscape Design Standards a. A minimum of 33% of all trees are to be 24-inch box or larger. The remainder of trees along arterial and collector roads should be 15-gallon size or larger. b. Shrubs and accents are to be a minimum of 5-gallon size and groundcovers are to be a minimum 1-gallon size. c. Plant material selection should establish a distinctive character for arterial and collector roads. d. The plants required in Table D, pg. 61, Arterial and Collector Road Planting Standards • (excludes intersections and aprons), shall be distributed on both sides and in the median on arterial and collector roads. so February 2009 ~ ndarlna DESIGN STANDAI~DS • ~ e. All streetscape landscape areas are to receive a 2" layer of decomposed granite and/ or decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any landscape areas of the community. Any visible rip-rap required in the public street rights- of-way should complement the color of the decomposed granite and/or decorative rock in the landscape areas. f. Street trees located along local streets are to be planted per the residential landscape section of this plan. Table D: Arterial and Collector Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 50LF 1 4 4 2 of Arterial and Collector roads 5.4 Paseo Landscape Design Standards a. All trees located in Mandarina paseos are to be, at minimum, 25% 24-inch box or larger size with the remainder being a minimum 15-gallon size. b. Shrubs and accents are to be a minimum of 5-gallon size and groundcovers are to be a • minimum 1-gallon size. c. Plant material used in paseos should complement adjacent streetscapes and developed areas. d. Turf areas are allowed in paseos. Masses of plant materials are encouraged to give visual variety and texture to the paseo. e. All paseo landscape areas, that are not turfgrass, are to receive a 2" layer of decomposed granite and/or decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any paseo areas of the community. Table E: Paseo Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 4 8 g 4 1,500SF of PaseoArea 5.5 Residential Landscape Design Standards a. All trees shall be a minimum 15-gallon size or larger. All shrubs and aecents shall be a minimum 5-gallon size, and groundcovers shall be a 1-gallon minimum size. b. Residential Street Trees: Each lot shall have one tree planted in the curbway (the landscape area located between the detached sidewalk and the curb) or behind an attached sidewalk in a Landscape Maintenance Easement. On corner lots, one tree shall • 61 February 2009 ~ ~ ~t w ' ~'ldarlna DESIGN STANDAADS - • be planted in the front and one tree shall be planted in the side yard (before the rear yard begins), but all trees shall be located outside of vehicular sight visibility triangles. Trees shall not be planted within ten (10) feet of the house connection sewer service line. c. Primary residential entries i. Landscape: Entries are encouraged to have a landscape island - minimum 12' wide, minimum length 50'. Refer to Table F, Primary Residential Entry Planting Standards, this page, for required plant densities. Minimum tree size is 24" box. Trees may be spaced irregularly in informal groupings or regularly spaced. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of fifty (50) linearfeet at residential entries. Placement of the decorative pavement should be located directly behind the crosswalk. Table F: Primary Residential En#ry Planting Standards Trees Shrubs, Accents andlor Groundcovers Minimum plants required for 1 10 each entry side and median • d. Secondary residential entries i. Landscape: Refer to Table G, Secondary Residential Entry Planting Stantlards, this page, for required plant densities. Trees may be spaced irregularly in informal groupings or regularly spaced. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of fifty (50) linear feet at residential entries. Placement of the decorative pavement should be locatetl directly behind the crosswalk. Table G: Secondary Residential Entry Planting Standards Trees Shrubs, Accents and/or Groundcovers Minimum plants required for 1 10 each entry side e. Tertiary residential entries i. Lantlscape: Refer to Table H, Tertiary Residential Entry Planting Standards, pg. 63, for required plant densities. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of ten (10) linearfeet at residential • entries. 62 February 2009 - ~ ~'1d~rlYla DESIGN STANDARDS • Table H: Tertiary Residential Entry Planting Standards Trees Shrubs, Accents andlor Groundcovers Minimum plants required for ~ $ each entry side f. When a residential land use is located adjacent to open space, park or paseo, buffering is not required. g. All landscape areas are to receive a 2" layer of decomposed granite and/or decorative rock, color and size to be selected by the Developer and approved by the MDRC. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable grountlcover in any landscape areas of the community, at the discretion of the MDRC. 5.6 Open Space Landscape Design Standards a. All trees located in open space areas are to be, at minimum, 25% 24-inch box and the remainder should be a minimum 15-gallon size. b. Shrubs are to be a minimum of 5-gallon size and groundcovers are to be a minimum 1- gallon size. c. Refer to Table I, this page, for minimum Open Space Planting Standards. To allow for areas • of open space for active and passive recreation, the Open Space Planting Standards may be reduced at the discretion of the MDRC to allow for recreation area. d. Trees may be spaced irregularly in informal groupings or regularly spaced. Shade and screening is a priority for park and open space areas-careful consideration should be given to the tlesign of the planting plan and organization of the tree canopies. e. All open space area plantings shall be compatible with adjacent parcel and streetscape plantings to provide continuation of existing landscape characterfor subsequent landscape areas. Turf areas are allowed in Mandarina open space, and shall primarily be used in active and accent areas. Table I: Open Space Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 3 6 6 5 2,OOOSF of Open Space Area 5.7 Irrigation Mandarina's irrigation system shall allow for future use of non-potable water from the Town of Marana for irrigation. All landscaped common areas, parks, buffers and public streetscape shall be irrigated with non-potable water, if available at the site from the Town of Marana and as determined to be feasible. All irrigation equipment shall be specified to meet non-potable irrigation standards, and the system shall be charged with potable water until a non-potable • water supply is available. The Master Developer and/or its assigns shall be responsible for 63 February 2009 ~:x ~ ~ ~ ~ ` "~1 darina DESIGN STANDARDS - ~ all common area and open space irrigation. Any subsequent development areas (those not associated with the landscaped common areas) shall design and submit irrigation system plans as a part of landscape plan review to the MDRC. To account for water management technological advances and the goal of water conservation for the community, all irrigation systems shall meet or exceed the standards dictated by the MDRC at the time of submittal. Water conserving measures should be considered during the irrigation design of these non- common space areas. 6. Wall and Fence Standards Walls and fences are critical design elements within Mandarina and shall complement the overall community character. All walls and fences shall be designed to meet the standards of this Plan. For the purposes of this portion of the tlesign standards, "wall" and "fence" may be used interchangeably. Walls and fences shall be constructed and maintained by the developer / builder of each individual parcel. 6.1 Commercial Walls and Fences a. Screen Walls A screen wall is a decorative masonry wall that shields utilities or uses from view. Materials used shall reflect the community character as defined by this plan. Examples • include screen walls between unlike uses, walls that screen utilities, and perimeter walls. To avoid monotonous blank walls, runs longer than sixty (60) feet shall integrate either a change in materials or plane. Residential screen walls shall be at least five (5) feet in height. Refuse and recycling containers shall be fully screened from public view with a minimum six (6) foot high screen wall or enclosure in character with adjacent built elements. Loading docks may require additional screening height to retluce light, noise, and visual impact. b. Parking Screen Walls Where parking lots abut streets, a forty two (42) inch high screen wall shall be required (an earthen berm or combination of berm and screen wall of equivalent height may be substituted). The requirement for a screen wall shall be waived if the provided landscape buffer is equal to or greater than twenty (20) feet in width. To avoid monotonous blank walls, runs longer than sixty (60) feet shall integrate either a change in materials or plane. c. Amenity Walls An amenity wall is a decorative masonry wall that may vary in height. Amenity walls may be used to highlight architectural elements or define spaces within commercial areas. The materials shall reflect the community character as defined in this Specific Plan or match the adjacent building walls in material, color and texture. 6.2 Residential Walls and Fences • For residential uses, all rear yards may be enclosed with a wall or fence as approved by the MDRC. All walls and fencing shall have a minimum height of four (4) feet with a 64 February 2009 jPi} ~ day~lna ~ DESIGN STAIVDAI~DS • maximum of six (6) feet and meet local pool codes for yard enclosure, with the exception of courtyard walls. Privacy fences constructed of a composite of materials may be considered by the MDRC on a case-by-case basis. Wire fencing shall be allowed subject to approval by the MDRC. Wootlen fencing shall not be permitted due to maintenance antl longevity concerns in the desert environment. Decorative vehicular gates at driveways or porte-cocheres may be encouraged when appropriate to the styfe of the home. Vehicular gates are subject to approval by the MDRC. In single-family residential areas, one (1) foot no-access easements shall be recorded on final plats to prohibit undesired vehicular access into areas such as side and rear yards (no-access easements shall not apply to garages, driveways, sidewalks, or trails). Recreational vehicle parking in residential areas shall not be allowed. a. Decorative Perimeter or Screen Walls Where homes back or side to an arterial or collector road, a decorative wall shall be provided. A decorative wall is a masonry wall that is at least five (5) feet in height and the materials shall reflect the community character as defined in this Plan. The design of decorative walls shall be approved by the MDRC. • b. View Fence View fencing is encouraged at rear and side yards that face onto open space areas or paseos to provide enclosure, while preserving views. View fencing should reflect the character of the community or neighborhood, rather than that of an individual house. All view fences shall have decorative columns using community character elements and materials spaced at regular intervals not to exceed 125 linear feet and should correspond with locations that mark property corners of residential lots where feasible. c. Character Walls Character walls shall be four (4) feet to six (6) feet high and match the character of the adjacent home. Character walls are encouraged between homes to enclose the side yards. Character walls, when viewed from the street, should be recessed a minimum of eight (8) feet behind the face of adjacent garages, porches or livable portions of the home. The eight (8) foot setback should allow sufficient space to access any utility meters. Where two different wall styles meet between homes, one wall shall be staggered two (2) feet behind the other wall allowing for a clean termination of the individual styles and colors on an inside corner. d. Courtyard Walls Courtyard walls are optional and are similar to character walls in design (in the respect that the design matches the character of the house). Courtyard walls may be used to mitigate the visual impact of garage forward designs on the street scene. Courtyard walls ~ should be a minimum of 36" high with a maximum height of 60". Courtyard walls may 65 February 2009 ~ ~ ~ ~ ~ DESIGN ST~NDAI~DS darlna ~ extend to the adjacent setback, and may be located on any side of the unit. A courtyard wall and gate may be encouraged, for instance, on a house plan where the front door is not visible from the street to articulate the entrance. Adjacent courtyard walls shall also be staggeretl by a minimum of two (2) feet to allow for clean material and color transitions between neighboring properties on an inside corner. A garage adjacent to a courtyard wall that extends a minimum of five (5) feet in front of the garage face shall be considered a recessed garage (see Exhibit 4.E.1 - Wall Standards-A, pg. 67). e. Privacy Walls Walls on property lines that are not visible from the street or open space areas within the community would be considered privacy walls. A privacy wall is a masonry wall that is at least five (5) feet in height and the materials shall reflect the community character as defined in this Plan. Design and integration of privacy walls is at the discretion of the builder or land owner. Integrally colored materials should be used; no gray (unfinished) CMU blocks shall be allowed. The design shall be approved by the MDRC. (See Exhibit 4.E.1- Wall Standards-A, pg. 67, and Exhibit 4.E.2 - Wall Standards-B, pg. 68) 7. Outdoor Lighting • 7.1 Proposed Lighting All proposed lighting within Mandarina shall adhere to Title 18, Marana Outdoor Lighting Code, of the Town of Marana Land Development Code. All proposed street, public, common area, sign and landscape lighting shall be full cutoff light fixtures, as certified by photometric test reports, and shall conform to any applicable provisions of the Town of Marana Outdoor Lighting Code. Low voltage lighting should be encouraged for accent use. • 66 February 2009 ~ ~ ~ darina DESIGN STANDARDS ~ ~ ~ ExHisIT 4E.1- WALi ST~v~a~s-A • arterial/collector roadway sidewalk ~ dec orativ~e, s.cr.een-wal~l-^ privacy wall (optional~)s¦w ~ character wall (optional) • ~ , ~~e Garage may be considered recessed with a 5' mirumum extension of courtyard wall ~ adjaeent courtyard wall. (optional) _.__.~.w. street • 67 February 2009 ~ ; ; ~ ~Yldarlna DESIGN STANDARDS EXHIBIT 4.E.2 - WALL STANDARDS-B • open space view fence privacy wall ~uPtl~.~S,..n.:,dl`)~r i~ . ~ ~ .~i ~ , character wall (optional) • ~ courtyard wall ~ ~ (optional) street • 68 February 2009 _ ~Y : - ~ - Yldarlna DESIGN STANDARDS ~ • F. Mandarina Commercial Planning Area Design Standards The purpose of these standards is to establish design and development criteria for the Planning Areas that reflect the identity and quality of the Mandarina character. The Mandarina Commercial Design Standards have been drafted to supersede the Commercial Design Standards (Section 08.07) of the Town of Marana Land Development Code. 1. General Site Planning Standards The following Site Planning Standards apply to all Mandarina Planning Areas. 1.1 Layout a. Commercial areas shall be designed to be pedestrian friendly and include pedestrian use areas with amenities that are simple in design and function, and located in a manner that they do not interfere with pedestrian circulation or building entries and exits. b. Plazas, courtyard spaces and pedestrian walkways that are central elements of the overall concept should be incorporated. c. Buildings should be oriented to allow views through the site and to provide pedestrian connections into plazas, courtyards, trails and open space areas. d. Buildings should be oriented to maximize surrounding mountain and open space views. e. Buildings should be oriented to minimize the negative visual impact of parking areas. • f. When a commercial parking area faces a public street, a forty two (42) inch screen wall shall be required on the commercial side of the street, integrated in the minimum buffer per the requirements of Section C.2.3, Land Use Transition Buffers. The requirement for a screen wall shall be waived if the provided landscape buffer is equal to or greater than twenty (20) feet in width. g. For utility screen walls that are near buildings, materials and colors that complement the design character of the adjacent architecture shall be used. h. Outside storage of materials shall be screened by a masonry wall with a minimum height of five (5) feet. The screening of outside storage does not apply to the retail sale of items that are customarily sold outside, such as, automobiles, plant nursery or the sale of seasonal items customary in a retail setting. i. The maximum cul-de-sac length allowed in Mandarina is 600'. j. Live / Work units shall be permitted k. Vertical mixed-use (e.g. residential over retail) may be incorporated. 1.2 Building Orientation and Massing a. Locate buildings closer to arterial intersections to provide strong visual and pedestrian connections to the street. When practical, locate employee parking and service functions behind buildings or away from residential areas or public streets. b. Emphasize major project entries with monumentation, decorative pavement and enhanced landscaping. • c. In large, multi-building projects, organize the site design to provide functional pedestrian spaces, plazas, and amenities between or in front of buildings. 69 February 1009 ~ ~ _ a ~ ` ~ ~ ~ ~~~darina ~ESIGN sTaN~aA~s ~ d. Provide elements that provide weather and sun protection for pedestrians, such as overhangs, awnings, canopies and shade structures. e. Orient canopies covering fuel pumps, drive-through lanes, service functions and accessory structures away from the intersection of arterial roadways. f. All buildings should consider energy conservation when determining the orientation of the building on its site. 1.3 Pedestrian Amenities and Hardscape a. Design convenient pedestrian and bicyclist access from all adjacent streets to enhance connectivity to the site. b. Design sites to minimize pedestrian and vehicular conflicts. Where major pedestrian circulation paths intersect with a vehicular route, provide decorative cross-walks that have contrasting color and texture to surrounding pavement. If approved by the Town, emphasizing the crossings may be achieved with decorative bollards to increase visibility, improve safety and enhance aesthetic appeal, and elevated pavement at pedestrian crosswalks may also be considered. c. All commercial site plans should have pedestrian connectivity to adjacent commercial and residential uses and/or trails that exist, or are planned. d. All commercial sites larger than ten (10) acres shall have pedestrian amenities that allow • for the use and enjoyment of outdoor areas as a focal point or central amenity. These areas should include a mix of pedestrian-scaled features such as lighting, tables, drinking fountains, benches, seat walls, shade trees, raised landscape planters, properly scaled water features, specimen trees, plants in pots, information kiosks or public art. e. Pedestrian access from parking areas is required on all sites larger than ten (10) acres. Access shall be integrated into a landscaped island that has trees, shrubs and decorative rock to mitigate heat and reflected glare. f. All commercial sites shall have convenienf bicycle parking. Bicycle parking shall be separate from pedestrian circulation and have convenient access to entries. On sites larger than ten (10) acres, multiple bicycle parking areas shall be located in convenient and visible areas. Three percent (3%) of total car spaces should be provided for bicycle parking. g. Design courtyards, plazas and restaurants to allow for outdoor dining opportunities to enliven the public spaces. Outdoor dining areas and courtyards shall be separated and screened from vehicular traffic and parking areas. h. Use architectural features, such as arcades and colonnades in commercial areas to provide shade and shelter for outdoor dining and pedestrian circulation. i. Pedestrian use areas should have ample design elements to mitigate the sun and reflective heat. Arcades, colonnades, canopies, trellis or tensile shade structures shall be used in combination with canopy shade trees to enhance pedestrian circulation areas. j. A system of walkways and sidewalks shall connect the buildings and provide access to • the primary entrances. ~o February 2009 ~ ~ ~ :,x : _ ma~ dari~a DESIGN STANDAI~DS ~ % k. West and south exposure of builtlings that have plazas, patios and pedestrian use areas should have architectural and landscape features as design elements to provide shade. I. Barrier free design is encouraged throughout the project to increase accessibility. m. Developer provided sidewalks shall remain as installed unless replaced for driveway entrances. 1.4 Vehicular Circulation and Parking a. All major entries to commercial sites shall have decorative paving in the street surface to emphasize the entry. If the decorative paving falls within the Town's right-of-way, a license agreement for maintenance shall be received from the Town of Marana. b. Vehicular connectivity should be considered as adjacent sites are planned. c. On major parking area access lanes, traffic calming devices should be encouraged to promote and enhance pedestrian safety. d. All parking screen walls should be tlesigned to complement the community character. e. Canopy trees shall be planted in parking landscape islands to break expanses of parking and provide shade. f. For commercial sites larger that fifteen (15) acres, an outer parking access lane shall be used to move vehicular traffic away from the parking aisles. g. To promote a variable of uses, parking stalls may be set at 90°, 70°, 60° or parallel. • Two way traffic flow is preferred in parking areas. All sizes of stalls and cross lanes shall conform to Town of Marana Title 22 Off-street Parking Standards. h. Delivery vehicles ingressl egress, etc. shall not interfere with traffic flow. i. There shall be no product or goods storage in customer parking areas. j. Parking quantities shall meet Town of Marana standards, except where otherwise noted in this Specific Plan. 1.5 Cart Storage Areas a. Provide long-term storage of shopping carts either within the tenant space or adjacent to it, behind a decorative screen wall exceeding the height of the carts. The decorative screen walls shall match the building architecture. Shopping cart storage may not encroach upon vehicular and pedestrian circulation patterns. b. For establishments that use parking lot shopping cart corrals, the design of the corrals shall incorporate durable materials that shall withstand the regional climatic conditions and use. The materials and colors should complement the building architectural character. c. Parking spaces used for shopping cart corrals shall not be counted toward required parking spaces. 1.6 Lighting a. In pedestrian use areas, such as sidewalks, seating areas, courtyards, and plazas, pedestrian-scale lighting fixtures shall be provided. Lighting fixtures are to complement • the architectural character of the site. 71 February 2009 ~ _ ' darina DESIGN STANDARDS ~ b. Building entries should be illuminated with soffit, bollard, step or other lighting fixtures to enhance pedestrian safety and articulation of the building. c. Highlighting of unique or special features of the site, such as architectural features, specimen plants, and public art with lighting is encouraged to create identity and sense of place. d. Ornamental, wall-mounted sconces or light fixtures shall be used to complement the character of the architecture and to light pedestrian use areas that are near or adjacent to buildings. e. All pedestrian use areas that have public art should have a variety of lighting to add interest and safety. f. All lighting shall adhere to the Town of Marana Outdoor Lighting Code (Title 18). 1.7 Public Art a. All commercial buildings greater than 50,000 square feet shall provide public art. For commercial sites with more than one (1) building larger than 50,000 square feet, a Public Art Master Plan may be developed to coordinate the artwork and placement to enhance the site and create opportunities for synergy and shared art work within the community. b. All public art should generally reflect the character, heritage and traditions found in Southern Arizona and the southwest. • 1.8 Service Areas and Refuse Containers a. Refuse areas should be retained in central locations with convenient access for refuse vehicles. These locations shall be completely enclosed by a solid minimum six foot (6) tall screen wall. The wall and solid doors should be designed to complement the character of the main building. b. Trash and recycling containers shall be screened from public view with a wall in character with the building landscaping, green screen, or the building itself. c. Additional landscape materials may be planted adjacent to the refuse area screen wall to enhance visual buffering from parking and pedestrian areas. d. Exterior components of electrical or irrigation purposes, and exterior components of plumbing, processing, heating, cooling and ventilations systems (including, but not limited to, piping, tanks, stacks, collectors, heating cooling and ventilation equipment fans, blowers, duct-work, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be visible to an individual standing on the ground or ground-floor elevation from an adjacent property. e. All operations involving loading and unloading of goods on private property should be conducted outside of the public right-of-way. f. All loading, service and delivery areas should be located on the side or rear of a building. Additional screening and buffering may be required when a site is located adjacent to single-family residential. All screening shall be reviewed and approved by the MDRC • before submittal of development plans to the Town of Marana. 72 February 2009 , ~ ' DESIGN STANDARDS _ darir~a ~ g. All loading and unloading shall occur in designated loading areas only. Loading areas shall be designed as integral to the building/facility/site. Alternate loading and unloading locations may be allowed with MDRC and Planning Director approval. h. Service doors shall be screened by amenity walls, using materials consistent with the building. i. Service and storage areas shall be adequately screened from view by building walls or screen walls. Service vehicles, supplies and equipment should be stored in areas least visible by visitors. 2. Specific Planning Area Site Standards The following Planning Area Site Standards apply to specific Planning Areas. 2.1 Mandarina Village Center Site Planning a. Layout i. Residential units, such as attached town homes, condominiums, apartments, and residential over retail shall be encouraged in pedestrian oriented areas of the Village Center. ii. Wider sidewalks shall be encouraged to allow for outdoor restaurant seating. iii. Street furniture and site amenities that reflect the community character shall be • encouraged. iv. Limited curb cuts shall be encouraged to maximize the pedestrian streetscape. b. Building Orientation and Massing i. To promote a pedestrian friendly environment, buildings of four (4) or more stories shall be stepped back or shall provide mass breaks to decrease the apparent mass of the building. ii. Articulated building facades shall be encouraged. c. Vehicular Circulation and Parking i. On-street parking is strongly encouraged (where appropriate). ii. On-street parking in front of buildings on the Village Center may be counted toward the overall parking requirements for the building or use. iii. Where possible, parking lots shall be sited behind the buildings. Access to rear parking lots shall be by alleys, when possible. iv. Shared parking is encouraged, subject to approval by the MDRC and the Planning Director. • 73 February 2009 ~~'l darlna DESIGN STANDARDS l~ ~ • G. Residential Site Planning Standards The purpose of these guidelines is to establish design and development standards that reflect the identity and quality of the Mandarina community design character. The Residential Site Planning Standards have been drafted in accordance with Title 08.06, Resitlential Design of the Town of Marana Land Development Cotle, Ordinance 2005.18. 1. Layout a. Variations in architectural style, setbacks and street layout shall be incorporated into the neighborhood design to create a desirable character. b. Roads and open space corridors shall align with mountain views and vistas, when possible. c. There should be diversity in lot sizes and dimensions, where appropriate. d. Variety in the side-yard setback shall be encouraged to limit the massing domination of multi- story units with adjacent one-story units. Increasing the side yard setback creates more space and lessens the visual impact of a multi-story unit adjacent to a one-story unit. e. The maximum cul-de-sac length allowed in Mandarina is 600'. Hammerhead cul-de-sacs are permitted. f. Shared parking and clustered parking are allowed with the approval of the MDRC and the Planning Director. • 1.1 Site Planning Vignettes The following design vignettes are included to express the intent of the Residential Design Standards. • Exhibit 4.G.1 - Typical Streetscape, pg. 75. • Exhibit 4.G.2 - Alley Load Character, pg. 76. • Exhibit 4.G.3 - Courtyard Home Character, pg. 77. • Exhibit 4.G.4 - Single-Family Attached Character, pg. 78. 2. Pedestrian Connectivity and Circulation a. Care shall be taken in neighborhood planning to provide adequate neighborhood trail connection opportunities for visitors and residents to the community trail network. b. All drainage areas, where appropriate, should have a neighborhood trail connection to the community trail network. 3. Paseos, Open Space and Parks a. Open space areas should be designed as an integral element of neighborhood design in Mandarina. b. Opportunities to increase open space frontage should be encouraged to integrate the parks into the neighborhood. c. Open space areas should be designed as a community amenity and should contain prominent design elements. • 74 February 2009 • • • ~ ~ ' - ~ ~ ~ CIQ~ . ~ ~ ~ ~ ~ O ~ ~ ;5. t~• ~ A ~ ~ ~ ~ A ~-h ~D ~ r+ ~ ~ ~ ~ ~'C~ ?-r • A~ ~ ~ ~ ~ ~ Q4 r~i- ~ ~ ; ~ ~ ~ 4'. H~ ~ ~ ~ ~ ~ ~ n Qq ?r. ~ ~ ~ ~ ~ ~ - - - ~ ~ Z1. ~ . 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S ie.t, *a k r' S~~ r'~~. ; ~i ~ ~ ~ ~ . ~ ~ , ~~~ij . w~ ..:j ~I I . ~r. r t ~ ~ M ~ y ~ $ ~ _ ~ ~P ~ N d ~ ~ r ~ ~ ~ o z ~ d ~ ° ~ ~ d ~ ~ ~ ~ ~ ti d M ~ b ~ ~ • • ( ~ , ~ ~ ~ ~ a . . ' ~ •'~.landscaped common area' a~ ~ e ~ ~with ~edestr•ian pafh . ~ ~ ~ O ~ o o ~'S O , 5• ~ ~ ~ ~ n . . ~ • • ~ n ~ ~ ~ _ ' ~ ~ ~ c , ~ ~ Q • ~ s r ~ • ~ • ~ ~ ~ ~ ~ ~ ~ ~ ~ fCD f""~.+~., ~ !D ~ L.....~_ ~ rt ~ ~ O ~ ~ ~ ~ Q ~ ~ • ~ ~ ~ ~ ~ `,C f ~ ~ ~ z, a. n ~ • . , , . . : ~ ' . - r: ~ 1a~nd"scaped comm~on ar•ea ' ~ . with,pedestr•ian path ; . . . . . . , , ~ i;}' • ~ r--~ - n. ~ , ~ ~ ~ ~ n ~ ~ ~ ~ ~ ~ ~ (p ` CD ~-r f~D ,..r ~t ~ • ~ ~ • • . ~ v~' : ~ ~ ~ ~ ~ ~ . `Gj n~ . ~ 't5 . rp ~ ~ ~ ~ ~ ~ ~ s ~ s s ,-K''t n s ~ ~ • - ~ I ~ ~ ~ ~ i ' ~ ~ O.y N ~ ~ ~ • -~s„~ ~ ~ ~4 ~ } t • . • ~ I ~ ~ * ^ •S t' •4 landscaped common area ,L.. _ with pedestrian~~ath is ~ ` .r Q' i°'„'fi~i ,~lu~i~~~ ~ ~ a, k' ~ ~ ~ ~ y 4 J (.h) i ~ ~ ~ ~ ~ ~.J ~ M ~ ~ ~ ~ rn ~ ~ ~ ~ ~ ~D d ~ ~ ~ ~ ~ ti ~ d ~ ~ ~ ~ • • i ~ ~ ~ ~~r ~ public street ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . , U~i ~ ~ ~ ~ ~ ~ ~ , O ~ ~ ! ~ . 0 0 ~ ~ ~ ~ A ' ~ A~ ~ A ~CI . . ~ ~ ! R ~ _ ,~j ,.~,~~I ~ G~4 ~ ~ ~ ~ ~ ~ ~ ~ F"h ^ ~ rt A~ ~D ~ ~ ,,,C ~ `C c~ ~ ~ • n ~ Q.. ~ ~ ~ O . ~ ~ ! ~ ~ ~ A~ ~ ~ ~ o n ~ ~ ~D ~ ~ ~ ~ n c ~ ~ ~ public street ~ n ~ N rt ~ ~ ~i ~ '~I, II ~ ~1 ~ ~ ~ ~ ~ . G L~. : ro . .1~_. L.J., ~ o alley (common area) ~ o ~ ~ a~ : ~ . ~ ~ II I I ~s n ~ I ao ~ ° rt ~ ~ 'I o ~ : ~ ~ a~ ~c ~ ~ ~ public street ~ ~ ~ ro ~ ~ rh ~ ~ ~ ~ ~ Illlllpll ` ~ ~ ; , IIII I ~ ~ ~ ~ , ~ ~ ~ z ~ r ~ t t ~ ~ ~ d G~ ~ Z ' ~ M ~ ~ ~ n ~ a ~ ~ ~ ~ ti = ~ L....~.1 ~ d b O~o ,~j,' . ~ . . . ` . . . . . "~,I~ ~ t~~`~~" ~t ~ darlna DESIGN STANDAADS • H. Architectural Standards Architectural Stantlards have been drafted to complement traditional regional styles. These standards shall supersede the Town of Marana standards unless otherwise noted. They shall assist architects and builders in developing architecture in which the building mass, roof form, farade, architectural elements, materials and color are consistent with the Marana community character. Sustainable practices such as solar orientation, cisterns and water harvesting shall be encouraged. 1. Non-Residential Architectural Standards 1.1 Design a. Commercial buildings shall be designed with a variety of surfaces, textures, shapes, multi-planetl roofs, materials and wall articulation. b. Long, unarticulated building walls, or facades of more than one hundred (100) feet shall be avoided by segmenting through the use of window panels, reveals, recesses, projections and other architectural elements, such as mass breaks, molding, columns antl arches, decorative columns, varying texture and/or materials, offsets, landscapes or similar features. In the Village Center, unarticulated wall lengths or facades shall not exceed sixty feet (60'). c. Design building mass and fenestration in proper proportion and scale within the site, adjacent streets, adjacent buildings and developments. • d. Architectural styles shall fit the Mandarina community character and shall be approved by MDRC before submittal of plans to the Town of Marana. e. Primary building entries shall be positioned and articulated so they are immediately identifiable from the interior pedestrian areas or parking areas. f. Exposed ducts, pipes, downspouts and similar equipment are discouraged but where installed shall be painted to match the surface of the building. g. When mechanical equipment is located on the roof of a commercial building, an appropriately sized parapet style roof shall be used to screen equipment from view from property line at ground level. h. All multi-story buildings should incorporate a recognizable base, middle and cap through the use of changes in material, architectural accents or other features, as appropriate. i. Roof decks and patios are encouraged exclusive of building height. j. Vegetated green roofs and solar panels are encouraged. 1.2 Color a. Building colors shall reflect the natural desert tones found in the Sonoran Desert. Suggested colors include: ~ Earthy browns, sepias, and tans ~ Dark reds and maroons • Dark oranges to pinks • Dark greens • • Deep sky blues to gray-blues 79 February 2009 ~z k DESIGN STANDAIZDS _ ~.dar~lr~a ~ • Deep purples • Ochres, yellow-browns • Variations of the above colors that result from natural weathering or oxidation b. Accent colors shall be used to add interest at focal areas and entries. Variations in wall color to avoid monotonous facade are encouraged. 1.3 Materials a. Permitted exterior finish materials shall conform to materials that are listed in the Mandarina community character materials list and the following commercial architectural material list. To allow for architectural creativity and technological advances, materials that are not listed in this tlocument shall be permitted, if approvetl by the MDRC on a case-by-case basis. • Textured tilt-up concrete panels • Standing seam metal roofs • Concrete antl clay tile roofs ~ Exterior Insulation and Finish Systems (EIFS) • Architectural metal • Clear / tinted glass • Brick • • Stone • Integrally colored CMU • Stucco ~ Manufactured Stone • Materials listed in section E1.2 b. Four-sided architectural treatment should apply to all buildings, subject to MDRC approval. c. All architectural details should be appropriate to the style of the building. The use of composite and integrally colored materials is encouraged where possible for durability purposes. Changes of materials should always be terminated at an inside corner, for smooth material transitions. d. The use of pre-fabricated, all-metal steel for sheathing of buildings is prohibited. This is not to preclude the use of finished metal details within architecturally designed structures. e. Building materials and landscaping shall be consistent with adjacent, non-residential buildings to complement the community character. f. Windows shall consist of tinted bronze, blue or green glass or transparent glass. g. Reflective glass may be used to limit heat transfer while maximizing available sunlight for interior illumination, subject to MDRC approval. 1.4 Roofs a. Variation and articulation in rooflines or parapets should be used and roof types mixed • to reduce the scale of commercial buildings. Roof size, scale, material, color and slope should be coordinated with the character of the building. so February 2009 _ darina DESIGN STANDAADS ~ b. Parapet walls for the concealing of flat roofs should feature three (3) dimensional cornice treatments when at the ends or corners of the building. Where not usetl in conjunction with other roof elements, parapets should vary in height antl have a finished depth at all building corners. c. The size of all roof design elements should be appropriate to the size and scale of the roof materials used. tl. Buildings with sloped roofs should include multiple rooflines and multiple facets of planes. e. Visible roofs shall be made of tile, slate, concrete shingles, metal or other similar materials as approved by the MDRC. f. Mechanical equipment on roofs is permitted, and shall be screened and/or camouflaged. 1.5 Loading and Service Areas a. Outdoor service and storage areas shall be screened with solid masonry walls that complement the architectural character of the building. Outdoor storage is subject to MDRC and Planning Director approval. b. Majorexteriortrash and recycling receptacles shall remain within service and storage areas and be painted to match the primary or secondary color used on the main building. • c. Where applicable, green screens with evergreen vines are encouraged to screen utility and service areas. Their shape can be integrated into the architectural character of the building. Green screens are to be used in addition to the required screen wall (they are not a replacement for the required wall). 1.6 Recreational Structures All structures found within Mandarina common spaces and paseos shall conform to the architectural standards contained herein and their design shall complement the overall community character by the use of similar colors, textures and materials. For example, on prefabricated structures such as a park ramada, the exposed posts can be clad in exterior masonry veneer to enhance the quality of the structure, and a standing-seam steel roof may be used to emulate a tile roof. a. All recreational structures should use compatible architectural character antl blend into the community in a harmonious manner. b. The scale of recreational structures should blend with the surrounding community. c. A creative mix of architectural styles is encouraged for recreational structures to give a unique look and identity to each recreational area. 2. Residential Standards 2.1 Architecture that Responds to the Climate All residential buildings constructed in Mandarina should respond to the climate in which • they are located. In this region, dwellings were historically characterized by extensive roof 81 February 2009 wn„ ~ ~a~~ - ri~~i~darina DESIGN STANDARDS • overhangs, covered porches and patios, arcades, low horizontal roof lines, thick walls, and natural building materials. The generous roof overhangs and covered porches and patios shade interior rooms while allowing windows and doors to be opened during the hot summers, promoting cross ventilation. While roof overhangs provide shade in the summer months, the low sun angles associated with the winter season allow the sun to enter and warm interior spaces. Integrated covered porches, patios, and arcades provide shade in the summer-time and protection from the elements during cold winter months while providing open outdoor living and activity spaces as an extension of interior rooms. All of these architectural features are intended to make the Desert Southwest more comfortable in a varied climate characterized by hot summers and cool winters. 2.2 Architecture that Responds to Regional Traditions Architectural design shoultl consider the historic context of the region; therefore, southwest themes are consistent with the character of Mandarina. Although a single style or combination of styles is not requiretl or endorsed, the use of contemporary interpretation and materials to emulate the regional tratlitions is strongly encouraged. . a. Pueblo / Southwest The Pueblo style has historical precedent dating back to the Native American Indians. Adapted from the harsh climactic conditions of the region and functional uses of available materials, the Pueblo style is unique to the Southwest. Characterized by flat roofs, the sculptural, box-like organic forms of the style were influenced by the early Spanish colonists. The Southwest style grew out of the multi-cultural influences of Pueblo architecture, with the introduction of pitched barrel tile roofs and Spanish motifs. b. Spanish Mission The Spanish Mission style dates back to the original missionary settlements of Southwest America. Mission style is heavily inspired by Spanish and Mexican architecture for the missionaries that brought their culture to the Native Americans of this region. Influenced by climate, materials and available labor, the Mission style adapted its own character. The style is characterized by strong, decorative, formal massing and, traditionally, has sculptural parapet roof lines and barrel tile roofs. c. Spanish Colonial / Territorial Spanish Colonial style has its origins in MediterraneanArchitecture with eclectic inspirations that range from Moorish to Byzantine. This architectural style became popular in the Southwestern United States as an adaptation of the region's earlier mission style along with the rich culture of Latin American influences on the region. It is most characterized • by strong, simple, informal massing and is traditionally unified by courtyards, arches and tiled roofs. s2 February 2009 f~' ~ Yldarlna DESIGN STANDARDS ~ • y~ A sub-variety of Spanish Colonial style is known as the Territorial Style. This style was developed in New Mexico, West Texas and Arizona, and is characterized by one and two story structures with flat roofs of varying heights; parapet coping (typically brick or masonry to protect the adobe); portals and loggias; smooth finish stucco or brick or masonry; delicate wood moldings and accents; doors and windows flush with the wall surface; divided pane wintlows and wood trim defining major openings. d. Monterey Revival The Monterey Revival movement occurretl during the 1920's and 30's. It blendetl American Colonial and Spanish adobe architecture. These homes were typically two story rectangular, asymmetrical plans with wood detailing. 2.3. Detached Residential Architecture Mandarina shall adhere to residential design standards found in Town of Marana Residential Design Ordinance. In addition to Town of Marana standartls, the following design standards shall apply: a. Authentic Architecture In keeping with the rustic regional character and the natural beauty of the Sonoran Desert, • residences at Mandarina are encouraged to follow the regional architecture traditions of Southern Arizona. Successful neighborhoods should be inspired by the historical reference, with attention to authentic detailing. Recognizable styles following historical, traditional forms reinforce `timeless' gracefully aged character which provide charming, sustainable neighborhoods. i. In creating authentic architectural styles, floor plans should be designed with architectural characterin mind. Homeswith floor plans tlesigned with a predetermined set of compatible character styles have a stronger appearance than a home that has a style applied to it after a floor plan has been designed. ii. When designing plans, simple forms and masses lend themselves to ease of construction as well as authentic architectural expression. Special care should be taken to integrate covered porches, balconies, arcades, porte-cocheres and courtyards into floor plans where possible to create a more dynamic street scene. iii. Roof pitches, massings and materials should vary between plans and elevations and be stylistically consistent with the character of the house. iv. To complete a historic character, building details shall be interpreted with authenticity. Details should retain a simple and appropriate appearance for its architectural style. b. Varied Architectural Character To create diverse neighborhoods and avoid monotony, careful planning and plotting of neighborhoods shall be done to develop a quality appearance and avoid repetitious • architectural styles, elements, details and color. 83 February 2009 : ~ , ~ t~5~ darir~a DESIGN STANDARDS • c. Architectural Site Design In an attempt to reduce garage dominated neighborhoods, a variety of resitlential designs are encouraged. Homes should emphasize connections to the street and neighborhood by placing porches or livable portions of the house in front of the garage. Setbacks on all lots have been carefully selected to encourage design with allowances for porches (porches shall be a minimum of fifty (50) square feet on lots greater than 4500 square feet, and a minimum of twenty four (24) square feet on lots equal to or less than 4500 square feet), livable spaces and non-street facing garages to avoid a garage dominated neighborhood. On all homes, the prominent use of porches, balconies, portals, porte- cocheres and courtyards are encouraged to create a lively and pleasant streetscape. To encourage and create a livelier street scene in Mandarina, street facing garages that have a livable space, courtyard wall or patio that extends a minimum of five (5) feet in front of the garage face shall be considered a recessed garage. d. Architectural Elements and Projections Porches, arcades, portals and covered patios provide welcome relief from the desert sun as well as connection to the street, and are encouraged in Mandarina residential villages. Most southwestern architecture includes one or more of these features. Porches and covered terraces are important architectural elements and often play a key role in • defining a specific style and contribute to streetscape character. e. Roofs Varied materials and forms in roofs are essential to providing diversity in neighborhoods. Roofs should retain simple massings, but vary in pitch, heights, materials and orientation depending upon the desired character. Roofs should be consistent throughout a house, but pitch may occasionally vary on a porch or projecting wing depending on character. i. All roof penetrations and venting shall be behind ridgelines and away from roadways antl front elevations, whenever possible. Exposed flashing, venting and piping at roofs are to be painted to match the dominant color. ii. Mechanical equipment on roofs is permitted, and shall be screened and/or camouflaged. iii. Flat / low pitch roofs shall be provided with parapets, including rear patios. All flat / low pitch roof materials shall be integral color with the building exterior. iv. The use of skylights, solar tubes and solar panels are restricted to rear elevations or behind parapets not visible from the roadway and elevations, where possible. v. Chimneys shall be rock, stone, brick or of a finish material identical to the accompanying structure and shall include a chimney cap. f. Garage Design and Driveways The architecture forward concept is encouraged to minimize the visual impact of the garage dominated neighborhootl. Garages are encouraged to be set back behind the • front face of the house by using alternative garage orientation and varying front yard 84 February 2009 ~ - ~~'~.C~'~dal~'lyla DESIGN STANDARDS • i`# setback requirements for livable areas and porches. Tuck under garages (a garage `tucked' under the main floor of the builtling or accessory building) are allowed. i. Minimum two-car garage shall be four hundred (400) square feet [for example, a standard garage shall be twenty by twenty (20 x 20) feet; a tandem garage shall be ten by forty (10 x 40) feet]. The driveway shall provitle a twenty (20) foot space to accommodate a parked vehicle without blocking the sidewalk. Garage size requirements do not apply to single-car garages conforming to the residential parking requirements. ii. Garage doors are limited to nine (9) feet in height and shall be recessed six (6) inches minimum behind garage walls. iii. All garage doors should be chosen with a style appropriate to the house character. Garage door windows are encouraged and should be limited to the top panel of the door. iv. Garage doors shall be painted the color of the building or an accent color. v. Driveways shall be limited in width of the adjacent garage door. Although most driveways should be concrete, pavers may be employed in keeping with the architectural style of the house. To reduce overall paving within the development, builders are encouraged to propose alternatives to traditional driveways, including "Hollywootl" driveways, grass pave, gravel pave, stabilized decomposed granite, • etc. However, all non-standard driveway layouts or paving options shall be approved by the MDRC and Planning Director. vi. Street facing 3-car garages shall have one (1) bay offset two (2) feet minimum behind the other two (2) garage bays. vii. Tandem garage configurations shall be calculated the same way as a standard garage for setbacks, area, and residential parking requirements. g. Architectural Articulation Architectural treatment is the use of details and massing elements that comprise each architectural style of a home. Details may include, but are not limited to, window shape, size and grid configuration, decorative door patterns, decorative gable vents, eve and rake details, decorative tile and ironwork, balconies etc. which correspond to the architectural style. Full architectural treatment is required on all front elevations of houses and as listed below: i. Four-side architectural treatment is required when a house is visible from arterial or collector roads, open spaces, common area or paseos. ii. Side elevations on the street side of corner lots, or adjacent to paseos, open space or trailheads shall receive full architectural treatment. iii. Courtyards, while often not visible from the street, should be considered as extensions of the front of the house, and shall be detailed accordingly. iv. In general, side elevations facing another side elevation do not require full architectural treatment. The sides of the house should substantially match the • character of the front, using similar materials, wintlow sizes and details. 85 February 1009 ~ ~ ~ darina ~ESIGN sTaN~A~s ~ v. In general, smaller product types, single-family attached and multi-family housing shall require four-side architectural treatment. vi. Some architectural styles may allow the introduction of amounts of stone, composite siding or brick to complement stucco. 2.4 Attached and Multi-Family Product Standards Single-family attachetl and multi-family buildings shall be designed to meet the Residential Detached Architecture standards in Section H.2.3. In addition, the following design standards shall apply: a. Buildings should be designed with a variety of surfaces, textures, shapes, multi-planed roofs, materials and wall articulation. b. The scale, details and materials shall be compatible with surrounding residential neighborhoods. c. A variety of heights, colors, setbacks and step-backs are encouraged to avoid long, unarticulated building facades. d. Buildings should be designed in clusters of small buildings or the appearance of a series of smaller buildings. e. Variations in exterior walls in depth and direction. Use pop-outs, arches and balconies to break up massing. • f. Minimize the bulk and appearance of structures through the use of sloping rooflines consisting of varying roof heights, directions, and shapes. g. Massive straight rooflines with flat appearances shall be avoided. h. Building placement and orientation shall vary for design interest and visual relief. i. Multiple design solutions shall be integrated into the building to provide visual interest and variation. j. Garages shall be architecturally integrated into the established design character. • ss February 2009 ~ ~ ~ ; ~ darina IMPLEMENTATION AND ADMINISTRATION • Part 5- Implementation and Administration A. Purpose and Intent This section of the Mandarina Specific Plan outlines the implementation of the plan during the development of the community. It identifies the responsible party to ensure the community is built in coordination with infrastructure improvements, providing logical growth and continuity of the community design and character. General administration and specific plan amendment procedures shall be defined in this section of this Specific Plan. B. Proposed Changes to Zoning Ordinance If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations in the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be applied by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the Mandarina Specific Plan is the responsibility of the Master Developer, the Builders / Developers, any quasi-government community facilities or improvement district that is created, • Mandarina Property Owners Association (which may include any design review committees) and the Town of Marana. The Town of Marana Development Services shall be responsible for ensuring all policies and standards in the Specific Plan are adhered to during the review, development and construction of Mandarina. Upon request of Developer, the Town staff shall process any request for a Community Facilities District (CFD) pursuant to A.R.S. § 48-701, et seq. and the Town's Guidelines for Establishment of Community Facilities Districts, and the Town Council shall reasonably consider such request for a Community Facilities District. D. Development Review Procedure All development plans and subdivision plats within Mandarina shall be subject to and implementetl through the review and approval process in conformance with this Specific Plan. In addition, all development within Mandarina is subject to the building permit and review process as defined by the Town of Marana and this Specific Plan. Prior to submitting preliminary and final subdivision plats and/or development plans to the Town of Marana, applicants shall submit all plans to the MDRC for approval. The Master Developer, MPOA and MDRC reserve the rights to review, comment, approve or deny any design or architectural aspect of the development that affects the exterior appearance of any structure or area of Iand. This includes, but is not • limited to, the review of site plans, signage, landscaping, entry features, street standards and architecture for conformance to the Development Standards and Design Standards outlined in this Specific Plan. s~ February 2009 ~k ~ ~A day~lyla IMPLEMENTATION AND ADMINISTI~ATION ~ . . . . . Plans shall be revised and resubmitted until all comments and issues from the MDRC are resolved prior to submitting to the Town of Marana. All Development / Site Plan, Sign Program and Design Guideline applications shall be processed by the Planning Department as an administrative review and approval. Administrative approval can be with or without conditions. A Conceptual Development / Site Plan of the proposed development shall be submittetl to the Planning Department a minimum of two weeks prior to the scheduled pre-application meeting. The pre-application meeting is intended to familiarize the developer with processes and submittal requirements, as well as to provide valuable feedback to the applicant on the Conceptual Development / Site Plan. Upon submittal of a completed application, the Planning Department shall review the Development / Site Plan and supporting documents and also distribute the plan submittal to other departments and agencies, as necessary. Reviewing departments and agencies are provided fifteen (15) working days from the distribution date to provide their comments back to the Planning Department. After the completion of the review period, the Planning Department shall summarize the recommendations of the reviewing departments and agencies and provide the applicant with such comments. If the . proposed Development / Site Plan is in conformance, it shall be approved administratively (with or without conditions) and this action shall be final. If recommended changes, additions or revisions are necessary, revisetl prints shall be submitted and distributetl to the affected departments or agencies as with the original submittal. Reviewing departments and agencies shall have ten (10) working days to evaluate the changes and comments. In the event that there is Planning Department approval with conditions that are deemed to be overbearing or unattainable by the applicant, the applicant may appeal such decision as follows: • Resubmit application to Planning Department with modifications and / or alternative wording for subject conditions of approval. Approval of modifications / alternative wording is required by Planning Department. ~ Appeal to Town Council for final resolution regarding subject conditions. If changes, modifications or atljustments are necessary to the approved application, this shall be treated as an amendment to an existing application. Only those areas of change are subject to review and approval (by prior approval authority), unless other areas within the application are affected, requiring a broader review and approval. Such changes shall be considered as a part of the original application within an active Planning Department file. An approved Development / Site Plan application shall remain valid for a period of 36 months. As • necessary, the Planning Department can approve extensions of this approval for up to 12 months with each extension. Improvement plans shall remain valid for 12 months. Additional extensions of 12-months ss February 2009 ~ ~ ~ . darlna IMPLEMENTATION AND ADMINISTRATION • may require updates to the Improvement plans for conformance with revised code requirements or design standards as determined at the time of the extension request. Minor Amendments to an approved Development / Site Plan may be approved administratively by the Planning Department. Preliminary and final plats shall be processed according to the Town of Marana plat review process per the Land Development Code. An approved Preliminary Plat application shall remain valid for a period of 36 months. As necessary, the Planning Department can approve extensions of this approval for up to 12 months with each extension. Improvement plans shall remain valid for 12 months. Additional extensions of 12-months may require updates to the Improvement plans for conformance with revised code requirements or design standards as determined at the time of the extension request. If the Planning Department or officials within the Planning Department who provide signature/approval for the Development / Site Plans or Subdivision Plats are absent or unavailable, the Planning Director's designee shall have the authority to sign the approved document. • E. Design Review Process It shall be a requirement of this Specific Plan that, subsequent to its approval and prior to the submittal of any preliminary subdivision plat or development / site plan within the Specific Plan, a standing Mandarina Design Review Committee (the MDRC) shall be established. Thereafter, the MDRC shall review and approve individual development / site plan filings (for commercial development) and subdivision plat submittals (for residential development) for conformance to the Specific Plan and the CC&R's prior to submittal to the Town for its review and approval. F. Planning Area Uses Conditional Planning Area uses require review and approval by the Mandarina Design Review Committee (MDRC) and the Planning Commission and/or Town Council to ensure compatibility with surrounding uses. Approval of these uses may be conditioned upon proactive mitigation measures being implemented in association with the approved conditional use. All conditional uses shall be approved by the MDRC prior to submittal for review / approval by the Town. G. Phasing Phasing shall occur in a logical and cost effective manner based on infrastructure extension, availability of utility services and market conditions. The project shall be built in several phases, as future conditions dictate. The spine infrastructure needed to serve the community shall be constructed and extended as needed • for the development. Current estimates of build-out are six (6) to fifteen (15) years. 89 February 2009 p tY * ~kh~ G~~'l C~ al^lYla IMPLEMENTATION AND ADMINISTRATION • ~y; The purpose of planning the phasing is to ensure adequate infrastructure is available for the planned development. The phases of development may occur in a different order, or concurrently, at the discretion of the Master Developer. H. Specific Plan Administration 1. Enforcement The Mandarina Specific Plan shall be administered and enforced by the Town of Marana Development Services Department, in accordance with the provisions of the Specific Plan and any applicable provisions of the Town of Marana Development Code. 2. Protected Development RightsNested Rights To ensure reasonable certainty, stability and fairness to Developer and the Town for a reasonable period of time, Developer and the Town agree that the zoning designations, uses, antl densities that now apply to the Property or shall apply to the Property upon the effective date of the Specific Plan. The Mandarina Specific Plan will be vested in perpetuity at the recording of the first final plat within the project boundary, but in all events it shall remain in effect and shall not be changed after the execution of this Agreement without the mutual written agreement of the Developer and the Town. . 3. Administrative Change Changes to the provisions of the Mandarina Specific Plan may be made administratively by the Town of Marana Planning Director, provided the changes are not in conflict with the overall intent set forth in the Mandarina Specific Plan and do not change the land use designation for a planning area. Any changes shall conform to the goals, objectives and policies of the Mandarina Specific Plan. Amendments to the approved Specific Plan may be deemed necessary to respond to changes in site conditions, market conditions, and financing to meet requirements or preferences of users and developers in Mandarina. Unless otherwise required by applicable law, any change or modification to the Mandarina Specific Plan shall be considered a minor change, and will be processed by the administrative approval of the Town's Planning Director. Such amendments and changes shall, upon approval, be attached to the Specific Plan as an addendum and become part thereof. Minor changes do not require public notification or public hearings. Revisions and amendments to the Specific Plan that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Planning Director, subject to appeal to the Planning Commission and Town Council. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission and Town CounciL Categories of authorized minor administrative change and amendments to the Specific Plan deemed • shall include, but are not limitetl to: • The addition of new information to the Mandarina Specific Plan maps or text that does not 90 February 2009 _ darina IMPLEMENTATION AND ADMINISTI~ATION ~ ~ change the effect of any regulations, standards or guidelines established in the Specific Plan. • Changes to the community infrastructure planning and alignment, such as roads, drainage, water and wastewater systems that do not increase the development impact in the Mandarina Specific Plan area. • Changes to development standards that are in the interest of the community and do not affect public health, safety or welfare issues. • Changes due to location of the I-10/Tangerine Road traffic interchange improvements that will impact access to the community. • Approval and updates in general conformance with the Specific Plan, the Mandarina Master Sign Plan or Planning Area Sign Plans. • Changes to the development plan boundaries due to platting. Minor adjustments to development plans areas, drainage areas antl other technical refinements to the Specific Plan due to the adjustments in final road alignments, drainage areas and utility easements. ~ The determination that a use be allowetl which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. • Addition of development standards more restrictive than Development standards of the Town of Marana or those established in the Mandarina Specific Plan. • Exemptions: The following shall not be considered an amendment to the Specific Plan and shall require the approval of the Town Planning Director: • The density distribution shown in the Mandarina Specific Plan is conceptual and is provided for illustrative purposes only. The total number of dwelling units shown per land use area does not establish a regulatory count. The determination of the actual distribution of dwelling units in a land use area at the Preliminary PIat/Final Plat process shall not constitute an amentlment to the Specific Plan. 3.1 Parcel Area Boundaries The boundaries and acreage of all parcels within the Mandarina Specific Plan are shown on the Mandarina Land Use Plan (Exhibit 2.C.1 - Land Use Concept, pg. 10). Where a parcel abuts an internal street or drive, the boundary shall be the centerline of that street. Where a parcel abuts another land use area, the boundary shall be as shown on the Mandarina Land Use Plan. Changes in the boundaries and acreage of parcels shall be permitted as an administrative change as follows: a. The size of any parcel or Planning Area may increase or decrease 10% by a maximum of 10% (gross area) after final determination, through the platting process, of the alignment of any of the streets and drives, open space areas, adjacent parcels, etc. shown on the Mandarina Land Use Plan. b. No amendment to the Mantlarina Specific Plan shall be required foran increase ordecrease • in parcel or Planning Area boundaries internal to the site, which results in increases or decreases to those areas amounting to less than 10% of the area of each parcel area. 91 February 2009 p~`~~ ~ ~ IMPLEMENTATION AND ADMINISTI~ATION _ darina ~ ~ The Master Developer shall keep and submit accurate records of such boundary shifts antl inform the Town of Marana Planning Department of the area changes. c. The final bountlary of any land use area shall be established when the final block plat is prepared for that area. 4. Substantial Change The Mantlarina Specific Plan may be substantially amended by the same procedure by which its was adopted. Each request shall include all sections or portions of the Mandarina Specific Plan that are affectetl by the change. The Planning Director shall determine if the amentlment would result in a substantial change in plan regulations, as defined in the Town of Marana Lantl Development Code. The decision of the Planning Director regarding the determination of a substantial change shall be subject to appeal to the Town of Marana Town Council. 5. Interpretation The Planning Director shall be responsible for interpreting the provisions of the Mandarina Specific Plan. Any applicant aggrieved by the Planning Director's interpretation may request an appeal to the Board of Adjustment within fifteen (15) days from the date of the interpretation. If any provision of the Design Standards is considered ambiguous or unclear, the Planning Director • shall be responsible for interpreting the intent of the Specific Plan. 6. Fees Fees shall be assessed as indicated by the Town of Marana's adopted fee schedule that is in place at the time of development. 7. Annual Report At the platting stage, the Master Developer shall provide Town staff with a Monitoring Program. This shall provide Town of Marana staff with information to assess the impact of proposed developments on existing infrastructure and determine the needs of future development. • 92 February 2009 ~ ~ APPENDIXA-DEFINITIONS _ ~ ~ ~ ~~ndarina ~ Appendix A-Definitions Accessory Structure A structure that is incidental to the principal use on the lot, such as a play structure. An accessory structure shall be located behind the primary structure. Accessory Building A subordinate building or portion of a main building on the same lot or building site, incidental to that permitted in the main building, or to the land upon which the main builtling is located. Alley Loaded A residential product that provides the primary vehicular access from public streets through a private alley at the rear of the residence (rear yard), while the primary pedestrian entrance is located at the ~ront of the residence (front yard). Builder 1 Developer The Builder / Developer is the purchaser of development areas of Mandarina, and is responsible for the building or development within the areas of their ownership. • Clustered Parking Designated grouped parking spaces or a parking lot accessed from an alley, private street, or public street. For example, ninety (90) degree parking bays accessed from an alley, private street, or public street; parking bays in the center island of an enlarged cul-de-sac. Guest Home A secondary residence which may be an attached or detached structure from the primary residence. A guest home may provide limited kitchen facilities, including no more than a two burner stove, a reduced size refrigerator, sink, and microwave oven. Guest homes are subject to MDRC review and approval. These units may not be for rent. Also known as a Granny Flat. Home Occupation As defined by the Town of Marana Land Development Code. Live 1 Work Unit A building or space within a building used jointly for commercial and residential purposes where the resitlential use of the space is secondary or accessory to the primary use as a place of work. Lot Coverage The area covered by the buildings and accessory builtling. • A-1 February 2009 Y~n. ; ~ - ' darlna APPENDIXA-DEFINITIONS ~ ~ Mandarina Design Review Committee (MDRC) A committee whose function is to review and approve all designed elements of the community, including, but not limitetl to: building plans, site plans, elevations, colors, exterior improvements, landscaping, fencing, lighting, parking and signage. Mandarina Property Owners Association (MPOA) The Property Owners Association is set up by the Master Developer. Prior to relinquishing control of all Planning areas to non-builder owners, the Master Developer, or its designee, has the power to appoint and remove board members. The Property Owners Association shall administer property, prepare the budget, assign and collect fees and review any designed elements for the community. Master Developer The Master Developer for Mandarina and/or its assigns of all or certain phases of the project will be the entity responsible for providing the spine infrastructure, including roads, sewer and water for the project. The Master Developer shall form any required quasi-government community facilities district, the Property Owners Association and design review committees. The Master CC&R's will be recorded by the Master Developer. Open Space • All common areas (with the exception of streets, alleys, and concrete channel bottoms of drainageways), parks and trail corridors in Mantlarina shall be considered open space. Integration of tlrainage facilities and recreation areas are encouraged where practical to provide additional open space opportunities. Planning Area Unique areas of Mandarina that are regulated by land use and buffer standards. Planning Director The individual who is acting or appointed director of the Town of Marana Planning Department, or any administrator who is acting on behalf of the Town of Marana Development Services Department. Project The Mandarina Specific Plan development project. Residential Over Retail Residential use over a non-commerical use. Separate access is requiretl to the residential use. Residential - Multi-Family Two or more dwelling units in any configuration, semi-attached, attached or grouped for permanent residency on a rental, lease or are individually owned which are all located on a single lot (such as stacked flats, condominiums, apartments, and similar configurations). • A-2 February 2009 - ~'ld~y~lyla APPENDIXA-DEFINITIONS ~ J Residential - Single Family Attached A dwelling unit attached to one or more dwelling units by structural elements common to the attached units with each dwelling unit located on its own intlividual lot (such as duplexes and triplexes). The structural elements include common wall construction, roof, or other similar improvement. Elements like trusses, beams, and patio walls are not included. Residential - Single Family Detached One resitlential dwelling unit per lot. May include a guest home. Special Intensity Uses Special Intensity Uses include water or amusement park, RV sales and storage, utility and emergency services, regional transit facility uses, and sports and entertainment complex uses. Specific Plan The Mandarina Specific Plan. The Town The Town of Marana. • Transit Stop A transit stop (for example a bus stop, shuttle stop, or transit facility) for public transportation. Light rail is included under this definition should service become available. • A-3 February 2009 . ~tr ~,t ~1daY'lYla APPENDIX B-DEVELOPMENT CAPABILITY AEPOKT ~ ~ ~~r Appendix B-Development Capability Report A. Purpose and Intent This component of the Mandarina Specific Plan identifies the natural and existing conditions on and around the site, and analyzes the suitability of the Mandarina site for development. Site Inventory and Analysis is the primary design tool guiding how development will integrate the natural and existing features of the site into a harmonious community design. This Development Capability Report follows the Town of Marana requirements providetl in Section 05.06.02(D) of the Specific Plan Application of the Town of Marana Land Development Code. The following natural and existing features were analyzed to assure future development of the site is feasible and the site design takes advantage of all existing opportunities to enhance the character of the Mandarina community. • Existing Land Uses and Zoning • Adjacent Property Information • Topography and Slope . • Hydrology and Water Resources • Existing Vegetation • • Wildlife • Soils and Geology • Views • Traffic Circulation and Road System • Recreation, Open Space and Trails ~ Cultural Resources ~ Existing Infrastructure and Public Facilities • Project Constraints B. Existing Land Uses and Zoning This section of the Site Analysis identifies existing land uses and zoning on the project site and adjacent properties. 1. Existing On-Site Land Uses According to the Town of Marana Geographical Information System (GIS) Department the existing land use on the Mandarina site is "Vacant." The land is generally characterized as former agriculture and ranch land that has remained undeveloped. (See ExhibitApp.B: 8.1- Existing On-Site Land Uses, pg. B-2) 2. Existing On-Site Zoning According to the Town of Marana GIS Department, the existing zoning on the Mandarina site is "C" ~ - Large Lot Residential in the northeast portion of the property. The remainder of the site is zoned "E" - Transportation Corridor and "AG", Agricultural. (See ExhibitApp.B: 8.2 - Existing On-Site Zoning, pg. B-3) B-1 February 2009 3 3~,~., A~`~ darlyla APPENDIX B-DEVELOPMENT CAPABILIT'Y AEPORT • ExhibitApp.B: B.1- Existing On-Site Land Uses C~'9 ~O ~ Proposed Mandarina Site 342 acres • ~s CAP under round pipeline a. a~`~~e ~ ~ ,~~o Tangerine Farms Road LEGEND ~ Agriculture ~ Vacant • ~ Open Space 0 500 1,000 ~ CAP Canal Scale: 1"=1,000' Source: Pima County Land lnformation System, Town of Marana GIS Department, 4/10/06 B-2 February 2009 ~ Yldarlyla APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • E~ibitApp.B: B.2 - Existing On-Site Zoning Proposed Mandarina Site ' 342 acres ~ ~ ~ rs~~~~ 7p CAP under round pipeline ~ Tang~rine Farms Road LEGEND ~ AG - Agricultural F- Specific Plan ~ E - Transportation Corridor • ~ B- Medium Lot Zone 0 500 1,000 ~ C- Large Lot Zone Scale: 1"=1,000' Source: Pima Counfy Land Intormation System, Town of Marana GIS Department, 4/10/06 B-3 February 2009 r~_.:< ,~w ~ ,4~ ~ ~x APPENDIX B-DEVELOPMENT CAPABILITY REPORT _ darina ~ C. Adjacent Property Information within'/4 Mile 1. Existing Land Uses According to the Town of Marana GIS Department, the Mandarina site is surrounded by the following existing land uses: State of Arizona Trust and vacant land. The CAP Canal lies directly east of the site boundary. The Canal is open on the northern portion of the property, and is contained in an underground pipeline along the southern portion of the property. (See ExhibitApp. B: C.1- Existing Regional Land Uses, pg. 8-5) Existing land uses North: A mix of vacant, agricultural and ranch lands South: Vacant Land East: State ofAZ Trust and vacant land, CAP canal and underground pipeline West: Union Pacific Railroad, Interstate 10, vacant antl agricultural land 2. Existing Zoning Conditions According to the Pima County Land Information System, the existing zoning conditions within one- quarter ) mile of the property consist of the following: • F - S ecific Plan p AG - Agriculture E -Transportation Corridor C - Large Lot (See ExhibitApp. 8: C.2 - Existing Regional Zoning, pg. B-6) 3. Existing Building Heights Vacant and agricultural lands surround the project site. There are no existing structures. 4. Pending Rezonings and Specific Plans There are four Specific Plans that address nearby properties: Tangerine Commerce Park Specific Plan approved December 20, 2005 by Ordinance 2005.27; an amendment to the Rancho Marana Specific Plan, approved by the Town Council on February 15, 2005 by Ordinance 2005.05, the Gladden Farms II Specific Plan approved March 7, 2006 by Ordinance 2006.03; and The Shops at Tangerine / I-10 Motorplex, approvetl by Town Council December 18, 2007 by Ordinance 2008.01. The rezoning of Gladden Farms Blocks, 14, 15 and 25 was approved by Town Council January 22, 2008 by Ordinance 2008.03. • B-4 February 2009 ~ ~ APPENDIX B-DEVELOPMENT CAPABILITY AEPORT _ r darina • ExhibitApp.B: C1- Existing Regional Land Uses ; ~ I : ; , - _ _ _ _ ~ _ ~ ~ j ! , ; ~ ° , ~ ' l"Y~ , ~ C~ i ~ ~ _ ~ 4 ~ ~ ~ , i r~~~ ~ ~ i ~ ! , s~ ~ ~ _ _ ~ ti ~ : ; v . , ...T~ ~ ~ ~ f 1 ~ ~ ~ ' ~ ~ j y . ~ v . c~ k _ _ . ~ , . ti~ _ ^~~~.r.....~~~o=.~.-- j~ ~ Proposed Mandarina Site ~ ~ , ~ ~ ` tl ~ ~ ` ~ ~342 acres ~ , . rr_ _ ~ ~ _ ~ - - , , ~ ~ , ~ ; ~ ~ I ~ ~ r ~ ~ ~ ~.'~,yi-~'r ~ ; ' ~ Tnt:o ~ , ~ ~ , , . I ~ ~ ~ ~ ~ _ ~ ~ , , • ~ { ~ ~ r ~ , • . _ ~ . ~ ~ . ~ ~ ~ , ~i~ ; i ~ ~ \ F~- x ~ i ; . . ~ ~ _ P~k N Sh~d ~ ~ ~ ~ ~ . _ ~ ~t` ` ~ , ~ . , L, ~ ~ ~ : _ ~ _ ' ~ Cemex ~eak~rs ~'atec 1' Gtuts#NCt(otl ~ { ~ Mat4'C181S , - - - _ , ~ ~ ~ ~ E ~ i i ~ ~ = ~ ~ ~ ; ~ ` ~ ~ ' ~ ; ~ ~ ~ ~ _ ~ = _ _ _ ~ ~ - ~ ~ ~ r ~ ' ` ~ ~ ' , . , ~ ~ ~ ~~~nr 1 r~m~`~ _ . LEGEND ~ Agriculture ~ Medium Density Residential - Commercial ~ Vacant ~ Very Low Density Residential Town of Marana Limit • - Open Space - Industrial 0 1,500 3,000 ~ CAP Canal ~x Institutional Scale:1"=3,000' Source: Pima County Land Information System. Town oi Marana GIS Department, 4/10/O6 B-5 February 2009 ~ . ~ darina ~PENDIX B-DEVELOPMENT CAPABILITY REPORT • ExhibitApp.B: C.2 - Existing Regional Zoning ~ - ~ ~ . ~ ~ ~ ~ ~ ~ ~ , - -Y~ = ( . . . \ ~ ~ ~ ~ „ < , . ~ , t ~ ~ l•' ~ , ~ . r ~ ~ ~ , , ~ t ~ ; ~ . ~ ` - ° Praposed~ E ri i Manda na~S te~ 342 acres~~ ~ ~ ~ ~ ~ ~ a._.~.~ . . s ~ ~ . ~~Single Central ~i i Business Distr,ict ' ~ ~ y . r ~ ~ _ ~ ~ ~ ~ _ ~ ~ . ; _ ~ ~ ~ ~ ~ s _ ~ ~ ~ , ~ ~ ~ _ _ x-- ~ - _ ~ ~ ! - ~ ` 1 ~ ~ ~ ~ ~ ~ - _ _..._.____.y_ ~ _ _ _ - - - - - ; ! ~ , ~ LEGEND - A- Small Lot Zone F- Speci6c Plan - CI-1 - Generai Industrial - B- Medium Lot Zone ~ AG - Agricultural CB-1 - General Business ~ C- Large Lot Zone - HI - Heavy Industry SH - Suburban Homestead - D- Designated Floodplain LI - Light Industry ~ GR - Rural Residential 0 1,500 3,000 • ~ E- Transportation Corridor MU-1 - Mixed Use ~ RH - Rural Homesteatl Scale: 1 "=3,000' Single Central Business District Town of Marana Limit Source: Pima County Land Mformation System. Town of Marana GIS Department, 4/10/06 B-6 February 2009 ry - ~ d~y~lyla APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • 5. Subdivision Plats 1 Development Plans Approved Nearby final plats include the Rancho Marana Final Plat, approved by Town Council on July 6, 2004 and adopted with Resolution 2004-154 on December 7, 2004; the Final Plat for Blocks 1-13 of the Vanderbilt subdivision, approved by the Town Council on February 15, 2005; and the Gladden Farms Block Plat, Blocks 22-24 received approval November 6, 2007. (See ExhibitApp.B: C.3 - Development Context, pg. 8-8) • • B-7 February 2009 ~ ,,e~. Yldarlyl~ APPENDIX B-DEVELOPMENT CAPABILIT'Y AEPORT • ExhibitApp.B: C.3 - Development Context _ _ . - _ ~ ' r! il; ' ~ ~ Rancho Marana ~ ~ ~ ~ ~ ~ ~ ~ Specific Plan ~ ~ y . _ ~"l~~l~ rx ' ' y i _ ~ ~ ~ ~ ~ ~ _ T , ~ ~ Vanderbilt ' ( 1` ~ ' ~ ~ _ __Block ~~Plat . . ' ~ ~ ~ , ~ ~ z ~ Proposed ~ ' ~ ~ ~ ~ ~ ~i ~ ~ ~ ~ ~ ~ Mandarina Site~ ~ ~ ~ Glatlden Farms~ ll, ~ 342 acres l` _ _ . ""~S~~ecifc Plan ~ ~ - ~ ~ ~ p~~ The Shops at~~. ~ i ~ ~ < ~ : , ~ ~ ~ Tangerine ~ ' ~ F ~ ` ~ fi,r ~ I-10 Motorplex : - ~ ~ 1 , , - ~ ~ ~ ~ ~ ° ' * ~ Specific Plan~ ~~~~°rs f W ~ .vf~° ~ ~ ~ __~'angeruie auns _ _ _ , o'~~~ . ~ ~ ~ Iar~ge~e Roa~ ~ ~ , ~ ~ ; ~ _ , r' ~ " ~ ,T~ O', I ~ I~~~ ' ~ ~ ~ r , , , ' Tangerine Commerce~ Park~ ~ ` ~ ~ . ~ t _ ~ ~ ; _ ~ ~ ~ S ecific`Plani _ r ~ ~ p „ ~ ~ - ; ~ , ~ ~ ~ _ _ . „ - ~ ~ ` Trico , i - , ~ ~ _ ; , ~ ~ ~ ~ ~ „ , - - ~ ~ - - j ~ ~ ~ ~~a. ~ _ _ . . ~ ~ _ : ~ _ , , , - _ , _ , _ ; . , , ~ _ ~ „ _ ~ , ~ ~ ~ , ~ _ ~ ~ , ~ , _ , ; , ~ ~ ~ i ~ ; ~ ~ ~ , . ~ ~ ~ ~ ~ , I ~ ~ ~ , - _ _ ~ l - - ~ ~ ~ _ < 7~ . ~ } i t "L. / t ~ . { ' I ~ . ~ i V ~ ~ . " A . . • 0 1,500 3,000 Scale: 1 "=3,000' Source: Pima County Land Information System. Town of Marana GIS Department. 4/10/O6 B-8 February 2009 frs ~:n . _ ~~darina ~pENDIX B-DEVELOPMENT CAPABILITY REPORT < ~ ~ r, D. Topography and Slope Historically, the Mandarina site was used for agriculture and ranching, and was previously graded and impacted by these uses. A borrow pit, located in the northwest corner of the site, was developed during the construction of Interstate 10. No significant natural topographic features can be found on the property. (See ExhibitApp.B: D.1- Existing Topography, pg. 8-10; ExhibitApp.B: D.2 - Elevation Analysis, pg. B-11) 1. Hillside Conservation Area No Hillside Conservation Areas exist on the site. 2. Rock Outcroppings No rock outcroppings exist on the site. 3. Slopes Greater than 15% No slopes greater than 15% exist on the site. 4. Significant Topographic Features • No significant topographic features exist on the site. 5. Pre-Development Cross-Slope An analysis of the average cross-slope of the site calculates the existing slopes less than 1%; the existing topography and cross-slope are not constraints for developing the property. • B-9 February 2009 ~ ~ ~darina APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ ~ ExhibitApp.B: D.1- ExistingTopography ~~~0 d ~9'i ~ ; , ~ ~ ~ ; ; ~ ~ , ~ , , ~ ~ , , , ~ , . . , , ~ ~ ~ w~ 1. 4 , ~ Proposed~Mandarina Site 1 . r , ~342 ~cres t ~ --1 ~ ~ ; • ' /~j r~ ' r-' 1` f ~ ( ~ f ~~s~d , 1~~1 , . i - ~-n--~~~ 'l O ' ~ ; ~ r ~ ~ ~ ~`t a. ~ f ~ ; 4%j , ff ` l•+ f . ~ ~ ( J I _f.! ~ ~ : ; f t,~ 1 t C,"` ~ ~ ~ ~ J / I~r! f / ~ ~ f•-----._t f ~ ~r"'~~ rf ~ f r ~ r /f : ~ . ~ r , + , l j > - ,s ? = .r' , ~ r ~ r - j ~1 ~ ~ ~ ~ - ~ ~ ; ; _ ~t ; r- ~ : , ~ ; - , , , ~ ~ ~ ; , ~ fi, ' ` t~'r ' tx._ q+ ~l f , i ~ - Tangerine Farms Road • 0 500 1,000 Scale:1 "=1,000' Source: Pima County tand Information System and CooperAerial Services Contour Interval=1' B-10 February 2009 aE ~ \ ...~i~... . ~ APPENDIX B-DEVELOPMENT CAPABILITY BEPORT ` darina • Exhibit App.B: D.2 - Elevation Analysis ~~O d ~o'i a ~ ~ j _ , ~ ~ • ~ L'' ~ ~ Froposed Mandarina Site ~ 342 acres ~ ~ ~ ~ ~ ~ k~ ~ ~ ~ ~ h f j j~' E..,..`.`a • j / f '~~t f~~ ~ w~~~ ~ ~ ~ ~ ~ " Legend ; , ~ ~ ~ 2046 ~ J ~-`~J ~,t' ~ . { ~ ~a 2044 I~ ~ ' ~ _s ~ 2042 1~ ~ ~ ~ _ , 2040 ~ / ~ ~ ~ ~ ~ ~ zo3a ~ / ~ ~ : , ~ 2036 l ~ ~ ` r ~ ~ 2034 1 f'~~ ~ i'~ ~-~z ~t1 2032 ~ ~ ~ ~ ~ ~r`~ l' . - ~e~ f`-~ ~ t` ' ~ Zoso ~ ~ ~,C ' t ~ Zo2s ~ ~ , ~ , ' ~`""~7 /J f ~ ~ ,,~~r ~ 2~26 ~`~'r . ~J t ( ~x ~ . ~ e v ~ 2024 ~ angerine Farms Road Zo22 2020 2018 2016 2014 • 2012 0 500 1,000 2010 2008 Scale: 1 "=1,000' Contour Interval=1' Source: Pima County Land Information System, Town of Marana GIS Department and CooperAerial Services, 4/10/O6 B-11 February 2009 darir~a ~PENDIX B-DEVELOPMENT CAPABILITY REPORT ~ E. Hydrology and Water Resources 1. Pre-Developed On-Site Hydrology There are no defined watersheds on the site. All onsite storm water runoff drains as overland flow to the northwest property corner adjoining the Union Pacific Rail Road (UPRR). An on-site hydrologic analysis was performed based on the PC Hydro Method V5, tlated March 2007. Soil types were derived from the Soils Conservation Service (SCS) soils study. Per this report, both Hydrologic Soil Type A and Soil Type B are present within the project boundary. The methodology within the Pima County PC-Hydro software only recognizes soil types B, C, and D. The area was, therefore, assumed to contain 100% B soil. The basin factors for the watersheds, in conformance with the Pima County Hydrology Manual, range from 0.035 to 0.040. Vegetative type and cover were derived from site visits and recent aerial photography. The rainfall depths were derived from the Upper Bound of the 90% Confidence Interval from the NOAA Atlas 14 data available from the NOAA's National Weather Service Hydrometeorological Design Studies Center Precipitation Frequency Data Server based on the latitude and longitude of the project site. The existing conditions 2-, 10-, and 100-year peak discharge rates for the site were computed to be 35, 122 and 348 cfs, respectively . The point of concentration for these flows is at the northwest property corner. The boundary of the watershed (i.e. the property boundary) and the concentration point are provided on Exhibit App.6: E.2 - Pre- Development Hydrology, pg. B-15. • The Mandarina ro'ect lies within FEMA flood lains with Zones X, A, A0, and AH re resented. pJ p P The project lies within FIRM panels 04019C0985K and 04019C0995K, effective February 8, 1999. Definitions of these designations are provided below: Zone X- OTHER FLOOD AREAS: Areas of 500-year flood; areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100-year flood. SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100-YEAR FLOOD: Zone A No Base Flood Elevations (BFE's) determinetl. Zone AO Flood Depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocities also determined. Zone AH Flood depths of 1 to 3 feet (usually areas of ponding); base flood elevations determined. (See ExhibitApp.B: E.1- FEMA FIRM Map, pg. 8-13) 2. Off-site Watersheds The off-site watershed analysis was excerpted from the approved Town of Marana Stormwater • Master Plan, Tortolita Watersheds Hytlrologic Modeling Report, by Arroyo Engineering, Inc., dated September,1999. The HEC-1 model within this report utilizes a 24 hour,100-year, SCS Type II rainfall B-12 February 2009 x° - ~ ~ - ` Y day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT • Exhibit App.& E.1- FEMA FIRM Map $ ~ ~ ~ " - b ~ k. { ~ 4 ~ ~ F h. r r : aaa kr . . ~ . ~ ,.'.,a~ ' ~ ~ k ' ~ ..r:, ~ , x ~i d w~h ~ ~ . ZOne~ ~ ' r~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ K ~ , , , ~ ~ ~ ~ ~GY~~~ ~i ~ ~ . , , ° ~ d~ ~ ~ ~ ~ # ~ ~ ~ ~ ~ r ~ v ~ ~t ~ ~ . ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ , ~ ~ ~ ~ ~ i ~ ; ~ ~ ° ~ , . ~ . ~ ~ ~ ~~~i ! ~ ~ ~ ~ .f ~ . . ~.,a ~ ~ ~ ~ ~u ^ ~ k ~ ~ , ~ ~ ~ s~. ' c ~ , .,3~~} ~t~: a ~ a ~ g ~ t f r~ j t w t, ~ t:> r, a„ ~ - ~n m ~ _c'~~. v~r~w1 r's`; ~a ~ y ~ } . , ' d ~ 3~kv~ z ~u , ~ ~ ~ ~ ~ °i~ , ~ ~ ~ t N ° a „1 . ".u~. ~ .~~+~x , , ~ , _ < r. , ~ „ ~ ~ , ~rw t ~ " r~ , ~ ° ~ " ~ ~ . ~ ~ ~ ~ x ~ ~s : ~ •~,f ~ ~ , e. ,i~~ q- ~ ~ ~k `g ~ t r ~ . *i. '{iw . ~,~rx~~'s. ~ 'r - ~ - . ~ . . ,r,,.u, ~ ' : ~ . . , , . - , , s . ~ g ~ ¢ . ".~`fr" k~~ ~x: ~ ~ : ~ , `~$"ika:~, . ~ < _ ~:^~'s~~. p:a,.. . ..r ~ ~s'~i • 0 500 1,00 Scale: 1 "=1,000' Source: Federal Emergency Managemenf Agency and MMtA Psomas, 4/10/O6 ' B-13 February 2009 ~ y~lyl APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~da a ~ ~ r~~~ event. Per this report, runoff from the regional watersheds that extend to the Tortolita Mountains is directed onto Mandarina at three main locations. The first of these (CP-WBN5) is the flow being diverted north along the east side of the Union Pacific Railroad. This linear transportation feature serve to impede the flow which would normally head due west into the Santa Cruz and divert it north along the existing terrain that slopes at a rate of about 0.35%. Undersized drainage structures constructed beneath the tracks and the pavetl lanes of Interstate 10, serve to release some of the water to the west. One such drainage crossing is locatetl adjacent to Mandarina. This box culvert will release a small amount of runoff but the overall amount does not substantially decrease the amount of runoff being conveyed north. The next two sources (CP-CN4 and CP-WBN4) intersect the northeast and east boundary of the property along the Central Arizona Project (CAP). CP-CN4 is associated with portions of the Cochie Canyon watershed and CP-WBN4 is associated with Wild Burro Canyon Wash. Northeasterly portions of the property are located west of the CAP protective berm and there are CAP pipe overshoots located at the northeast property corner. These overshoots, consisting of 3-72" Reinforced Concrete Pipes (RCP), lies just upstream from the northeast property corner of the project and releases runoff (at CP-CN4) which in part crosses the project limits. Additional runoff not captured behind the berm is diverted south along the berm and released onto the south eastern side of Mantlarina (CP-WBN4). Flows within watershed WBN4 combine along the east boundary of Mandarina. All of the offsite • sources of storm water coalesce along the UPRR and exit the property at the northwest corner (CP- CN5). 3. Off-site Hydrology The runoff impacting the project from the sources discussetl above was quantified within the Town of Marana Stormwater Master Plan. Its related appendices have been used to reference the larger off-site watershed impacting the site. Off-site concentration points (CP's) from the Arroyo report are depicted by ovals on Exhibit App.6: E.2 - Pre-Development Hydrology. The discharges from the 24- hour, 100-year, SCS Type II storm event HEC-1 model contained within the report are summarized in Table App.B: E.3.1. To obtain discharge values for events other than the 100-year event modeled within the approved Arroyo report, the approved discharges were weighted with ratios based on rural watersheds as set forth in the Standards Manual for Drainage Design and Floodplain Management in Tucson, Arizona. The ratios and resultant discharges are summarized in the Table App.6: E.3.1. (See ExhibifApp.B: E.2- Pre-Development Hydrology, pg. B-15) • B-14 February 2009 . r!: } ~,~1 ~ 7 ~ f a~~~`~ ;,'~~I . ~ ~ Y a _ ~ ' =,~y r .E ~:"a` ,t~ ~ ~ ~ . _i ~ ~ ~ ~ . F: ° . ~ ~ $4.. .~.~-y ~ tr~i tZ ~ . , ~ ~ ~ Z n 2 ~ j J - J F _ } \ , r + ~ t~~ ; 3 i ~ r i + _ ~ a i.t ! ~ ~ : ~ " s ~ . : ~ _ , " - ~ ~ ~l . ..ja ~ ~ ~ ~ / . 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F \ 3 R , ' ~ . ' ~ ~l ~ , t ~ { y r k' . k ~ } 1 y_ s .-5 ' ~ 4_~ / Z [ ~ 1 ~ ~ ) ~ j. ..y! - ~ :l ~ ~ :x ~ ~s :i~ ~ `~~t ; ~~r~ ~~~~F{~~ . 7~ . . ~ . -V~ `l ~ ~s,. ~ 6 ,y~~:~,yr~ : ~ ~ t ~ ` y~. * ~ f ~ ~ ~ { ~ .4 ~ ~ ~ ~"Ry li_., ~ fY~ :p~'i' r~~ _ ~ t{ Z ..,t4 ?bj ~ ~ • ~ ~ - "'3'1t3 J~ P ~ ~ .Y . ~ ~,-.'e lV a ~ y ~ ~+f ~ _ ~ ~ . . ' } j d i ~ ~ ~ r ~ N' ~ Y[---- - t'"' } ~..,,t ; -^`*`-•-r` e~ a y ~ Z ; ' ~ .c a " , , ~ 1 . s } - _ ~ ~ ~ ~~~'a ~ -T-r { ~ ~ ~ ~ ~ ` `o ~ ~ ~~~~~~~~W~~~~ -~~.f~~ ~ . ; , ~ . , _ . , ~ . ~ ~ £a~ r ~':F ~'+t- , r ~u , ~ ~ u~ ~ ~ ~ ~ ~ j+ ~ ~ o . . .r ~ p ~ W ~ . w ~ ~ ~ . ~ - g ~ < ~ ~ ' - . ` Y " ~ v - . ~ • } +t°,t'~ _ i _ . ~ ~ n ~~a' r kF7 ~ ~ r' r , . . v~ ~ s, a . 'y'~•- .d t~' ' . ' - ' ~ ~ U " ' r ~ # s ' ~ ~ ~ z ~ { r r 1-~_.,,;, ~ .~y~ ~ = f,_ ~ ~ ~ - ~ ~ Z ~ ~ ' ~ ~ ~ I _ ~ ~.~a~e i .t, ~ ~ ^ ~ . ! ' ~F. . ~ i ~ j i ~ ~ .g's~', SS'~~ e Q - o ~ ~ - - ~ o N~ ~ z o~ g" d ~r~ "'D ~c .-n.-i ~ ~ ~ ~ ~ ~ V C" (~n ~ N ~ N O ~ M ~ ~ V ~ ~ ~ ~ ~ ~ ~ ~ ~ x ~ f0 p' 00 r w ~ ~.y ~ ~ M ro / ~ ~ x o oW ~ o.~ b CT7 _ ~ ~ R~~'lday~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT TABLEAPP.B: E.3.~ - SUMMARY OF OFF-SITE DISCHARGES IMPACTING THE MANDARINAAREA Concentration Q(cfs) 4z (cfs) Q,o (cfs) Q25 (cfs) Q50 (cfs) Point ~o0 10% 37% 58% 77% CN4 800 80 296 464 616 CN5 6584 658 2436 3819 5070 WBN4 5867 587 2171 3403 4518 WBN5 6164 616 2281 3575 4746 4. Existing Downstream Conditions The lantl downstream of the project is currently undeveloped agricultural and range land. As with Mandarina, the property is impacted by the runoff from the south and runoff that is discharged through the overshoots from the CAP canals. This parcel also lies within various FEMA Flood Hazard Zones. 5. Section 404 Permit The development of Mandarina will be subject to the rules and regulations set forth by Section 404 of the Clean Water Act. It has been confirmed that there are not any Waters of the United States • located within the project boundaries. The Army Corps of Engineers concurred with this assessment on March 20, 2006. (See ExhibifApp.6: E.3 - 404 Jurisdictional Waters, pg. B-17) • B-16 February 2009 k,.~ . - ~~~1G~c~, y~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ ExhibitApp.& E3 - 404Jurisdictional Waters . ~ f- ~ ~ ~ . p t ~ , ~ ti ~ 4 . ; ~ . ;r : ~ .q,<.~ . ~ _ , ~ , t. rt. ~.r ~ ~ r. . ~ ~ # , - ~ ~ . , ~ 41 ~ ~ ` N , ~ ~ ~ ~ ~ y ~ ~ w j- tlJT } X' ~ ~ ~L{ _ `y~a r ~ . . .i i.~ ~ ~ k ~c ~ ~ ~ _ ~ ~ ~ e;~ - ~ x~ • ' S~: ~ ~T ~ # ~ ~ Y~ ry ; ~ , r ~ ' ~ ' ~ ' ~ " ,w~ , ~ yy(ry J 4 ~ ' ~ ..r : ~ { {k,y. n ~p'~v1~:+.. p r~^' ~ , ~ ; ~t - ~ k ~ ~ ~4~ ~ ~ ~ ; t~ ~ ,k ~ ` ~ ~ ~ , ~T ~ t ri z ~ ° K. ~ t . s~, x x't 'z t~ ~t . ~ ~ , - ~ . ~ a ~ . ' r . . _ . . , ' ~ i { ~ ~ ~^M x~~,. ~~"x. . t 3 - 3. ~'t i ~ `S ~ ~F k. • ~ ~s. ~ ~ "14 '"s~ ~ ~ ` y ~ p~. " t~ ~ ~ s ~ ~ ~ ~ s ~t ~ ~ ~ 3 ' a, Y~~% $ ~ { ~ r , ~ s ,,~..X`"~~'' -~`~'.~b'>'m ^1, , ~ . " , t ; t: ~ Gw e~ } : ~ ' ~ ~ ~~°tiy ~~~AT t~« ' ~ , 3 ~ ~ ~ ~ ~ k ~yv +x;~ ~ ~"r ; e ~z ~ ~ ~ ~ ~ - ~z~ , ~-rr n, a ~ + ~ ~r ~ ~ ~ ~ 3 d4 ~ ~ 4~ ~ J~k ~ „ T~ ~ ~ ~ , . ~ ~ ~*..-J.._ " ~ ''h-`+` . 3^ x ~ ~ ~ 1 i. ~ ~.p 5~ 4 . ~ *;t 3~ ~ j! 1~ ~Y~~ ~ ~~a ~ ~ * t~ i . 4 `y.: i6~ ~ t r ~ c~ ~ ~ ~ ~ 1 ' . h?j~ ` . . 14 ~x~~~~~ ~ j ~ ~ ~ y # t~~ S~ it s r; ~ ~ ~ ~ h " ` ft !.Rf t i;fµ t,~ p ~•94 ~x. Y ~ ° ~ sd d ~ , ~ ~ ~ t ~ ~ ~ ~ ~~~~~~~r ~ , ~ ~ ~ ~ ~ ~ ~ ' ~ ti, ~ , • ~ ~ ~ ~ ir^~~.r ~ r ~ y " . q.. , ~ e ` 4} ~ v ~ ~ . t _ ~ ~ ~ h~~~~~,~ ~ ~`'s?^~ .lk ,rc. ~ 5 - ,„'""t'~. a ~ mr~tf{.,v , , _ -3 ~ fl,~: ~ q . ~ b~:' 'S ~ ,p,F .~rv'. ' ; ~ I E ++"4' ~ A ~ w"{ .`g;,,,.:~_ ~r S '~~,"6~ t`~~Y '~3'`~x ' ' ~ ~ rv'k , - .i"~" ~.-„r;~b*'2, , ~ ~ ~ w. z r - - < ~ w. C'"'" .i - - ~ . : gi- . ' - r ' ~ y. - _ . _ _ . , . ` ' ~ . ~ , _ . ~ n ~.ca~m+m+x!mum'nm+u ,no . ~ _ , t.. ,a., t~' ~ ` t •a\._ _ .u.. . m~~w.~_.,.:,,~:~...,.-. ~ MANDARINA PROPERTY ~ d~Recc I c. . v ~.,,E Settlon 4-04 JurisdicElonal Deiineatton r.«...., e<3>"°,a" • h ~ Source: Westland Resources and Army Corps of Engineers. 3/20/O6 B-17 February 2009 s~, ~ ~ ~ ~Zday,lYla APPENDIX B-DEVELOPMENT CAPABILITY REPOAT • Exhibit App.B: E3 - 404 Jurisdictional Waters DEPARTMENT OF THE ARMY : ,~~""'~y/~ LOS ANGELES DISTRICT, CORPS Qp ~NGINEER5 ~ ARIZONA-NEVADA AREA QFFfCE 3636 NORTH CENTRAL AVENUE, SUITE 900 PFlOENfX, ARIZ4NA 85012-1939 . REPLYTO A~1'lll 2S~ ~LOOG ATiENT10N OF: 1~2CEIVL~ Office of the Cltief Regulatoiy Branclt " ~1~~` 4 zfl~~' MMI.A Psc~maS IVI~•, TJiomas Lodge, P,E. Vice-President, Private Develapment MeGovern, Mac'Vittie, Lodge R Assoeiates 800 ]:ast Wetmore Raad Ste 110 Tticso~a, Aeizona 85719-7213 I'iie Nuzt~bci: 2006-00929-R~IB bear M~•. Lodge: ~ Refere~ICe is iZiade to youz~ Ietter of Fel~riaary S, 200G in wl~ich you inquired as to the jurisdictional limits of SecCioii 404 of the Clean ~~Jate~~ Act foz• tlie Madarit~a parcel noctheast of the I-lOlTat~gerilie Road ii3tet•section (Sectians 3I aud 36, T11N, Rl I~}, M2rana, Pitua Caunty, Arizona. TIle el3closcd aerial pl~otogra~~h o~• map delu~eates the ~uaCers of tl~e United States, iuclucling weflat~ds, regulated by Sectioii 404 of ~Eie Clean Watet• Act, Tl~is approvecl jt~i•isdictional detie~'mination will z•emaiu m effect for five years fi•o~n the date of tl~is letfer unlcss an unusz~al flood event occnrs. After tl~is fve-year period or• after ai~ uni~sual fload evenC alters st~~eam conciitions, ttle Coa~s of Evgiileers ~ reserves the atii~l~ority to retaitl the original.jut'isdictio~7a1 limits or to establish ncw jurisdietional limits as condilioos warrant. rach water of tl~e Uuited States herein delineated is an iutelstate water or a water that is triUutary Yo au n~Cez•sYate water. `Ttie SectiQr~ 404 jurisdictionallimit for a water of tlle Unit~sci States is de~ned at 33 ' CFR Part 32$. Tlte jurisdictional liinit for ~ non-tidal waEer of tlle I7~lited Stafes is detiez•n~ined by ti~e jurisdiclional wetland bouud3ry ~~dlor tl~e ordinary Iligli water m~•k. Tl~e,ji~risclietioi~al liu3it of a ~ wetland is detcrmii7aci ir7 accordat~ce witl~ Ylie Corps of ~iigincers 19$'7 Wetlauds Delineation Maiiual. Otl~erwise, preseuce of ilze iudieators stated in tlle definitiail ofor•difl~~y laigli mark (33CI+R 32$.3(e)) ai~e used to establish the jurisclietiaual limit of a water of the U~aited S#ates. Tl~e E~asis of flais jurisdictionat determiuatio~r is sl~own on ti~e enolosed ciieeklist, • B-18 February 2009 ~ ~ ~r~` - ylday~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ ExhibitApp.& E3 - 404 Jurisdictional Waters Any discl7ar~;e of dredged ar filI a~~ateri~l wzfhiu the designateci jurisdictional area rec~uires K Section 404 per~nit fi•om the Coi•ps of ~ngi~~eers, Tl~e Cor~~s of ~nginee~•s eri~~~hasizes avoidance c~f the deli~leated jttrisdietianaI area. Please review tt~is delineatioi~ and evaittafe your propased activity ta e~isure that avaidane~ of the jurisdretional area is given f~ill considci~atiou iu yaur desigr~. If all discharges af dt~edgeci oa• tll nZaferiat oeeur ontside tEle clesignated jw•isdictio»aI area, no Secfion 404 pet~niit is rec~uired. If avoidaz~ce is not practicable, please referea~ce File I*lumber 2006-OQ929-M73 wl~en submitting your SeGtio~i 40$ permit application to the Corps of Eugineers. Please Ue advised ihat yow~ application nceds to substantiate ti~at avoiciance of desig~iated jnr•isdiction~l areas is not pa~actic~ble aiid substv~tiate ti~at iinpacts to waters of the U~iited States have beeii rninimizec3. Furtl~ermo~~e, you arc hereby advisec[ ihat tl~e Cor~s of ~~gineei•s Iias establisl~cd aT~ Aclniiuistrative A~~pea] Process for jurisdictional detez•~3iinalions wliicll is fully clescr•ibecl at 33 CrR 1'art 331, TI~e Admi~~istrative Appcal Process for jitrisdictional detertnia~ations is ctiagi•ati~naed o1~ tlle e~7etosed A~pendix C. If you decide not to accept tliis appt•oved jtu•isdictiazzal cl~termination and wish to provide new infarmatiou please send the informatio~l to tliis of~ce. If you do not supply additional informatiou you ~xaay appea] this ap~~roved jurisdictional determi~~atioi~ by co~aapletiz~g the attachad "Notifiaation of Adn~inisfrative /~ppeal O~~tions ~nd Pracess and Request for 1lppeal" form aud stibmitting iY directly to the Appeal Review Qf~cer at the address provideci oii Elzc fornl. 'I'l~e receipt of yotu~ letter is appi~eciated. If you hava qiFestions, please coi~rict Marjorie Blaine at (520}584-IG&4. Sincerely, • > ,,V~d u,~:,~" ~ ~Cindy Lester P.E. Chief ~1.rizana ~ection Regulatary Braneh ~~iclosu~'e(s) • B-19 February 2009 ~ y~ '~#'4k , da~ly~a APPENDIX B-DEVELOPMENT CAPABILITY REPORT • F. Vegetation 1. Vegetative Communities and Associations on the Site The Mandarina site consists of previously graded and disturbed lands. Historically, this property was used for agriculture and ranching. Due to previous site disturbance, there is minimal existing native vegetation. The ground plane consists of non-native grasses and invasive weeds. Pima County Land Information System classifies the land as "Warm, Temperate Grasslands." Native vegetation is of the Creosote-Cruxifiction Thorn Series of the Arizona Upland Subdivision of the Sonoran Desert (Brown, 1994). Vegetation found on the project site includes the following: Trees Shrubs Cacti Mesquite (Prosopis velutina) White Thorn Acacia (Acacia Prickly Pear (Opuntia Mexican Palo Verde constricta) englewannii) (Parkinsonia aculeafa) Creosote (Larrea fridentata) Barrel Cactus (Ferocactus Salt Cedar (Tamarix spp.) Desert Broom (Baccharis wislezenii) sarothroides) Cholla (Opuntia spp.) • 2. Vegetative Densities Existing vegetative densities found on the project site are relatively sparse when compared to undisturbed Sonoran Desert vegetation found in the region. No washes are located on the site, nor the typical vegetative densities associated with them. The northern two-thirds of the site have Creosote, Barrel Cactus and Cholla as light vegetative cover, but they are not found on the southern one-third of the site, due to more historically intensive agricultural patterns. (See ExhibitApp.6: F.1- I/egetative Densities, pg. 8-21) 3. Significant Vegetation and Federally-Listed Threatened or Endangered Species No significant vegetation or endangered species occur on the site, but the Arizona Game and Fish Department has recorded that the Thornber Fishhook Cactus occurs within a three mile radius. Considering that the microhabitat preferred by Mamalaria thornberi is the area beneath the overhanging side branches of Ambrosia dumosa (Rutman 1995), and that no undisturbed Sonoran desert vegetation exists on the site, it is unlikely that Mandarina has the vegetation patterns to support the habitat for Thornber Fishhook Cactus or any other significant antl/or endangered species. (See ExhibitApp.6: F.2 -Arizona Game and Fish Department Letter, pg. B-22) References Brown, D.E. (Ed.). (1994). Biotic Communities: Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. • Rutman, S. (1995). The distribution of Mamillaria thornberi on Saguaro National Monument. Tucson Mountain Unit. Arizona. Tucson. Arizona: Saguaro National Monument. B-20 February 2009 ~~~5:v,. day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT • E~ibit App B F 1- Vegetative Densities ~ , ~ ~ ~'s.~`~ ~ ' ~ ..a.~ ~ ~ ~ " r,,~ ~ ~ s ~ ~ ~ ~ r ~ k~.~~ ~ ~ , ' ~ < ~ ~ ~ ` ~ ` ¢ ,~r~a ~~w :,~a a~ ~ ~~".~~F"~~~ ~ ~ - L ~ ~ ; ` ..s~.,, 4 ~.~+;~3,~ ~.<~`r~s :r ~a~';:«9 .~t~ ~~~~,~~-',,*}r~~"a'x' ~ , s . g~ ~ f ~ ~r . ,e~ ~+~ti . x ~ ~ * ~ i ~ ~ " ~..s a . a - n^,. , .y ..7 ~ ~ . , a , t .s„e~r ~ ~ ~a x ~ ~ ~ " ~ • a rw.~ z 1 " ~ :r ;~F,"~ ~ ' ~ a~~~, ~ ~,~x~ ~ Y~ ~ ~ ~.^'s -l t '~t x ~'T ~ ~ • t vy~ ~ q•~ ~ ;~v`,~ ~ . . ~ '3 " `x °t ~ `t F< ~ ~ ~ ~ ~ ~ ``:a { a { : ~~"3 ~ k r , _ ~ . . q ~{,s. k . , 'j C~ t ~ ~ ~ ,.r~~+nar ~ _ ~ ~ S ~~u.q'~ ~ ~ w~~ • ~ ~ Kt . . " l k .4~"'" ..1`~ ~ ~p` . ~ A ^ . . r~~.~r.~'5r ~Y~~ . + ti~i:*~SAa ~ Yk tNf ~ ~ ~ ,a~ ~ ~ ~ ~ ~ ~ . ~ ; ~ ti~~~ x ` ` ' ~ ` q~ ~ ~ - ~ ~ Proposed Mandarina Site ~ ~ ~Y~ ~ ~ ~ ~ ~ _ ~ '.~,'rw ~ . ~ . ~ pt ~ w~,~ g "4~~*~; . ,4 . . - , ~ ~ : ~tl ~ \ " ' . , d t , `r. ' ~ ~ ; ~ - _ . ~ ~ ~y,; ~ ~ ~e ~ ~ ~ e $ ~ v;~~ ,F'~ ~ ~ _ ~ ~ ~ ~ t '~y, ~ ¦ ' , ~ ~ , i~~ ` . . ~ i~a. : a "s, m~, w ~ ; r' • ~ ~ ti w ~ . a ~ a-~'" ~ ~ ~;,~t~' ,p` ! , ~ ' r ~ , e, . ~ ~ , , : l. . . ~ ' ~ . . . . . : _ ' . ~ . , , . ~ .dnu.~-....b-...,. _ .:...a ~ ~ . . . . . . . . . . . O . h ~ 's. q i . _ ~ ~ ~ ; ~ } . : ` ~ y 'db LEGEND _ ; Low Vegetation Density (20%) Very Low Vegetation Density (10%) • 0 500 1,000 Scale: 1 "=1,000' Source: Field Observation; Pima Co~nty Land Information System, Town of Marana G!S Department, 4/90/O6 B_21 February 2009 ~ t:.~ ~ ~ ~ ~ APPENDIX B-DEVELOPMENT CAPABILITY BEPOBT ' darina • Exhibit App.& E2 - Arizona Game & Fish Department Letter m ~ ~ ~ ~ ~ M J a~i C m N 3 w fA ~ 3 ~ m w ~ ~n v d J y 0 v W W U~~. W ~ a Y ~a ~ m ~ E > ~ Y y ~ ~ £ T c~ ~ _ .Z.~ N U T N ~ . 16 C. y~ y r o $ o ~a y a o H o ~ ~ C ~ 'O O j O m y 'O .O ,Y v ~ ~ ~ ~ d IA p. C ~ . C~ (n } LL ~ ~ . o E tt o ~ ° ~ ~ ~ . . ~ ~ 3 N . ~ ` f- ~ V (n ~ ~ ~ - ~ N V a~ V o ~ 0 m E ~o M~' c 2 m ' ° c (n Y C C ~.O U N R ~ d ~ l0 ~ V C m . ~ . . ~ •~o a~ ~ Y N E o L fA « , = m H.G~1 ~ m `N ~ . 16 a Z.: o ~ a ~ ~ • c E 3 O a U'~ 'N o . . Z ~r c N~ N m E o Z . n~ ~ y ~ ~N '-3a 2~ o . . ~ d m o U ~ a Q ~ ~ ~ m=o C. ~ ci c~ c~ a° in~ ~ ~ v~ E V J m a f , M ~ a . .t- ` \ 3 O~D . ~ j~. C ~ ~ ~ ~ ~ ~w ~ N N 3 ~ r.: ~ ~ ~ N ~ N Cfl ~ M ~U ~ ~ ~ C v- / / ~ ~ ~ ~ ~ Q (A U ~ O °o (0 • 7 ~ O , V ~ ~ L p_ ~ O uS~M C U+~ F-~ a; o~ p N N ~ 3 ~~~v ~~~~a~i d a; ~`~,f~ a 2.. ~ c 3~~ > ~nM ~ OO ~ C ~ ` ~ 0 00 d s. O > > ~ ~ i r y m cZ? ~ ~ ~ IC ~ O~ O~' f p d d ~ C V V U O ~ ~ rn ~ i ~ ~ ~Q~ N N ~ ~ ' ~ U' E N °~Za. G ~ O d ~ O ~a ~ ` ~ mmZOa o m~ c~+ N Q" N~-d W°o.~ v°~ i C ~~~o~>.~? yM ~aL 1~ C ~ p.~ ~ N ~~~o~o O ' cc~c~mpmayi o'~ (~'J~c3i ~ C N OY~ ~ vi ~ 1° d Z ~ vi m io vi ~ m a V O r ~ O`~ ~o°o~oo t~j ~~~tao o'~ c M~ C1 L~ 4- O Qo ai°o 0 ui `°o rn°w? EQ cZ= Q U~O v'N ~rn ~ ^ '~°~w drn p ~~~a~ _ ~ N ~ in C ~-P-~Z-" v Z«i6fn~C) ~C) Qa ~ c ~ ~ ~ L ~ • ~ M «._t«~... «.r ~,n R U` p ~ U t~c'~ia~i ~ mEma~i a~i-a~i~a~idc~v`m ~ ~ ~ (~-'6 s..,~ ai p . a. ai ~ C9 ~o Ct p U i ~~~°~a ~ °3c~R°~°d°OOtn~~ O L U ~ ~ O Qv~aQ d av~0aoa~a Eaav~C~a J d c6 U ~ U B-22 February 2009 . ~ - p day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT • h F ExhibitApp.B: F.2 -Arizona Game & Fish Department Letter ~ ~a ~ ~ v m ~v ~ c m ~ T` ~ ~ _ ~ a~'i ~0 ~ `°o o~~~°o a o~ a a~ a = m m a~ ~ ~ Q-~ a? ~ 3'~ c.n ~yyu~°rn v~ica~i ~ do ~n m m m m m c y:. " c E c 3-° ca c3i y v a> >,a~ o ~ o v~ ~ o o `~~c6UY` ~ a~ ~ _ . ~ o ~~'cs4t~ ~ e v, a N N N~ Q~ O ~p r.~ ~ Q N y 0, ~ N c ~ 7 ~ ~ ~ O > ~ y ~ ~ .N Vl . Cj 'fp f0 ~ Q« U~'"-{B ~ C~ N g Q G> U~ ~I N~ L~3 ` ~II L' U.~~, •v L O Q w ~ . ~ N f0 ~ ~ ~ .N ~ ~ ~ ~ Q_. U (0 ~ . C GI ~ Y~ c~ U c0 N p~ ~ v f0 O p~ E ~~op~>~~~ ~a~>~' ~ ~ ~o> r ~ L cam a v~~~~~m ~ot 0 0~ Q-m °~.a m~ ~ vv E o y, ,a o ~ ~ >'~~c~~oc~i~~~nc a~oc~'on.°~ ~ ~ ~ ~ ~ p N. -~p ~ c U ~ ~ U u~ o ~ ~ ~ ~ p> ~ T y ~ ~,O a o,~ N>+ c~ L~ v~. ~~`n~ ~~o~rn ~ aZ c c>+ c~ Z ~ c ~ e t~~ ~~~cfl`~ `,~~~°o° E~~ a~ a`~~ c°z~~'`n r°v > y o.c°~ a~i ea ~t p o~°cfl~. ~ j00N~ ~m~a~ ~ o° Q~ d ~ m O. CV N L~~ Q" ~ w s~. U ~ ~ 7 O f6 T {~p ! R . ~ ~o c7i"L oo d m ~d >.L oy~ ~a m ~ L y tNp ~J~~pp N j ~,y~j'~ ~ y <0 tp~.O(n.U R .y ~ J r;~, ooo~~y ~c,a ~c~cv ~~.'~~-~,~o~~ >••u~m~m ~ C'~ Q z ~`n ~z ~ ~inv~ o m'~ ~ o a~ ~~C] ~ N u o ~o m ~N ~t m y o~ ~ ac ~ a~Z p~ ~ i p~ H • H N H d LL IJ.. M LL d Ll. O a- tA U N N(n N f6 tA .L.. M tA ~ fl ci'~ L Q ~ Z ~ a ~ s.. ~ 4 ~ =d> J ~ o~ ',~a a~'i ~ ~ Q`'' T a :.~~"''-s c af6i ~ c`a ~ `d e~ s' "a ° ~ c a ~ ~ a~ ,c_~'i z Q C O m ~ ~ CO ~ y ~ 'p N N O ~ (n ~n m. t/~ -o ~ c a ~ ~ >a ~ c~i 3" cn'cn y m E ca.. u°~i c>, ~ a E o~•j a~i °'~;~~•N c m~'t QQ o~ ~ c cp _ V~ O N y p N:,^p q~j p N N I- p~ C~. p : t' U ( 0 . ~ C i ~ . . U L ~ 3 V f6 L~~ t ~ p a ~ d.: ~ ~~y~.:~0 d~ O N~ E O ' ~ N C p N O ~ ~ 0 -p Z+ y O U. ^ .3 N ~ 'C U _O > Q v~ p p~ ~ F' m> o amw ~ a~i ~ ~Q o m ~ O o ~ww tQ~ ~ ~ ~~oa~a~ 3'~E.-°a~iv~m v`oc~~ vQ"m~~i tl~;~~ a rn~ o. ~ ~ y ai m m ~ c W m ~ °~Q-mo ~ ~m3a~~a°-i E ~na ~~.COy ~~c c.o ~.c c ~ f-•~ m oio~ ~H~ m E ~ m a~ o L R ~,V 3 ~L•~lJ_ . N ~pp ~ O pLl"Z~U ~ ~.i M ~ ~ O N ~ ~ y' O ~ a ~ ~ ~ ~ N C 'a ~ . ~ . ~ N Y Q ~ ~ ~ _ r . ~ ~w• Qc ~'m E ~ m c~~ a> y c L~ c~ ~ a m 'm o ~ ~ m ~ o c m~ Z u~~ ~ y • ~ ~ 'm E m N a,° ,c v~., , ~ ~ ~ ~ a~ a~ ~ c~ C ~ L ~ N y Q ~ N (n 'U ~ w ~ C uS ~ N ~ y.~ c~~ o a~i~ui~ c~ o,v_~~~~~~ a ~ ~ a~ ~ ~ a~ m ~ n~ • ~ m N c u~i y~ -~6o v`n~ ° W°o•Cv°~, d o~ ~ a~ W o~ a~ co c a~~i ~ o u~~i~ac ~p ~ o ~o L.~o~ c ~mm °~c.NpW ~ v~ ~E ~o ~ y c a~i~ ~ w ptn~ a~i m ~ N~ o° ~o-°o aY ~d~°n°~n ~o~o ~ d~'O ui c c~<p ~`~~ia c Q-~~ v~i `o t~ a~i c T°ovcv Qo aio ~ Q~ p c E ~Q~-o.p-o~a~ o ~ m-a ~ a~tn ~ p NN V~ ~ p) "O C C f6 f0 C d ~ C N U O C LL 'D N~ ~ ~ uQ-i ~ ~ p m~ ~~C9 ~ a~ a~H ~ m ai ~ ~ ocv • o~ZM d L a~i ~ ~ c c ~ aNi~L v~ c u> 3r yQ ~c~~~ ~o ~ N O N H~ p- N U H ~ Q U O O~ N N~ w L j U L M~ t cXp Q~ f~. a<0 L L U Q ~ O Q O N (6 (n ~ U>, M~ ~ C Z H O W ~ N~ a LL B-23 February 2009 r ~ ~ - , day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ E~ibitApp.& E2 - Arizona Game & Fish Department Letter ° ~ ~ ° ~ v.F ~ > ~ ~ O U L o~ ~ ~ O ~ o U c~ ~ p ~ Q C ~ p m ~ 3 0 o a°~i ~ i~ c m c E a> ~a 3 u'i o.~ rna> O U r~•- O Q"~' N o~ m 3> 3~~ N N O m~~6 ui m'~ y Q~ o~~ vNi ~ = o°,-QQ in o E~~ m a~ c c ~=o rnm -o ~ ~ v ~ ~'o ~ ~ ~ ~ Q~ m ~ ~ ~ ~ o ~ ~ ~ E~ c~~ > a~ - 3 Q-°? c a~i ~ oc~ ~ c rnm 3 rnai c°> c°~ Q~ Q~~~ ~6 3 rn° o E,~~~ .moc-a ~cc ~a~,~ oa~ca~ c~u a~i ~~c°~ ~ Ea a~~ ~ ~ o c c ~ ~~'a~i c°~-° a`~i c•S.~ o ~ a~ E~ m a~N ~a ~t ~.o ~w Q~ m u~i o m QE ~ c .L. ~ d ~ C ' L:~.~~. .'p ~ dj ~ ~ ~ - > ~ V ~ ~M tn tA ~ ~ p U) ~3 ~H ~Y ~s oa o no> a~i E~~ o> o~~ y C~ C> p# ~ y YA M C` d~+r N C N~ O p Q N N a.~ ~.O N 7 > ~ C .''7; N` i'a . 7 f6 ~ C~ tn 'O N"_ '0 fl' y N N.:~ ~ C~ U c v i ~ io N-ov a~'~ ° Q ~ rn ~~~~.3 u3i ~-~y L=ov~°a ~ ~'',~j O) U "~_O C = ~ N ~ ~ ~ O) p <p C tli ~ T ~ ~~:~cy0. ~ ~t~~ c ~ ~ `C ~~~~.N C CU ~~s O "O ~ N~~ ~ ~~;N O: N tv~i N~ tA N 'a w~ ~ . y ~~-p t~6 ~ t~i) C ~ M ~ ~ ~ 7 O d ~ ~Q: tA C O ~ ~.tlf ~ ~ ~ ~4" ~~+e`.,. (6 ` ~ f~'6 m y ~~~t~ a~p a~ ~ a~~ -tv`rn°-~:°>a _o ~ o>~ o,c co a~i n~ ~~c~}`~, c~p n~ ~w tn, c c>,~!?~ ~r'c a~'i.° mv ~ " a g~ in ~ v~ Q•- • ~ ~ c6 ~ c a~• ~'y ~ o a.r°,v~:c~i> c~iv~c > cLi?s-~ ~ vi~c m ui a~i o v~ o >mo c ~ rn" ~u~o c ~Sa~c • c ~ o•~ o m o 3 3~ a N c6 ~ N t4 U uj rn~ L p~ Q~ p c w ` ~ O~~ c6 ~ C O ui o °'~g~a~owcv~m,QcuQa~~c~ ~y• 'co ~c~.~~m~E,.o~'~ca~i E ~ o• y•- t. ~ o N o~ E y o~ f6 c~oa~ v~i,~a ~ vi 3.my c i C X O f6 C1 C tA tA ~ J~ . ~3 4Nti w~ N~ N . p C ~ X N 7~: (0~ (6 ~ C C ~ ~ . 0- N L` Rf~ ~ C .p N > a~~ m,~ °:v°~i?v a3~iA m a~ ~ m° ~ c mo m u~ aoy~~~mo -aE~~ofO~°~5 w °c; v~E,~o>Ea?~ s ~ t6 ~ ~ f6 U C ~ > ~ N ~ 'C U ~ G" •L ~ C . yt/~. N w ~ C ~ L "O w~ a.~+ ' ,;iQ 0 ~ N E T ~ N~> > Q. Q Q C N~D:t~ N L U~ U U O~' N'a' CY?7 p 7 A~. • ~ ~a-~mQ~>YCOa~a~~a~m~,~a~ r c4 d ~ ~n m E~°.c~o a~~Os~ am~~~w m m 3 o a~ nin ca m~,~ m u~ 'L Z O Q U ~ c J z ~ c~o Q ~ ~ ia a ~p ~ r"r _°o `o co ~ c co Q ` N ~ ~3 m > LL N Cy~4 d ` ~ = c _ Q p ~ U ~ ~ ~ ~ W ~ 'i O (6 ~ . (n ~ O ~ C°- ~ ¦wi. V Q U (A ~ ~ ~ v d p . o ~ a~ ~ ~ ~ ~ ~ ~ ~ ~3~ ch ~ L ~ 3 ~ 3 ~ 3 3 v N Ep-I a Y~ O' _ c~. c c n c ~ w~ p rn ~ d ~ y o~~ o o ~ o o c~a ~ co Q) ' 'w ' (A ya~i~ ~ ~j ~aL~i~, ~ ~ Q ~ Q~•~~ d ~ a=4 ~ Q =o~. v a ~ ~ oo~ ~ ;e ~ o` po 0Q 0 ° ~ Q-a ~ O ~ Gi ~ ~ ~ _ ~ ~ U (p . . U " -p fl- U 7 ~ y y Q y ~ 3 y ._a~~ rn ~ m ~ p ~ ~ ~ ~ o ~ ~ ~ y m ~ ~w ~ _ ~ ~ ~ 0 Z a ~ ~r,.~~ ~ ~ ~ ~ ~ ° •N ~ o R~= ~ N N m~a a~s a~~~ a~~'~. ~~c o m. Q a ~ ~ vi'= o ~ ~ m' ~s~,~.. ~ ~ y~~ ~ c rn ~n~~ Eo:: ~ G~ N L ~ Y~~ Ta~~im W o ,n ~a ~a ~ ~ ~ ~ ~ ~ ni ~ y o a a~rn.doo o=~ ~ ~ ~ ~~m ~c~'a ~~m c~~ ,~o ~ `°'Q U ~ ~ ~ ° ~ ~ ° c~'o ? m o' ~ ~ ~ ~ ~ ~ ~ ~ a~ ~ ~ a ~ ~ po~o = t~i ~ y ~ ~ fL.+ c. ° 3 ~ ~ n ~ 3 c~ ~ N G~ L _ ~ _ • V ~ y ~ ~ y ~ O ~ ~ N - ~ ~QZ~ ~R ~ ~ •~S ~ w o ~ ~ oa o~Z ~ o ~ ~ o ~ o • p,~ ~ 3 Q ~ ~ ~ ~ ~ a~~ a o ~~rn~ m m N~• o°'. L p u~i Q- ~ vi c v~i N o- u~i W~ N d~a"Q E y a~i a~ a~~2 a mo~ mU ma~ m O~ o E.=_ B-24 February 2009 ~ APPENDIX B-DEVELOPMENT CAPABILITY REPORT _ ~ ~~~ndarina • Exhibit App.B: E2 - Arizona Game & Fish Department Letter 0 ~ 7 O y 'O Y ~ ~ ~ -O ~ ~ ~ C <0 N O j ,FO ~ ~ 'O O N 'a ~ > ~ O C C d C a+ ~ ~ y N y ~ O (6 ~ ~ ~p !C ~ ~ p C N N y N N = y~ V~ ~ ~ ~ N O N ~ ~ ~ = tp ~ ~ ~ ~ ~ O ~ p L 7 C w (0 .N tlJ d V V~ M v~ w N ~ ~ c O~~ ~ ~ O N ~ C~ O O C..~ c4 . c Q O O ~ C N p ~ c0 N y~ ~3 Y~~~~ d O~ N t ~ ~ ~ ~ ~ C ~ ~ ~ f6 p ~ ~ ,a = ~ p ~ o~ m> v~ o ~ m ~ v~i(n~° °c~' 3 v~~ a~ R N c~`6 ~.:N.~~ ~ U N y O O(6 c'.n r+.,C C~1 O 0 N m. N~ ~ C~1 ~ L - N~ U N~ f0 d~ r+ ~ r+ LL ~ a,. U~UOQ~N.O °~ON Y~CEr.dY~~O: ~n~~ ~G=1 L 3~ Q Q-a~~ ~nm ~ N~ rnL~ O ~ a o d a o n~ o a~i m~'3 m~' 3~ c~ ~0 ~°o;°~ ~a c°~ a~ ~ v, ~z a~'~'t.° o c o N ~ m o~; ca ~ ~ ~ ~ ~ C N tn 'a ~O a1 ~ C (T6 O i m d ~ ~ p~j ~ t ~ ~ M tn p Q'a N ~ OI tp s~ ~i y a ~w ~ ~ c~~ m o~~ d m E~ o w°-~°DN. O: o o~~` ~ c m°~6 u;~y ~ m-:~+~ n ~t • o` aii ~~°N N ` H* y 0 a c c„ Qm E 3~ N' 3 c a~ i ~~6 y Q'~ ~ c~ d~~ V U~ N~~~y Q N ~p Q Q l0 d~ O~ L e0 M ~ ~ ~ O ~ ~ (n c ` ~ O N ~ ~ ~ ~ C O ~ ~ ~ ~ Qs ~ !6. ` p ~p ~ E~ ~ O~~ w y~n O a'C ` y«~. O~' N N V.,~~~. 3 d 16 N~ ~ L ~ Ra oa'c > c~ ~ t~aw ` ~ u~ G1 ;!k~.~ 'a ` N~ W O~ N~ N N~ c'U C ~~~~Of N W,C~- tll a 3~ O y C. 0 N l0 • S W C. G> C G> k Z ~ Q. 0,.~ '~D:: d C~~ p Q~ w Q~ ~ N d.N O 3 Q p. N p~p •m Y C~~ Q ~ ~O~~oQ~~~~Q~~~~°LLa~°c`~~~=o ~~°ort~ I_- • ~ ~mu,c~i~ri,~mv4o~°ui3~acfly~.~aR•~r~~ aQ~naau. Z _ ~Z O k~ . Q U N ~ J fU ~ ~ o O ~ y d v Q a~i~6Q ~ ~c ai E u~ cf0i u~i~ yL~ ~ ~ ~ ~ y aa o~ a ~,a co ~ a~ a c°~o~ Q-~ui y ai~~ ~}~v~ia ~ V ~ w p) ~ C p~ ~ t N•~ .N . O f0 tA ,L,,, ~ ~..:~C O N 0 N~ ~ f6 O O ~ p ~~a o ~a= ~ ao o d~F-= ~ F" o ~n m~ c v n~ y~~ 3 ~ ~ 3. c tn . N d O~ ~ N a ~ m 3.-° a~ ~ ~ ~a ' ~s~ y~ x ~ c3i o ~ m o ~ ~ o.m~ a v ~ ~ ~,p m ~ o-a•°~ a°'~.iu m ov~~ ' ~ a~ mo ~ ~ ~p v~i m.cr_° y ~ ~ a ~ o~,q~i~~. y ~ c3 ~ to -o ~ a~ d ~ a~ ~ ~ r"`" t tU a~ - C~ v~Q~v~i o-aQ- d ~y°, ~`>,d~ 'a p c~~~ ~~~s a ~0 9 ~~c^~ rn ~ ~ ~ O ~ N Q'~ ~ ~ ~ ° ~ y .V W ~ ~v~, ~yp. ~'y' N > C O ~ ~ "~~xy ~'a~ > V d OI W~~~v°; o~ N~ ~ m m•`-' ~O~ ioy > a~o°~,.boo ~~Eo ~°~f6 ~ a=moa`~i"- ~ ~NM a~~o rn •C O_ E ~ V (0 N O ' i' O~'~ w C~~ ~ ~ V~ tA O C U~ y,U 'D a~O N N C y ~ C -O lf) 3 ~ c m o ~ ~ U o c°~U ~aNN c~ N ~2 cC Q~ rn w f0 N U f~ f6 J N 0 C a ~ N N C~ d S . • ,~z~ o Q-S c~ m E rn m s X~ a~ a~ z o~~~n ~'~a~ ~Q~nc ~(Aa>~QOV~ ~~c~p tnEca~ 5 ~ •~~•o~ ~a~o.>_ ~omm 'p ~mc~i~oLL c~ooX ~c'i°~°- fl. a~ s. ~ N ~ y> U N C L 0 Q p ~ U(n M t s cp ~ p~~ ~ QV]L~.Q > H'OQ f6 H-'~ d d 2 N'a i W~ Nddll Z"a_~` L _ B-25 February 2009 ~ ~ _ = ~darina ~pENDIX B-DEVELOPMENT CAPABILITY REPORT ` E~ibitApp.B: E2 - Arizona Game & Fish Department Letter ~ ~ t0 N ~ L~ C -a L T ~ i C~ C~ y N 'd ~A N N U ~.X N ?r Q N~ y C._ i t~ a p N N L O N E Q'''' f6 L C C - U c6 C . O O ~ fU6 ~ ` O ~ ~ ~ ~ ~ ~ 3 t~ ~ ~ ~ ~O d L C~'C ~ N,... c c•~ m a`~i~ ~6~~ c m E~°- c o~ ~p ~ p p ~ o ~ ~ ~ ~ ~ c U ~ ` ~ c ~C 7 N ~ ~ ~ ~-A3*-~; ' > > N 0 0~°~~ o c~~ a"a t c , ~t.~'.~c ~ ~ co ~ o n.. c .m-a p c~i c~i Q w rn ~.L U o N:~ ~ N v~ i N Q~ Q ~ tI~ ~ ~ ry ~ 7 tn ~ H p ~ -p ~ ~ -f3..: ~ V~ p~ ~ Q U. C fp O f6 a~ 3 . ~ . ~ > f0 t~ f0 O Q_ Q Q 'N ~'p u~i ~ ~a ~ Q ~ 3 o-ca~~ ~ a~sm ~ °~mn~i~~ °~~Q- c~ia~a~i~ ~~c o m ~o~tv~ ~cvi~ ~03~ y„~'-~ c p~~~~y co~Q~ '>ca~ic ~'~~N ~ ~~,~~o.= . mm~ `m~ - _v~.iN=;aui'"'~' ~coio,~,-, ~~vv cdr Q- c y`' o.m - rn~ m~ m c a~ E N~ L ~ m< c m c-G c Q o ~ a O ~ ~ 0 d O O ~ •y ~ ~OOL cQy}?,~ j~~ i0 ~ c C ~ N V) O~ C p~ Q ~s ~ O ~ p V7 3 c0 N ' `K ~ W~ ~M ~ ~ N QS~ ~ ~ N ~ ~ C ~~:.fl l0 . N C N ~ . , N ~%J (C u) _ u~'icsi~~~a~i 3 ~o W a~°iy~ ~wmv. ~ o Q ~u~io~ u>>cc a> ~ c~~~ ~ ai n . ~ ~ N C ~ j, L tp ~ _ f6 O ~ . .C ~ O ~ ,.OS- ~ ~ . ~ . ~`~aa~~~n 1-~0~3 ~-EE.n aa~a CA ~ a ~ Z O ~ a U ~ y N . , ~p)>y J ' , . ~ ~ ~ ~ . . ~ ~ ~ ~ C;~ ~ L ~ ~ 3 ~ , y,N~ C C O ` T O` S L Y C~ x'3 LL ~ ~ , iD'~. t0~~ f6 dl O ~ _ ~ Q'S`~, f6 ~ ~ C ~ ~ Q ~ € C . N ~ ~ N ~ ..L V ~ C ~ C .L.+ ~ U C ~ ~ ~ "p R~ ~ ~ O ~ C ~ o- a~i ~ c c-Q c a~ E~ 3~ ~ a~i ~Q ~ N y m m ~ a~ a~ ~ 'Q~. o y q' ~ ° ~ ° c m O1 ~ ° 0 ~ ~ in o v m ~ ~ cfl m a>i-tu ct~.c ~ fl'~ ~ c~a ~ ~ t p c y N N v~ c~ p u~ 4 3~ ~ 3~~3 r~Z a~ y o a> m v c~i m °~cm ~ ~.a~ 3 c a~ o c 3~ ~ ° ~ E ms ~ ~ ~ ~ ~ f° n~O ~ rn~w a ~ 3 ~ ~ ~ u'i o ~ ~ ~.°~'v°~i ~$m~ ~ ~ t~v~ ~ m a~i~'~ d °.~~Q'' °-oc°~:~~~~m .~a~i c'`-:°_~°~, > c~ ~a~.~`a 3 ~c a-°i>c nmo`m ~ L~3c.~i~ ovs~~a~~~Qm~ ~o~~W~ z ~rom ~~a~ ~ a ~ ~o ~ o~;~ Q-~ u°'i~~v o~p u~ o a° o Qa~oax, i~ ,~L m o. ~~qi~~m m' Q~w ~ ~ u,>,~ ca ooo~ ~ ~E t, E~ a~ a~~~ mq~N~>,Q~i~:~~arn.~~~ o '~o~c ~ 3 o~Q 3tyN~~oQ~y,...,.~ ~~y,3in~d~,~-n ma~iom o °c~m ~ >`o~.~~ona~ay<~3?>>u~•>~-c°~ic~i ~ui f..c~ ~~~~o o °~~~>~'oa~c°~a~a~ 3~~a~ ~a c~a"- ~ ~ f6 ~ m ~ ~ ~ QLQ ~ N 3 Q-u~-o ow 0 0 3 a~ a~ ~ axi Wo•~a; ~ ~n o~ ~a-a E~u, ~ a~ a> ~~a'> o£ ~o~ ~ ~ ~-a~i c~ ~ T~ U ~ ~ C C~~ ~ N C ~ L~ M C~ N C' j ~ p- d„ ~o ~i ~ 0.3 3 E 3~ ~a c~'o ~,Z'~ m~ c o u'i,~` ' oo~oo 'y m~' o c~ v m y m~~ E c~ cH m.m-o~ ~ c~ c~ Q o° ai °o u~l ~ c Q o~.N m c~ p co o~~; c c c~ ai N N ~ ~ ~ O ~ > ~ N O ~ ~ C Q E 7 > ~ L (6 ~ .L. N O ~o, c ~-o. ca. c ~n~ a~ ~ o a~ o c ~ o m L ov m • ~G1z.... o rn~o ~ w ~ m ~ ~ p m >.w ~ ~ c u, E v, ~ ~ ~ ~ ~ o~ nm ~ ~ ~ m c,~ ~ c ~ o~~ c c ~ ~ p,~ ~ cn tl) ~ T N ~ O'~ ~ p(6 m Q~ N C U N~.~ ~'y ~p O w~~ U ~ N f6 'N-' s"'°~ a~ ~ ~'~6 H>~~~~"L-' O f- L L H U Q U> V N N~ a s"' a~i G> C N E~ . N O~- C O'~ C N f6 U~ "O C G1 ~ Q ~ a dv1a.A H m~ Q$:rw ~a Qm 3c~i oU ~c~i m~~ 3~~~ri.~w v~ H o E m B-26 February 2009 ~ ~ r' day~l~'l~ APPENDIX B-DEVELOPMENT CAPABILIT'Y REPORT • _ ExhibitApp.B: E2 -Arizona Game & Fish Department Letter a N yi (/j N J Q T . . ~ ~ ~ . ~ U d W Z Z O ~ U ` J d d ~ o ¢ ~ _ ~ . ~ ~ o ~ o v v ~ H ~ ~ ~ a ~ ~ ~ v c o `o ~ ~ ~ ~ a ~ Q ~ o ~ ~ ~ ~ ~ ~ ~ _ " ~ m ~ s~. ~ o ~ c ~ ~ o ~ ~o,~oa, o ~ N ~ N ~ ^C °o ~ > ~ O O~ . O O N ~ _ ~o~o~oo N~ O N ~ Q ~ N ~ Q O ai O '6 C ~ N E N = N E N~ N O N ~ ~ f0 ~ ~ aI f6 ~i(~Z~ aE o p Z U p Z ~ iii N ~ iii N y OL U C N N ~ ~ O C cU0 N ~ ~ c o°'. o~ o a ~ ~ ~ a`i ~ o a ~v~aCa dw Q Q U Q U d u.l ~ Q U Q • B-27 February 2009 ~ APPENDIX B-DEVELOPMENT CAPABILIT'Y REPORT _ z ~ , ~darina ~ G. Wildlife 1. Presence of State-Listed Threatened or Endangered Species Although there are no Federally-Listed Threatened or Endangeretl Species found on the site, the Arizona Game and Fish Department has defined other five Special Status Species that occur within 3 miles of the site by using the Heritage Data Management System: Tucson Shovel-nose Snake, Western Yellow-billed Cuckoo, Cactus Ferruginous Pygmy-owl, Sonoran Desert Tortoise and the Yellow-nosed Cotton Rat. A survey to tletermine the presence or absence of the cactus ferriginous pygmy-owl was conducted in 1999 by Thomas Olsen and Associates. The conclusion of the survey was that the site contained no suitable pygmy owl habitat. The CFPO bird has since been delisted. (See ExhibitApp.B: G.1- Pygmy Owl Critical Habitat, pg. B-29 and ExhibitApp.B: F.2 -Arizona Game and Fish Department Letter, pg. B-22) • • B-28 February 2009 ~ ~ APPENDIX B-DEVELOPMENT CAPABILITY KEPOAT ~darina • E~ibitApp.B: G.l - Pygmy Owl Critical Habitat ~ ~ \ i _ _ ~ ; . ~ ~ ~ ~ ~ j~ ~ ~ ~ ~ I ~ ~ ~ ~z~ ~ ; , f ~ i _ ~ ~ t y~~ ~ i ~ ' t~ Y ~ k~:_..i~_ _ , ~ ~ ; 9,0 ~ ; 4 ~ : i ~ _ ~ F \~'jq~ ~ ~ ~ ~ ~ ~ ~ ~ I : ~ - , ~ , . ~ 1 ~ ~ ~ ; ~ ~ ~ ~ I, ~~`~,I I . ~ ~ ~ ~ ' I ~ 4 , _ ~ , , - - -Rloore ol~ a~ ~ ~ti ; ' ~ Proposed ~ ~ ~ Mandarina Site • ~ 342 acres ' _ _ , ti 1 ~ ~ ~ ~ ' , ~ ~ ' ~ _ - ~ \ _ i~ - , , ~ ti~ ~ ~ ~ti, - _ . ~ . _ ~ _ _ _ _ ~an erine Farriis Road r _ ,r __Mi a ~ i, ti` j f~..~... ~ ~ , ~ f r ~ . ~ ' ~ ~ ~ A"' ~ ~ ~ , , ~ ~ , ~ ~ _ i~ , _ ~ i LEGEND ~ Cactus Ferruginous Pygmy Owl Proposed Critical Habitat - 2002 boundary • 0 1,000 2,000 ~ Scale:1 "=2,000' Source: Pima County Land Information System and U. S. Fish and Wildlife Service, 5/25/O6 B-29 February 2009 - ~~darina APPENDIXB-DEVELOPMENTCAPABILITYREPORT • . H. Soils and Geology 1. Soils According to soil survey data obtained from the Natural Resource Conservation Service, the soil associations found on the project site are a variety of silty, clayey and sandy loams. The soil types would not present a constraint in developing the site. Geotechnical testing will neetl to be conducted, prior to development, to study their weight bearing capacity. (See ExhibitApp.B: H.1- SoilsAnalysis, pg. B-31) 2. Geologic Features Since the project site lies in the Santa Cruz River Basin, at the base of the Tortolita Alluvial Fan, the geology of the site consists of alluvial materials that have been deposited over time. There are no distinctive geologic features found on the project site. • . B-30 February 2009 , day~lyla APPENDIX B-DEVELOPMENT CAPABILITY KEPORT • ExhibitApp.B: H.1- Soils Analysis ~~O d ~Q'i ~ ft ~ f ` ry ` /f ~ ~ ~ ~ ? ~ . ~ ~ ,,l ~ ? ~ ~ ; ~ ~ sf~,~ ; , ~ ~ ~ ~ O ~ ~ . _ ~ ~ , ~ ~ e~~ ~ Tangerine Farms Road LEGEND ~ Gh - Grabe Loam ~ AhB -Anthony Sandy Loam Pm - Pima Silty Clay Loam ~ Gb6 - Gila Loam, 1 to 3 Percent • ~ Vu - Vinton Anthony Santly Loam ~ GbA - Gila Loam, 0 to 1 Percent 0 500 1,000 ~ Gm - Grabe Silty Clay Loam Scale: 1"=1,000' Source: Pima County Land Information System and Natural Resource Conservation Service, 4/10/O6 B-31 February 2009 ~ ~ ylday~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ ~ ; I. Views 1. Views from the Site Mandarina consists of flat topography sloping gently downward from east to west. The entire site has an expanse of mountain views; including the Picacho Mountains and Picacho Peak to the northwest, Baboquivari Peak and Kitt Peak to the southwest, the Tucson Mountains to the south and the Silverbell Mountains to the west. Views to the east are a mosaic of layered mountain views dominated by the Tortolita Mountains, with the San Maniego Ridge, Mount Lemmon and Pusch Ridge (in the Santa Catalinas) visible in the distance. Views to the south include distant features of Mt. Wrightson and Elephant Head in the Santa Rita Mountains. (See ExhibitApp.8:1.1- ViewAnalysis, pg. B-33) 2. Views into the Site Mandarina is highly visible from Interstate 10 and Tangerine Road due to the relatively flat topography found on the site antl its adjacency to both roads. The site is generally screened to the northeast due to grading from the CAP canal. (See ExhibitApp.8:1.2 -Areas of High Visibility, pg. B-38) • . B-32 Febraary 2009 • 0 500 1,000 Scale:1 "=1,000' B-33 February 2009 _ ~ ~~darina APPENDIX B-DEVELOPMENT CAPABILITY DEPORT ExhibitApp.B: Ll - ViewAnalysis ~Rr~e day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPOAT ~ ~ VIEW ANALYSIS O View looking southeast from northwest property ~ corner (across property) ~ ~ ~ - Q View looking southeast from northwest property corner ~ Q View looking east from northwest property corner ~ ~ ~ ~ B-34 February 2009 , ~ darlna APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • ~IIEW f~NALYSIS ~ ~ View looking northwest ~ r ~ alon CAP canal from _ ~ 9 , u northeast r ~ ~ ~ . proper~y corner ~ ~ ~ ; _ : View looking northwest from northeast property corner ~ r ~ . 3 • ~ ~ View looking southwest from northeast corner ~ B-35 February 2009 ~darina APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • UIEW L~NALYSIS ~ View looking northeast from southeast property ~ < corner ~ ~ ~ ` ~ , ~w ~ , ~ x ; ~ - ~ ~~~~I~ r ~ View looking west from southeast property corner ¢ ~ - ~ View looking east from southeast property corner F~i ,S, • B-36 February 2009 ~ ~ day~lyla APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • VIEW ~NALYSIS ~ View looking southwest ~ ~ ~ ~ ~ from southwest property ~ corner I k _ s ~ ~ View looking northwest ~ from southwest property ~ ~ ~ . . ' ~ corner .a~ ~ ; ~ ~ _ _ K ~ ~a, ~ ~~o ~ ~ ~ ~ K ~:k ~ ~ ~ ~ } . View looking east from southwest property corner ~N t~ ~ ~ r ~ ~ i ~ # x.. - ~ ~ ~~t ~e ~ ~ " ~ s`k ~ rr Y ~ t. M ~ ~ h ~ ~ a' ~ ~ • B-37 February 2009 y a ~ ~;F _ ndarina APPENDIX B-DEVELOPMENT CAPABILITY REPORT • E~ibit App.B: I.2 - Areas of High Visibility ~9~0 ~ ~9'i ~ ~ \ ~ ~ ` Proposed Mandarina Site ~ ~ 342 acres \ ~ • ~rs~d~~ ~O ,F ~ ,y; , ~ ~a ,~~e ~e ~~c~~~ ~ ~ _ . ~ Tangerine Farms Road ~ LEGEND Areas of High Visibility • 0 500 1,000 Scale:1 °=1,000' B-38 February 2009 ~darina ~PENDIX B-DEVELOPMENT CAPABILITY REPORT ~ J. Traffic Circulation and Road System The major roadways in the project area are Tangerine Road and Interstate 10. Tangerine Road is the south boundary of the project site, while I-10 is the western boundary of the project. The next closest major roatlway to the site is Dove Mountain Boulevard, located approximately 5 miles east of I-10. Interstate 10 is a controlled access facility that bisects the Town of Marana. A current project by the Arizona Department of Transportation (ADOT) widened I-10 from two to three lanes in each direction from Cortaro Road to Pinal Air Park Road. At Tangerine Road there is a diamond interchange with on ramps, off ramps, and frontage roads on both sides of the Interstate. The westbound Frontage Road (east of I-10) operates as a one-way facility in the vicinity of the project site. In addition, as shown in Figure App.B: J.1, the Union Pacific Railroad (UPRR) runs parallel to I-10 and crosses Tangerine Road at grade approximately 125 feet east of the westbound ramps. FIGURE APP. B:.I.1 - WESTBOOND TANGERINE ROAD AT I-IO a S~ t~~~~ , n ~ ~ ~ ..~n c~ ~ ~r ~~=~3r~~~~ag'~3~~*t*$ ~~b~~~, ,~,w,~r ~ ~~'e~ ~ ~ ~ , a. ° ~`a" • The intersections of Tangerine Road with the eastbound and westbound ramps were recently improved to add traffic signals. Other improvements included the relocation of the western frontage road near the interchange, the addition of a second lane for the westbound and eastbound off ramps, and the re- striping of Tangerine Road under the I-10 bridge. Tangerine Road is a major arterial designated as a 6-lane facility in the Major Routes Map of the Marana General Plan'. The posted speed limit in the vicinity of the project is 40 mph. The roadway section includes one travel lane in each direction without curbs, sidewalks or turn lanes, but with graded shoulders. Widening of Tangerine Road to 4 lanes east of I-10 is includetl in both the 2030 Regional Transportation Planz and the 20-year plan of the Regional Transportation Authority3. In addition, the Town of Marana recently completed the extension of Tangerine Road west of I-10 as a 4-lane divided arterial. The road, which has been named Tangerine Farms Road, opened in June 2008 ~ serving Gladden Farms, Rancho Marana, the Westcor and Cottonwood sites, and other commercial, residential and industrial uses. B-39 February 2009 ~ °~~a`% ~ _ ~ =ndarina APPENDIX B-DEVELOPMENT CAPABILITY REPORT ~ ~ Table App.B: J.1, below, summarizes the major characteristics of the existing roadways. As shown, the I-10 corridor has 350 feet of right-of-way, with a width of over 500 feet in the vicinity of the interchange. Along Tangerine Road there are 300 feet of right-of-way through the horizontal curve adjacent to the site, but the right-of-way narrows to approximately 200 feet east of the project site. Tangerine Farms Road (on the west side of I-10) was developed with a 250-foot right-of-way. TABLE APP. B: - ZOOH ROADWAY INVENTORY S a ?tt ` S~ ~ fX ~'u I-10 Maini~ne 6 Paved 75 35(l 52,200 Tangerine Road 2 Graded 40 300 9,900 Tan erine Farms Ftaad 4 Paved 40 250 ~1IA In terms of Traffic, I-10 handles a variety of traffic patterns ranging from interstate commercial traffic to commuter traffic in the Tucson region. The latest traffic volume count, conducted by ADOT in 2006 found the Average Daily Traffic (ADT) to be 49,200 vehicles. Tangerine Road serves regional traffic between Marana and Oro Valley, and provides access to I-10 . for residents of communities such as Dove Mountain and Rancho Vistoso. Accept Consulting Services conducted a 24-hour count on Tangerine Roatl just east of UPRR on April 5, 2006. The ADT for Tangerine Road was 9,300 vehicles per day. The daily and peak hour volumes were collected in 2006. Therefore a 3% exponential growth rate was agreed upon with Marana and applied to the traffic volumes to obtain the current 2008 traffic volumes. As shown in Table App. B: J.1, current daily traffic volumes of 52,200 vehlday and 9,900 veh/day are obtained on I-10 and Tangerine Road, respectively. References ' 1 Marana General Plan, Town of Marana, 2007. 2 2030 Regional Transportation Plan, Pima Association of Governments, June 2006. 3 Transportation Plan of the Regional Transportation Authority, Regional Transportation Authority, 2006. • B-40 February 2009 t~~ ~ day~ll~l a APPENDIX B-DEVELOPMENT CAPABILITY REPOKT • i K. Recreation, Open Space, and Trails Currently, there are no developetl parks or recreation facilities located within a mile of Mandarina. Three planned trails in the Town of Marana - Park, Trail and Open Space System Master Plan are located near the site; the Wild Burro Wash Trail is located to the north side of Tangerine Road, extending east of the property; the CAP Canal Trail is planned along the eastern boundary of the CAP Canal; and the Santa Cruz River Trail is planned to the southwest along the Santa Cruz River. According to the Town of Marana Northwest Area Plan Open Space, Parks and Trail System, an undeveloped special purpose park lies to the east of the CAP Canal. A planned bike trail is to run along the rail road tracks. The Tangerine Greenway is planned on the northern edge of the Tangerine Road R.O.W., which includes a greenway with a divided urban trail along the entire Tangerine Road Corridor. (See ExhibitApp.B: K.1- Open Space, Recreational Opportunities, Parks and Trails, pg. B-42) • • B-41 February 2009 day~lyla APPENDIX B-DEVELOPMENT CAPABILITY REPORT • E~ibitApp.& K1- Open Space, Recreational Opportunities, Parks and Trails i ¦i ~ . - , _ ~ . - , I I, • ~ ~ / ~ ~ ~ ~ l • ~ ~ ~j~ ~ ' • , , ~ ~ ~ ~ • ~ a I ~ C~ ~~n~~~~~~~~~~~~~ ~ _ ~ • ~~0~ ~ ~ I E ~ i 9•0 • i~ ~uvnns~Ai mm. ` ' ~ r ~ ~ ~ • ~ _ G I , ~ c _ ~ , . ~ ~ ; ~ ~ _ i ' . ~ ~ . ~ - _ _ _ ~ _ _ _ ~ ` oore oa ~ ~ ~ • Proposed • Mandarina Site' ~ : 342 acres ` • • ~ • ~ ' ~ - I, • ~ ~ ~ ~ • ~ • Wild Burro Trail and ~ ~ ^ ~_~Tangerine Greenway j ~ ~ ~•i~••• ~ ~ ~ ~ 4 _ ~ ~m._.J a~n enne arms Road ~ ~ ; ~ , _ l. ? ~ ~ _ ~ - - ~ ' ~ ~ ~ ~ l . ; U ; ~ 1 Q , . _ ~ _ _ . _ U r: ~ ~ ~~~~~~i ~I~.. , LEGEND Bike Route , . . . . . . Trail Route Note: CAP Canal trail is conceptual and final location may • change at the discretion of the Town of Marana. 0 1,000 2,000 m~ Scale:1 "=2,000' Source: Pima County Land Information System, Town of Marana ~enerai Plan & Town of Marana NorthwestArea Plan B~2 February 2009 ~ 1day~lYla APPENDIX B-DEVELOPMENT CAPABILIT'Y REPORT • ~ ~ L. Cultural Resources The Mandarina project area has been the subject of a number of cultural resources investigation projects since the early 1980s. Initially the project area was surveyed as part of the Northern Tucson Basin Survey and several sites were identified on the Mandarina property. Three of these sites, AZ AA:12:326, AA:12:455, and AA:12:459 were subsequently tested and recommended as not eligible for inclusion to the National Register of Historic Places. Ken Rozen of the Arizona State Land Department concurred with the recommentlations on sites AZ AA:12:326 and AA:12:459. John Madsen of the Arizona State Museum, acting on behalf of the State Land Department, concurretl with the eligibility recommendations on site AZ AA:12:445. No further archaeological investigations need to be conducted on these sites. The entire property was re-surveyed in 2008 by Tierra Right of Way Services Ltd. During this survey the above-mentioned sites were re-examined and were also recommended as not eligible to the National Register of Historic Places. Two previously recorded site, AZ AA:12:325 and AZ AA:12:663, were re-examined during the 2008 survey and both have been recommended for eligibility testing to determine whether they have sufficient integrity and research potential to be listed on the National Register. Three new cultural properties, AZ:AA:12:1060, AA:12:1061, and AA:12:1062, were identified during the • 2008 survey. AZ AA:12:1060 is an artifact scatter that has been partially destroyed by the construction of a gravel quarry in the northeastern corner of the property. Tierra recommended that the remainder of the site may have additional research potential and that it should be tested to determine if it is National Register eligible. Site AZ AA:12:1061, is also a small artifact scatter that has been recommended for testing to determine whether it retains integrity and enough research potential to be eligible for the National Register. Site AZ AA:12:1062 is a series of four canal segments that have been recommended for inclusion on the National Register because of their research potential. Careful investigation and documentation of these features should be sufficient to mitigate any adverse affects the planned development will have on the site. Sites AZ AA:325, AA:12:663, AA:12:1060, and AA:12:1061 will be subject to archaeological testing prior to development of the property. The survey report and testing plan have been accepted by Ms. Su Benaron, the Town of Marana Cultural Resources Manager. • B-43 February 2009 sz ~ ~ . °s APPENDIX B-DEVELOPMENT CAPABILITY REPORT _ darina ~ ~ , M. Existing Infrastructure and Public Facilities 1. Water There are no existing facilities on the project site. The Town of Marana will provide water for this site. 2. Sewer The Town of Marana will provide sewer service for this site. 3. Schools and Libraries There are no schools or libraries within a one mile radius of the project boundary. 4. Police, Fire and Emergency Services The specific plan area falls within the Northwest Fire District. There are no police or emergency services within one mile of the specific plan boundary. Police and Fire Stations are located at the Town of Marana Municipal Complex to the northwest of Mandarina; a Fire Station is located within Dove Mountain, to the east of Mandarina. • 5. Solid waste disposal and recycling Waste disposal and recycling will be provided by private companies. 6. Private Utilities An active Trico Electric line runs through the site. Currently no services are provided. Electricity, telecommunications and cable television services will be extendetl into this project area when it is necessary though agreements with the specific private utility companies. (See ExhibitApp.B: M.1- Existing Infrastructure and Public Facilities, pg. B-45) N. McHarg Composite (Constraints) Map Information regarding topography, hydrology, views, vegetation and wildlife has been compiled on the following exhibit to create a McHarg Composite Map. (See ExhibitApp.B: N.1 - McHarg Composite (Constraints) Map, pg. B-46) • B-44 February 2009 ~~a~~ o~M. ~ day~lyla APPENDIX B-DEVELOPMENT CAPABILITY AEPORT • ~ ExhibitApp.B: M.1- Existing Infrastructure and Public Facilities ~ ~ . ~ ' ~ v ' ~ .s~ " ~ ~ ~ ~ ~ . ~ ;:""*c~: , - ¢ ~ 1 . ~ * k I` ~ ' ~ t~ : r•'" 5~. $ , ~ C` ~t'~ • ~ , : r r ~ 4 s, ~~g. % a , ~ ~ ~ s ~ ~ ~ ~ `n ~ . * ~ t ;e ` J r.; ; ~'wds:` a ~ = ~ E-~ ~ d a t a ' ~ %r ,e~ a r~ ~u.~ ~bt~s .,n3 ~s" ~ ; ~s ~ ~ ~ ~ r . b ~ ~t . ~ ' : ~ ,f .~,r ~ ~ ~ iw~~ #s r ~ r~' tr.= $ ~ 9 ~,.`a, ~s ~ c~, sz , r, ' ~ . . ,r.- , . , . . ~ ~ ~ . , a- _ s a tf ~ ~ : ~ ' ~ ~ a ~'~i a. k ~r~"' ~~c~ ~n . 3 ~ ~ ~ ~~*`t~~~~ ~ ~ ~a ~ f ~ r ~ t z ~ a, ~~3 . ,r ~ f ~ i ?S a Y 5A 2~t ~~~'a~t~ .J v'£~n . `r# ~ s~ 3 ' ~ ~ ~f~~ ~-~:S ~vl~~~~ ~ ~ MaranaCvil~ ~ ~ a ~ f~~y~ ~fi ~ ~ ~ ~ ~ ~ ~ ; . ~i0I11~I@X r.. ~~9~/ : ~ ~~t ~ ,x ~yy~~~ 4,~ , ~ ~ ~,~i~~ . # ~r - :v~ ~ ~r 3 x k, > ~ ' ~ .~*i~+~.' t ~ ~s ~~n~ `~r'~ ~ , , ~ , ~ ` ~ ~ q~. ' a ~ y ~ ~`a,- t ~ st . . , . Existing,llrnon Pacific,~ :z~~ 4;~~ ~ ~ Dove Mountain;: ~ ~ ~ , ~ Railroad{Crossin ~~~TM~ ~ ~ ~ ;~d_ a ..~,.,..~3 ~ ; ;a ~m9 . ~ , H C . ( -t ~ ~ ~ ~~y~ ~y$ ~ ~,Ck Mandarma~~~ ~ ~R ~ ~ ~ ~ ~t sw ac ~ 1 - ~e " r ~ d'2 a+ea ~ fi~~- . x ~~,.,t° '~'`'~SV, ~,y s~ . r ' . P _ r : ~ ~ ,;,a~'~t:` 5x +.~,~'},.,~$~.i t ~ y 3". k ~ ~ : f ` m' ~ € r~i~'' ~ ~ ~ ~ y 'c"'' ~ ~ ~ ~'f ~ # ~ .~s .r - ~4. ~ ~ k ~ ~ ~ ~ ~ u ~ ~ ~ r~ ~ ~ ~ ~ .~S ~ : ~ ~ i ~k~ ~,t~„^~ ~ '`~~~r~`~ ~ ~ ~ ~ ~ * ~ ~ ~ + 5 a. + a ~ ~ s ~ e r ~r~ " n" ~ f~t~~~y ~ ~ : ~ .::s, ~ .~r''i o ~ '+'P~ '~,e~~ ~ 1~;..,, 4 `'4t, , qi'"C" SS $SF'~' L~~~a ~C ~t~,,~ a~' r~ w,., : ~g 43's~ ~ a~ r ~ 9 f ` fi ~ ~,i~ 9 `+S d ~ ~ Y~ ' ~X~ X~ + ~ ~«Fq~ ~ C~ x. ~ ~~i. .K°k r. ~n"L . . - > 3 ~F ~ ~ ~ ~ et' ~ a , ' .s 4 ~ X 'e4 , i y a , , . y ie ~f ~ y~:n`~- ~ ° * h Y ~ u m~ S~, -a t ~ ~d < d ? v N, ~ ~j' ~ ' wi ~,.3t A- : , r ~ ry + y.a~ }F L . ~ ~ ~ . --"a'~' : . ' a . . . ~ . . C I 5":"..t~.2a ~ r~ ~ . . ~ . ' ~~~m. r F~ ; 3 ~a " ~,a~" s ~4,.'y _uA"' ~ ~t ~ ~ ~ ~ > } ~ ~ : ~,r~ ( ~ ~ , ' e . k' _ ( ~ t'r n ,-~T, az - . . > A^ . , f . , ~ ,a ` f ~e ~ w . . . ` ' _ . , , _ . ~ . ^ ' ' . ' . . > - , , . ,a~. ~ . < , . ' , . . . ~ ~ ; . r , x~ ' ° :3 ~ . ' ..c rc ~ > ~ a ,.,r . ~ - ~ x ~ ^r .r . w 3 ; . . ' s . ~ . , , ,i ~ ~ ~ ° n . ~ t~~ ~ - . ~ ~,i > F . r ~x_'~" LEGEND Sewer Water Main - - - Southwest Gas Pipeline * Police Station • ~ Fire Station 0 3,000 6,000 Town of Marana Limit Scale:1 "=6,000' Source: Pima Counry Land information System, Town of Marana Generai Plan & Town of Marana NorthwestArea Plan g~5 February 2009 ; , daY'lyla APPENDIX B-DEVELOPMENT CAPABILITY REP4RT • E~ibitApp.B: N.1- McHarg Composite (Constraints) Map 9 -O d ~d ~ CN4 t.: _ . ~ , , . - - , ~ - . ~ ~ F ~ ~ - _ ~ - - - ~ y,:~ ~ ~ i ; E,-~ ; e ~ ~f ~ ~ ~ ) # L~`-~• ' I ~ { . , r it ~ ~tl ti`~~ ~ ~ ~ ~ ~ , ~ ~ f ` i i''~~ ~ ~ ~ ~ ~ ~ C ~ , , t ~ ~ ~ , ~ f. ~ ~ 1 i ~ ~ ~ ~ ` t ~ ~ 4. ~ a ~ ~l ~ ~ t ~ ~ ~ ~ ~ ~ , ' {t i~ ~ ? t ''1 , j, t j~ i~ ~ ~ ~ ; ~ ~ I` t ~ ~,,a.~ ~`\~~ti~~ } ~ ~ 1~~ ~ ~ ~ ~ ~ , ~ ~ ~ J : CN5 ~ ~ 4 ` ~`'~4`.~4~4t.~ i , ~ ~ , I ~ ~ ~ " ~ ~ ~ ~ ~ ~ ~ I ; , ~ . ~ , ~ ~ ` I ~ ~ ~ ~t44~ ji } k , ~ , ,r ~ ~ v ~ r ~ ~r ~ ~ ~ ~ ~ _ ~ ~ r'{ WBN4 r f....~. , . ~ ~ ~ ~ ~ f' ~ ~ ' S ~ . , , ~ , ~ ~ f f ~ ~ ~ , .f ~ r' ; . f,• { ~ ~ ~ . ~ ; ' ~~1 ~ = r '.•y ~ ' ~ ~ , ~ ~ ~ ~ , _,i ~ ~ ~ ~ ~r ~ i r`" ~ J r , ~ ~ . - , , ; ~ ~ / - ~ ~ ~ : . ~ ~ ~ ~ ! ~ ~ ~ ~ ~ ~ ~ _ Y , ~ L,-~ J) , S'3 , f, J fj~j~ ft - I - . t , / ~ / _ ~ Jl r V s~~ 7 ~ , ~ j j ~ r I , - ~ y ~ f- ~ y ,w ~ ~ : ~ ~ ° ~ ~t~; WBN5 ~ ~ ~ ~ , r ~ ~ ~t, . ~ r ~ ~ 1~, - ~ ~j f,~ ' i f f.`~ r, 'f f~f ~ ~ ~ ,r , ~'t ' „ ~ _,.1 ~ f ; ti ~ f ~ ~ ~ : ~ ; . , ~ ~ - t ~ 1 ,Y~ t t J > _ . s ~ r ; 1 j= ~ . ',r . ' ' F ~ r' F'~' 1 ( ` r . ~'f .r'~ f . , ~ ~ _ w ~ - , ; ~ ~ ~ ~ ~ ~ 1 ~f ~ ~ ~ , f - a - - - . - ~ , ti _ v ~ ~ ~ - ~ , a, ~ ~ ~ { f ~ ' ~ w . _ - ~ ~ ` a~ige ine farr~ss- oafi~4_ - _ _ . LEGEND NOTE: Areas of High Visibility There is no significant wiidlife habitat on site. Off-site Flow Concentration Points which Impact the Site. • (SeeApp-B, Section E-2, pg. B-12) 0 500 1,000 i _ i LowVegetationDensity(20%) Scale:1"=1,000' ~ Very Low Vegetation Density (10%) Contour Interval=1' B-46 February 2009 3 , _ , . ~ndarina APPENDIX C-LEGAL ~ Appendix C-Legal . _ LEGAL DESCRIPTION PARCEL 1: THAT PART OF SECTION 36, TOWNSHIP 11 SOUTH OF RANGE 11 EAST, G.& S. R, B. & M., PIMA COUNTY, ARIZONA, LYING NORTH AND EAST OF THE UNIUN PAClFfC RAILROAD RIGHT OF INAY; EXCEPT THAT PORTION DESCRIBED IN DOCKET 7626 aT PAGE 853, AS RECORDED IN THE OFFICE OF THE PIMA COUNTY RECORDER; PARCEL 2; LOT 3, AND THAT PORTION OF LOT 4 IN SECTION 31, TOWNSHIP 11 SOUTH OF RANGE ~2 EAST, G. & S. R. B. & M., PIMA COUNTY, ARIZONA LYING NORTH AND EAST OF THE RIGHT OF WAY OF THE UNION PACIFIC RAILROAD AND NORTH OF TANGERINE ROAD AS DESCRIBED IN D~CKET • 11487 AT PAGE 2029; AND PARCEL 3: THAT PART OF LOTS 1 AND 2 AND THAT PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER (SW4SE4NW4} OF SECTION 31, TOWNSHIP 11 SOUTH, RANGE 12 EAST, GILA AN~ SALT RIVER MERIDIAN, PIMA COUNTY, ARIZONA, LYING SOUTHWEST OF CENTRAL ARIZONA PR~JECT TRACT NO. TA-3-2n (93-92428); SAID PROPERTIES BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE NORTH ~0 DEGREES 42 MINUTES 58 SECONDS WEST, A DISTANCE OF 1011.0~ FEET TO THE POINT OF BEGINIdING, A POINT ON THE N~RTHEASTERLY LINE OF THE UNION PACIFkC RAILROAD RIGHT- UF-WAY, SAID POINT LY1NG SOUTH 0 DEGREES 42 MINUTES 5$ gppE.WetmoreRaad Suite 11~ Tucson, AZ 85719 I~; 520.29223t10 t~Y52~,292.1290 rd.,~w•.pse?;;~s t. . • C-1 February 2009 l~~ r ~ ~.~darina APPENDIX C-LEGAL ~ ~ SECONDS EAST, A DISTANCE OF '1633.01 FEET FROM THE EAST QUARTER CORNER OF SECTION 36; THENCE ALONG SAID NORTHEASTERLY R(GHT-OF-WAY L1NE NORTH 50 DEGREES 12 MINUTES 14 SECONDS WEST, A DfSTANCE OF 6610.04 FEET TO A POINT ON THE NORTHERLY LINE OF SAID SECTION 36; THENCE UPON THE NORTHERLY LINE OF SAID SECTION 36, NQRTH 89 DEGREES 31 MINUTES 27 SECONDS EAST, A DISTANCE OF 2390.78 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 36, MONUMENTED BY A 1-1/2 INCH LEAD CAP QN A 1-WCN OPEN PIPE (OUTSIDE DIAMETER); THENCE CONTINUING UPON SA1D NQRTHERLY LINE, NORTH 89 DEGREES 3/ MINUTES 05 SECONDS EAST, A DISTAi~ICE OF 2483.12 FEET T~ A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERICUR B.M. R.O.W. 412 694+23.96 200' RT. R-3"; THENCE CONTINUING UPON SAID NORTHERLY LINE, NORTH 89 DEGREES 19 MINUTES 24 SECONDS EAST, A DISTANCE OF 115.13 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 418 694+81.63 200' RT. R-3" ON THE SOUTHWESTERLY LINE OF THE U.S. DEPARTMENT OF THE iNTERIOR CENTRAL ARIZONA PROJECT TRAGT NO. TA-3-2n (93-92428}; • THENCE UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 35 MINUTES 44 SECONDS EAST, A DISTANCE OF 96.13 FEET TO A POINT ON THE EAST LINE OF SAID SECTION 36, MONUMENTED BY A ONE-HALF INCH REBAR WITH A TAG MARKED °'PE 2368"; THENCE CONTINUING UPON SAIL SOUTHWESTERLY LINE, SOUTH 30 DEGREES 26 MlNUTES 15 SECONDS EAST, A DISTANCE t3F 1022.83 FEET TO A 4 INCH BRASS DISK STRMPED "U.S. DEPARTMENT OF THE INTERIOR BM R.O.W. 706+OO.QO 100' RT. R-8 THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 26 MINUTES 50 SECONDS EAST, A DISTANCE OF 1059.47 FEET TO A 4 INCH BRASS DISK STAMPED °'U.S. QEPARTMENT OF THE INTERIOR B.M. R.O.W. 414 716+59.42 '100' RT. R-3"; THENCE CONTINUING UPON SAID SQUTNWESTERLY LWE, SOUTH 15 DEGREES 50 MINUTES 10 SECUNDS EAST, A DISTANCE QF 672.10 FEET TO R 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE lNTER10R B.M. R.O.W, 415 723+68.19 100' RT. R-3"; THENGE UPON THE WESTERLY LINE OF SA1Q CENTRAL ARIZONA PROJECT, SOUTH 88 DEGREES 48 MINUTES 18 SECONDS WEST, A • C-2 February 2009 APPENDIX C-LEGAL _ ~~r~darina ~ DISTANCE OF 100.01 FEET TO A F(VE-EIGHTHS INCH REBAR WITH A 1-1/2 INCH ALUMINUM CAP STAMPED "416 R.O.W. RT,"; THENCE CONTINUING UP~N SAID WESTERLY LINE, SOUTH 01 DEGREES 07 MINUTES 06 SECONDS EAST, A DISTANCE OF 102.35 FEET TQ A FIVE- EIGHTHS INCH REBAR WITH A 1-1/2 (NCH ALUMINUM CAP STAMPED "MMLA RLS 18557" ON THE EAST-WEST CENTER SECTIaN LINE OF SECTION 31; THENCE UPON SAID EAST-WEST CENTER SECTION LWE, NORTH 89 DEGREES 32 MINUTES 13 SECQNDS EAST, A DISTANCE t~F 82.99 FEET TO THE NORTHEAST CCIRNER OF LOT 3, MONUMENTEQ BY AN 1-1/2 1NCH ALUMINUM CAP IN A2" PiPE (INSIDE-DIAMETER); STAMPED "ANDERSQN PE 2368"; THENCE UPON THE EAST LINE OF LOT 3 OF SECTION 31, SOUTH 00 DEGREES 37 MINUTES 06 SECONDS EAST, A DISTANCE OF 1320.57 FEET TO THE SOUTHEAST CORNER OF LOT 3 AND THE NORTHEAST CORNER OF LOT 4, MONUMENTED BY AN 1-1/2 INCH ALUMINUM CAP ON A ONE- HALF INCH REBAR STAMPED "S/S RLS 7599"; THENCE UPON THE EAST LINE OF LOT 4, SOUTH OQ DEGREES 36 MiNUTES 27 SECONDS EAST, A DISTANCE OF 520.54 FEET TO R 1J2 INCH • REBAR WITN A TAG MARKED "RLS 14145" ON THE NORTHEASTERLY LINE OF TANGERINE ROAD PER DOCKET 11487 AT PAGE 2029, SAID POINT LYING ON AN ARC 4F A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, A RADIAL BEARING OF SAID CURVE THROUGH SAID POINT BEING NORTH 27 DEGREES 56 MINUTES 12 SEC~NDS WEST; THENCE SOUTHWESTERLY UPON SAID NORTHEASTER~Y LINE, ALONG A CURVE TO THE LEFT, HAVING A RAQIUS OF 11Q4.95 FEET AND A CENTRAL ANGLE OF 22 DEGREES 15 MINUTES 54 SECONDS, FOR AN ARC DISTANCE OF 429.38 FEET, TO A POINT OF TANGENCY, MUNUMENTED BY A FIVE-EIGHTHS INCH REBAR TAGGED "MM~A RLS 18557' ; THENCE UPUN SAID NORTHEASTERLY L1NE, SOUTH 39 DEGREES 47 MINUTES 54 SECONdS WEST, A D157ANCE OF 200.00 FEET TO A FIVE- EIGHTHS INCH REBAR TAGGED "MMLA RLS 18557" ON THE NORTHEASTERLY RIGNT OF WAY OF THE UNIt?N PACIFIC RAILR~AD; THENCE ON THE NORTHEASTERLY LINE OF SAID F~AILROAD R1GHT-OF- WAY, NORTH 5D DEGREES 12 MINUTES 14 SEC~NDS WEST, A DISTANGE OF 967.1 ~ FEET TO THE POINT aF BEGINNING. • C-3 February 2009 3 _ ~~.~ndarina APPENDIX C-LEGAL ~ . . TH~ AB£~VE-dE~CRIBEC3 PRC}P~RT1~S (PAFtCEL~ I, I~, ANC7 III) Ct~NTA~~I 342.297 A,CRES ~3F LAf~D„ MORE OR L.ES~, PP~RCEL, 246.808.AC. P~RCEL. 2. ~4.4~9 F'AN~CE~ 3: 41.~I3~ AC. ~~~~,i~ IANp z;, r c~ar~- ~ 18557 ~ J.~. ~ . ~ ~EAGl~~ o~ "s~~~ x . ~ ~~!{f A. ~ • ~ ~~~i , t 3 Jererni~ C}. `T`~~~;ue R.T~.~. ~ ~557 ~ ~ . . 7~f w <'; ~ r.~:> ~ • • C-4 February 2009 _ :~~~.~darina APPENDIX C-LEGAL ~ ~ Q ~ ~ ~ ~ ~ ~ _ _ _ _ ~ _ ~o e w ~ J ~ ~ ~ ~ , r ~ t I~ ~ ~ 'r~,, 4 n ~ g 1 ~ ~ ~ M~ " ~ . _ . . ~ ! ~ &w ~ ~ k }~~r ~4 i ~p0+ ~ ~ ~ ] I ~~g ~A~~ ~ ~ 'a \a r t i A~" St~' .;L ~ ~ R ~ ~ ~i t ~ . 'i''`~ ~`i~, ~ ~ ~'a ~ ~ ~ ~ ~ ~ ~ h , : ~ \ . ~y\ ~ ~ ~1, ~ t.e . ~ ai . ~ ~ ~w{~-F N \ \ ; ~ ~ ~ ~ ~ ~ / , ~ ~ E-~ ~ ~ ~ ~ ' I Ea' Z C~"1 ~ LS' ~ y~ '1~ ~ ~ , ~ t ~ ~ ~ m t t 3, ~ ^ ~ ~ ~ ~ ~ ~ ~~~y ~ ~ ~ ~ O i`~,, ~ O ~ (7 ~ ~ ~ ~ a,,~ , ~s, . . ~ w ~ Q ~ ~ ' ~ $ ` 1 I ~i • . ~ ~ ~"1 ~.J ! ~,~c,,,i. "+q ~s (/J ~ ~ ~ ~ ; cn ~'e~ ~ ~ ~ ~ ~ ~ u~'i ~ I, ~v~7E~., ~ ~ ~ ~ I J J ~m~ O ~ ~ - ~ a ^ ~ ~ ~ ~ ~ ~ ~ i ~ t ~ ~ ~ ~ ~,~t'~G ~ia ' ~ ~ ~ ~ ~~13 . I ~ ~ ~ ~ ~ #u~...m... ~ n ~ e ~ ~ 1 ~ I t~ i 4 4 i I ~ " ' Q Uf ~ ~ ~ ~ ~ _ _ - - - ~ ¢ : ~ ~ ; ~ ~ ~ ~ cv r~ ~ o ' ~ a ¢ ~ ~ ~ r ° 4 v} ~Q`~y~~4 ~ ~ ~ ~ ~ ~ tL s ~ C-5 February 2009 y ~ darlna APPENDIX D-STI~EET SECTIONS ~ Exhibit App.D:l - Street Classification Matrix • Tabl~ s `~~~~ssi r~ Matrix ~ ~ ~ ~ R.O.W. Travel Speed Multi-Use Pedestrian Street Name Classification Median Width Lanes Limit Lane Ways Public Surface Tangerine Road Arterial Yes 200' 6 40 Yes Yes Yes Paved Adonis Road Arterial Yes 150' 4 40 Yes Yes Yes Paved Major Collector `A' Collector No/Yes ~2~ 51'/81' ~2~ 2 35 Yes Yes Yes Paved Major Collector `B' Collector Yes 57' 2 35 Yes Yes Yes Paved Minor Collector Collector No 41' 2 30 No Yes Yes Paved Village Center `A' Collector Yes 77' 2 25 Yes Yes Yes Paved Village Center `B' Collector Yes 61' 2 25 Yes Yes Yes Paved • Local `A' Local No 36' 2 25 No Yes No Paved Local `B' ~3~ Local No 24' 2 25 No Yes No Paved Local`C' Local Yes 50' 2 25 No Yes Yes Paved AlIeylPrivate Drive Local No 20' ~4~ 2 15 No No No Paved Tangerine Road: 200' R.O.W. width corresponds to the proposed amendment to the Major Streets and Routes Plan. ~2> Major Collector'A Alternative 3(51' R.O.W.) with 15' of Future R.O.W. on each side allows for the 81' R.O.W. should four travel lanes be required (refer to Exhibits App.D:5 and App.D:6). ~3~ See pg. D-27 for Design Exception Request and pg. D-28 for Northwest Fire Approval Letter. ~4~ Alley / Private drive may use common area easement in lieu of right-of-way. • D-1 February 2009 • • • ~ 0 0 ~ m ~ ~ ~ ~ N CD ~ o D ~ ~ o' ~p p ~ o ~ ~ ~ ~ o ~ ~ ~ ~ N 0 ~ ~ o o ~ ~ ~ ~ O ~ cn cn ~ _ 0 ~ T` y ~ ~ i ~ ~ N ~ ~ r+ ~ O O ~ ~ ~ ~ ~ CD O O ~ ~ ~ O ~ ~ ~ { N ~ Q u ~ ~ CD ~ ~ O_ ~ cD (a9 ~ ~ C_-+D - ~ Q ~ ~ ~ N ~ ~ ~ ~ ~ ~ ~ ~ "p ~ r ~ O sa = Q ^ J ~ ~ C c~ m ~ ~ a~ O c~D c~D N ~ ~ .--r r ~ cn m m N ~ ~ ~ ~ r~ ~ O ~ c ~ c m cD y - cu cn ` ~ ~ ~ ~ ~ Q o Q ~ ~ ~ Y a' C.7 ~ ~ c~- ~ r~ ~ ~ .p a _ m ~ ~ _ , ~ ~ ~ ~ ~ ~ ~ . d ~ i" , ~ ~ ~1 ~ i~ 5' , ~ ~ N ~ ~ t v~« ~ ~ 1 ~ . ~ c N cD cp , r ~ ~ ~ ~ ~ ~ ~ -y m ~ ~ Q CJ~ m ~ a~ C~"D ~ `C ~ C31 ' ~ fl" fl' ~ a" ~ ~ ~ ~c ~ y c~ ,p,, r ~y , ~ ~ N ~ ~ , ~ ~ v~i cD ~ C~'y ~ , ~ ~ ~ ~ ro ro ~ C~ ,.b N r~ ~ ~ ~ ~ ~ ~ ~ d n ~ ~-3 V~ °z ~ ~ ~ z ~ ~ ~ ~ ~ n~ a z n ~ M ~ ~ ~ 0 0 °y ~ ~ N d ~ • • • ~ ~ ~ ;a~, ~ ~ ~ ~ D ! ;G ~ O ~ ~ ~ ~ ~ N' ~ C 70 c~'D o ~ ~ . Q ~ n' ~ _ ~ N y ~ °D ~ ~ ~ , ~ '~w T v. ~ `Y~ 1 k ~ ~ ~ ~1 v ~ Q,~ .~M ~ . . ~ . . ~ ~ ' O ~ ~ ~ ~ ~ cv ` ~ ~ ~ tD ~ ~ ~ C31 ~ ~ I~ ~2 ~ ~ 4 I 1 i"; ~ r ~ I ~ I, ~ ~ n ~ - ~c : c ~ ca v> ~ ~ ~ ~ ~ o ~ ~ - ~ CD ~ a. rn r ~ ~ ' ~ ~ = ~ ~ ~ ~ ~ ~r ' rn a~ c~ ~ ~ ~ ~ ~ ~ ~ ~ .c N ~ tD tD ~ - ~ (D f/) C ~ N ~ C N Q ~ .fr ~ ~ ~ t' O ~ ~ w t ~ - ~ n 0 ~ ~ ' . 7 . ' . . . . ~ ` ~ . ~ ~ le ~ 6<' . . ~ . . . Q~ f: ~ ~ Jr = r- ' o o Q ~ ~ ~ ~ cn p ~ ~ m ~ O ~ _ ~ CD O ~ ~ ~ ~ _ `~C , t ~ ~ ~ ~A C~D CCp ~ ~ ~ ~ m N N ~ ~ c „J ari ~ ~ ~ C ~ r m n ~ ~ ~ ~ ~ ]i ~ ~ ~ ~ - cn m ~ ~ ~ ~ ~ ¢ ~ ~ ~ ~ ~ cQ y ~ ~ ,p~, _ .p ry~ x ;'O ~ d M r ~ W ~ ~ ~ ; ~ d c ~ ~ ~C ~ N ~ ~ ~ ~ ~Y ~ C7 m ; ~ ~ M Y ~ ~ z a d ~ ~ ~ z ~ a ~ ~r' ~ ;4. O e ~ d ~ • • • ~ i ~ ~ ~ ~ ~ a' ~ ~ ~ ~ n' N ~ C 0 Q- - n ~ c~l~ CD ~ ~ N ~ ~ O ~ ~ c3'i ~ D ~ ~ ~ ~ ~ ~ ~ ~ m ~ Z ~ a . ~r, ~ ~ N t~/~ ~ ~ ~ y ~ ~ N C~ ~ ~ ~ O ~ ~D ~ (p ~ O ~ ~ ~ m n C° m ~ a~ ~ ~ v? ~ ~ ~ sru ~ ~ ~ ~ m c ~ - ~c~ ~ ~ ~.p 70 ~ ~ ~ c° ~ ~ (I' ~ ~ Q- ~ ' .~-rt V ~ ' <Ti cp C ~ m r ~ ~ c~D fp N _ N ~ ~ ~ ~ ~ 0 ~ ~ m C ~ N ~ ~ ~ ~ ~ ~ ~ r ~ ~ m m N . 'S Fa r ~ ~ a~ ~ y ~ ~ ~ - ~ ~ ~ ~ ~ ~ _ ~ ( ~ ~ ~ ~ ~ ~ l~ . : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . Q ~ ~ ~ n ~ ~ ~ ~ ~ ~ n ~ L~. C ~ ~ ~ N r ~ ~ O ~ ~ ~ - . ~ ~ ~ X y~ 'S N x n ~ ~ ~ CD ~ ~ ` N = N b - - - - - ~ rn ~ ~ d ~ ; ~ ~ rn ~ :p ~ ~ ""~1 ' ~ ( ~ tn o v~ ~ cQ ~ b ~ cQ a" ~ Q ' . ~ I ~ ~ ~ CrJ tQ C c~n N ~ 3' tD v~ d ~ c~ ~ cu cu n x ~ fp ~ _c~o ~ ~ ( ~ I a d N ' I Z C/~ I ~ C~7 - - - - ~ ~ ~ ~ ~ O ~ p f'~ ~ ~ ~ ~ N ~ O p e ~ ~ ~ • • • ~ ~ ~ ~ . ~ ~ ~ P ~ , ~ ~ f W ' ~ ' ~ ~ Z ~ o ~ ~ . ~ ~ ~ ~ ~ O O (~D N ~ ~ ~ ~ ~ ~ ~ ~ ~ Cl3 ~ ~ O ~ ~ ~ ~ ~ ~ p' ~ O ~ ~ ~ ~ ~ : t/! _ `g,, ~ ~ ~ = ~ ~ C 3 ~ ~ ~ ~ ~ ~ ~ Zl~~~ ~ = ~ ~ ~ n • ~ ~ f'~ _ "s ~ a • O ~ ~ cD (p- ~ ~ ~ .p ~ , ; D ~ ~ ~ n ~ c ~ ~ ~ o m~~~ ~ ~ ~ a~ u~ ~ ~ ~ Q ~ ~D`~~i m~~~ '"t:7~~; , ~ ~ w ~c~, s~m ~ ~ ` ~ ~ ~ ~ ~ ~ ~ c m 0 ~ . ~ r- --I ~ ~ ~ ~ N 0 - C ~ C O _ - ~ ~ ~ ~ r ~ N ~ C~ m ~ ~ rn ~ r ~ ~ N N (~p . ~ C r ~ N C ~ ` ~ ~ ~ ~ m ,u~~F ~ ~ ~ ~ mm~v~i' v, c~a ~ ` Q ~c~is~m O c° - o ~ M X . x ~ ~ ~ u' _ ~ ~ ~ ~ li ~ y ~ n ~ = , m c`'j ~ ~ cn mrn~fl'-~~~~ m o'~ ~ cn ~~cn c~ ~ c" ' m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ - ~ ; ~ ~ d ~ _ (p ~ C ~ ~ (p ' ~ ~ ~ TI a~~ O> >=~;A ~ r' y, c/~ (D ~ N ~ ~CAD U ~ ~ N ~ ~ ~ ~ ~ s rn n ,r~ ~ O z ~ J ` /^I ~ / 1 O ~ n / ~ o r ~ / M ~j n ' o J\~ ~ ~ ~ ~ 0.~6~'c'~, = I ~ ~ O~'// 1 Z , ~ ~d 0 ~ ` z x " ~ C7 , „ ~ ~ s a , t ~ ~ ? V I . ? ~ W d~~~P~P ~ ~ M ~r,Q D ~ z ~ ~3 ~ ~ `~oo ~ C!~ - ~ o ~ ('M~ ~ i~ a w ~ M~ ~ ~ g ~ Z o ° z ~ b CT • • • ~ ~i. ~ t: , .~1 ~ . ~ • : ~ ~ D ° ~ ~ ~ ~t~t.~~ ~ o r~ ~ ~ m m~ a'-~ m~ ~ ~ C~ ~ ~ ~ o ~ ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ 1-~ ~D tD ~ (p ~ C ~ ~ ~p- ~ ~ ~ r~+ O ~ ~ ~ ~ C7 ~ .--r ~ ~ 7c ~ « , ~,~y„ CD , n ~ r~ _ - ~ ~ ; n ~ ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~ cn ~ ~ ~ ~ < c~ ~ " c~ w . ~ c ~ a, ~ rt ~ ~ N 3 - ~ ~ ~ c~ ~ ~ o' ~ • a, p, ~ OD ~ < ° ~ ¢ ~ ~ ~r', ~ 0 C • ~ y ~ ~ r ~ ~ # ~ Q ~ ~ . ~ . .r ~ ~ ~ ~ ~ ~ ~ fD (~p w r ~ ~ ~ ~ ~ ~ N ~S tT r ~ ~ ~ ~ ~ 'tn ~ ~ N . m ~ ' ~ ~ ~ ~ ~ cn n~ ~ y. ~:4~ rn'~ ~ c~ ~_.a~ ~rno u' a' o cu cu ~ a. a~ ~ ~ ~ ~ d ~c"'„rn~~=~~~° ~ u' . ~o ~ ~ ~ ~ ~ C C~D ~ ~ ~ ~ ~ ~ -n ' ~ ~ ' ~ ~i ~ ~ ~ r-« ~ ~ ~ ~ t~ N ~ CD Sv n ' ~ p~ tA ~ ~ _ n a ~ ~ °z _ ' *~I' ~ ~ ~t ~ ~ ~ o z , n , o / ~ r ~ ~ . ~ ' o 0~J\ ~ ~ I ~ ~ i I ~ a~ j = o`' ~ C~7 . i ~ ~ . n ~ ~ / p ` F~M ~ N ~ I ¦ e , t W ~ I ~y a~~ ` V~ ~ \ I J ~s,Q e ' ~ C17 °,,a n d m CD `o' c/~ ~ , _ ~ ~ n r~n a 3 p ~ C.~ f~ ~ ~ o ~ Z ti - e ° °z cn • • . ~ `s i N O . : C o ~ c~u ~ ~ n. ~ ~ v' ~ D ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~n - m ~ ~ ~ ~ ~ 0 0 ~ ~ ~ O o ~ c~ ~ ~ ~x ~ ~ ~ C7 ~ _ ~ ~ ~ O • ~ - cD ~ ~ ~ n. ~ ~ O ~ ~ ~ ~ ~ , ~ ~ n ~ - ~ i' ~~p ~ C7~ ~ g ~ ~ ~ ~ ~~i ~ : '~1 ~ • ~ ~ ~ ~ - ~ ~ ~ ~ -J ,~2 v ~'c~ v'- ~ m r ~ w m m ~ } ~'i~"` " I ~ t~' ~ ~ ~ ~ ~ m ~ ~'i ~ s ~ ~ ~ ~ r r~~ ~ r m ~ c'a ~ : nri ~ ~ ' ~ ~ r°_ ~ ~ ~ ~ ~ N ~ ~ ~ ~ ;I ~ - v~ ~ , ~ ~ ~ Q- ~ ~ ~ ~ I Q C O 3?' CD ~ n ~ O ~ } ^4 I = ~ ~ ~ ~ ~ ~ ~ D' - -~r~{' ~ D LU. ~ _ J = , - ~ ~ y . ~ ~ ~ ~ ~ ~ ~ ~b I ~~m r,. cc a~ n7 -nv~rn x ~ ~ a' ~ m ~ ~ ~ ~ ~ I m o b ~ C7 ~ ~ ~ ~ ~ ~ ~Q' ~ ~ , ~ ~ .A~ , ~II I ~ ~ ~ ~ ~ ~ ~ ~ V J ~ ~ c~ C ~ N ~ ~ ~ ~i M ~ ~ ( ~ z , ~ ~ ° _ ~ d I ~ ~c N ~ d I - - - - ~ Z ~ ~ M O M 7~ ~ n ~ ~ o ~ a M n ~ o O N ~ Z e ~ ~ ~ • • • ~ ~ d ,ti ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~n'~ ~ C ~ CD ~ f3 - CD p ~ N ~ ~ ~ ~ ~ n CD C~D CD ~ ~ N ~ ' ~ ~ ~ ~ n ~ •"F CD V~ Y Y r CD ~ 3 • r ~ ' ~ ~ ~ ~ .-r z ~ ~ p ~ e••~r <D ~ ~ ~ ~ O N * m . ~p m ~ * , ~ T7 C1~ CD r ' ~ ~ ri ` ' 0 ~ ~ ~ ~ 7r N ~ ,p ~ , ~ ~ ~ ~ ~ j ~ ~ C ~ ~ y ~ ~ ~ ~ ~ ~ -p O ~ a~ Q- ~ ~ ~ o cz = _ ~ ~ ~ C~ cD ~ N ~ ~ at O ~ ~ ~ ~ ~ - c'~ c-~ cn ~ ~ .P _ rE~ ~ O ~ r- ~ N ~ C ~ CD Cp ~ t h ivw `'d .uik " N ~ ~ ~ - ~ ~ ~~N ~ ~ ~ ~ _ ~ ~ n, ~ - ~ ~ , ~ ~ ~~P'~F. i ~ ~ ~ ~ ~i ~ ~ = m a~ ~ . ~ ~ ~ ~i ~ f Q ~ ~ Q C ~ CD - = ~ , N ~ I ~ ~ CD ~ ~ ~ ~ ~ ~ x c~-~ fl'. a' ~ m ~ ~ ~ ~ ~ ~ ;b ~ 3 d ~ ~ ~ ~ ~ ~ v? o cn ~ ~ Z ~ ~ ~ d M d ~ ~ ~ °z ~3 ~ M o ~-3 ~ cn ~ ~ n r ~ ~ ~ o ti z ~ ° ~ b Oo . • • ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~s ~ m ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ ~ ' x . CQ N Cp at n tn ~ ~ ~D ~ ~ ~ C~j ~ ~ •--r n ~ N ~ CD ~ m- • ~ e ~ ~ ~r D ~ ~ ~ N `~J ~ ~ ~ ~ ~ tr O ~ ~ ~ ~ ~ ~ ~ rn N - m ` ~ ~ ~ n c~v • - r ~ ~ ~ ~ ~ Q ~ N ~ ~ _ r~ O ~ ~ - o ~ ~ . ~ ~ ~ ~ ~:.s . f~~~: ~ ~ ~ , r ~ ~ ~ _ ~ ~ ~ r ~ _ _ ~ ~ .y m C cn m '~7 ~ F lli~ 1 ~i. i r ~ N n~ ~ = Q? cn I cQ m e ~ ~ ~ m~cnc~~ ~v c,~ n- ~ Q cn ~ n• ~ ~p ~ CrJ f~D ~ N C ~ ~ ; x ~ ~ fp~ N ~ ~ •~~.3 ~ ~ ~ ;'l7 . ~ ~ ~ ~ ~ c„ 'b ~ ~ Z ~ d ~ ~ M ~ C/~ Z ~ C ~ r ~ ~ r~r~ ~ h7 n~ a M ~ ~ ~ ~ O N Z b (O ~ ~ • • • ~ : ~ ~ ~ ~ ~ ~ < ~ ~ p-~ : ~ ~k ~ o ~ ~ c~ Q cu ~ ~ ~ ~ x m ~ ~ C~U ` s ~ ~ ~ ~ ~ ~ ~ ~ ~ rn ~ ~ ~ ~ ~ ~ S~ ~ CQ ~ ~ Q ~ ~ ~ ~ ~ y ~ ~ ~ ~ g , Cp ~p ~ _ Q- CD ~ y ; ~ ~ ~ ~ ~ ~ (~p C ~j ~ ~ ~ ' 's ~ Q ~ n Sp ~ C~D ~ r CD 0 ~r~~ ~ ~ ~ ~ k , r ~ ~ : ~ . ~ C ~ ~ tD . N r ~ ~ ~ CD ~ ~ "~3 ~z s~. . . a~§`~a~ a ,~`~''~~~a ~s s ~ ~d „ ~ . ~ G ~ : ~ ~ ~ a~ € ~ ~ G w 11 ~ ~ ~D Cp ~ ~ ~ ~ ~ ' ~i~.,, ~ ~ ~ ,1 ~ 3~ ~ ~ ~ ~ ~ , ~ 'Y I I < . T r ~ ~ ' ~ ~ N N ~ ~°"i' a~i - ~ C3 ~ Q ~ ~ ~ ~ t~~ ; ~ a~i ~ ~ m m w ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ ~ ~ ~ ~ C _ m ~ - m , ~ ~i ~ i m ~ ~ ~ ~ ~ ~ m c~~p ~ n c~"n ~ ~ : ~ ~ n ~ ~ N ~ ~D C ~ ~i ~ ~ t'~') Sp ~ CD ~ CD M >C x, s;. ~ x o~ ~~,,.y~X ~F '!a`~ y3 ti . . . ~ , . . . . ~ a . . . .m._. . t ~ - . . _ ' . ~ . . . . . . . . . . b ~ ~ O ~ Vl ~ ~h~^~ ~ I~J ~ ~ ~ ~ X' M ~ ~ ~ ~ _°z ~ C ~ r ~ ~ ~ n~ M ~ o ti tdcZn ~°o o - ~.ri,` darlna APPENDIX D-STREET SECTIONS Exhibit App.D:ll - Street Section, Local Street A • . 15' Ct~r~t~n ~r`~ ~~mer~~ fa?r Public Utilities, Mair~tenance, Signage ar~d ; ~ ~ ~ ~ Pedestrian Ac~~s at Final P~lat ~ ~ 36' R.O.W. S ~ ~ t ~ ~ ~ ~ ~ ~ ~ I ~ ~ ~ ' t ' ~ x~ ~r~~~~ ~~i~~~~~~~ ~ ~ , , , i~ ~ ~ ( ~ ~r ~ . - ~ : ~ ~ ~ ~ • 4' 6' 8' 10' 10' 8' 6' 4' Sidewalk Parallel Travel Travel Parallel Sidewalk ~ ~ Parking Lane Lane Parking ~ ~ Landscaped Landscaped Curbway Curbway ~ Local'A' is a private street • On-street parking a(lowed • Rolled Curb Local Street `A' - 36' R.O.W. • D-11 February 2009 darlna APPENDIX D-STREET SECTIONS • E~ibitApp.D12 - Street Section, Local Street'B" , ~J' ~t}I"~111{)i~ ~~f11@I'i~ f~!' ~U~}~1C Utilities, Maintenance, Signage and Ped~strian Acc~s~ at Final Plat R1W RlUV . ~ ~ 24' R.O.W, ~ ~ ~i~.. ~ ~ ~ ~ i ~,~~.,t~;~- , ~~ii ,Y ~r ~k~ I [ " ~ ~ ~ ~ II~ ~ I . ~ ~'I , i ~ ~ ~ ~ m, . i; • 4' 6' 12' 12' 6' 4' Sidewa~k Travel Travel Sidewalk Lane Lane I I I I Landscaped Landscaped Curbway Curbway • Local'B' is a private street • No on-street parking allowed • Rolled ~urb Local Street `B' - 24' R.O.W. • D-12 February 2009 I ~ ~ ~ I ~i ~ ~ ~ N r-+ O ~ C ~ ~ ~ 3 Q N o ~ ~ D ~ ~ ~ ~ rn ~ ~ ~ ' _ ' ~ ~ ~ ~ ~ • • tn 0 ~ ~4 r~+ ~ ~ ~ ~ ~ x~; T ~ O ' , e . ~ ~ f~ m ai ~ ~ ~ ~ ~ ~ ~ ~v.: ' ~ ~ Q C7~ ~ Cn ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ N ~ o ~ ~ ~ ~ 0 0 m ~ ~ O ~ Q ~ ` ~ ~ ~ ~ - ~ a~ _ x ~ c ~ ~ m r N ~ ~ ~ Q o - ~ ~ k . ~ x ~7 ~ ' Y. . . ~ ' ;K."" . ~ i~ O ~ C~ a, r t3"i ~ ~ ~ O m ~ ~ ~ ~ ~ O . ~ ~ ~ Q ~ ~ ~ ~ 0 c ~ . ~ .y, 4 ~ 1 N : ~ ~ ~ ~ O ~C ~ ~ N CD - ~ ~ n ~ ~ O ~ ~ ~ 3 ` C ~ _ ~ i~ . fl" N ~ NR.''~ ~ ~ ~ ~ (~p - fn Q. ~ ~,~r _ N C ~L ~ ~ ~ ~ ~ N ~ C ~ ~G (fl ~ ,:y; . ~ ~ O _ ~ ~ ~ ~S ~ D ~ ~ N ~ A ~ ~ ~ M ~ ~ x ~ ~ ~ o~ ~ ~ ~ ~ ~ ~ ~ ;ti ~ d ~ •-r ~ p~ W ~d d ~ ~ ~ Q' n- ~ ~ d M ~ n ~ ~ ~ z ~ O M ~ ~ r ~ ~ ~ a ~y ~ o ~ ~ O ~°o w ~ ~ T{ ~'K~'-~a~ ~'ldarlna APPENDIX D-STREET SECTIONS ~ ExhibitApp.D:14 - Street Section, Alley ~ • ~ ~ ~ _ ~ ~ ~ ~ I g ~ ~ : 2Q' Common Area Easement ~ 5' 20' 5' Min. C(ear Travel Min. Clear Zane Lane Zone • 20' Travel Lane is within the Common Area Easement. Alley - 20' Common Area Easement • D-14 February 2009 ~l ~ ` dal~'lna APPENDIX D-STREET SECTIONS y~ Exhibit App.D:15 - Marana Street Standards Detai1120-2 ~ w J ~ Q L~ ~ Z N O o ~ a J F w ~ W ° z ~ Q Z ~ 3 ~ ~ ~ - - ~ ~Qin J ~ ~ ~ N ~ O ~ ~ 0 K ~ N r" Z a W {!7 F- C.~ LJ ] W cn 1- w ivZ ~ Q ~ a~ w ~ ~ w ~ z arn ¢ ~ ~ T~ o ~ ~ O ~ O N~ Q C~f UZw ~ p O cD W UQ(n U Lil r`~ ~ U d. ~g ~o~ a~ N >~m a N ~ • N Q . \ ~ { ~ V z~ ~ ~ OZ ~ `t~~ ~4 ~'Q~`::O N U~ Z ~ ~ N Q N e-~ ] ~m { `rY L z w a ~~i, ~ 3 0 ~q°~' L~ ~ ~ W OI ~ Z $Y + h KV Z ~j { 2 N e~ ` U ~ ^ ` ~ ~ ~ S F- O W ~ ~z ~g °p °O ~N ~ Z ;n F-~ zw a ~ N t`~ ~v} Y ~ ~ Qr~ ~ N S ~~2 F- 0 I ~ ~ a d ~O g ~ Z ~ } Q ~ N(!lm 9~ ~ ~ i _ r ~ L~j ~ ~ ~ ~ O ~ ~ U ~ ~ ~ F ~ _ _ ~ ~ $ ~ ~ C L C N 2' ~ Q ~ ~ ~7 N ~ L . hJ~ ~ ~ Q p ~ .O O V C F ~ ~ W W ~ o • ~ N ~ a Y f- ¢ . D-15 February 2009 ¥ h ~4 - day~lna APPENDIX D-STREET SECTIONS • " ri'"' E~ibit App.D:16 - Marana Street Standards Detai1120-1 W J N Z ~ O ~ -1 O r ~ w w O a ~ 3 2 v' ~ ~ ~ ~ o ~ ~ ~ ~ ~ ^ et F ~ ' W ~ ~ r fn 1--- ~ i1a O a Q N c0 'f O ~ H > ~ v~ ~ w _c~v r ~j- w Q ~ H U c~fl J N ZQ ~ J Q~ Z ~ c~ t-- ~ a V O ~w ¢ W N W a~ ~ ~ ca r, i~ z ~ o~ ~q~ ~ ~ U~ WO~ d' C'V W W ti o rT ~ ~ • ~ a N Q 1 Q L~3 j~ ~ _ Q J~~ ~ ~ ~ U p f Z~ N N W pF0 O ~a ~ ~ 3 > tn0~ ~ '~;Q ~ ~ ~ ~ O ~ W ~ _ ~g a ¢ ~ ~ ~ _ . M ~ ~ a n°, ~g cv rF ~•p~ ~ ~ ~m a ~ ~ N ^ ~ ~ ~ Z ~ O~ ~ Z Q ~ O O ~ ~ U ~Q ~ ~ Q ~ OF w S ~ r Q' ~ U O d Cfi ~ ~ ~ ~ dQ O ~ ~ Z O fY ~ 6~ Y- p U ~ azW ~zW ~ ~ F ~ N ~ O] ~ Q~° QF° o a ~ c1- . ~ 3 = ~ c oor- ~ot- r c? c w cnv~im >snm a ~ ~ ° ~ L~, O O m O~ ~ ~ ~ W W • ~ ~ ~ ~ 3 v O Q Y F- D-16 February 2009 f ~ e' kr - darlyla APPENDIX D-STREET SECTIONS ~ ~;y,~.<'~ E~ibitApp.D:17- Marana Street Standards Details ll0-3 ~ ~ t~~n Z M O Q J ~ r- H F- W LJ O ~ _ Z ~ ~ ~6 Q W ~ 0 ~ M U ~ ~ Q i.,.t Z ~ o~ o o tJ- ~ ~ ~ ~ U ~ > ~ O N tn W H ~ W Q W ~ ~ w mJ ~ ~ ~ N 'n ~ ~vWi z W ~ ~ N ~ Z Z O Q J- N ~ ~ IZ o~ N O ~ ~ N ~ N N N i~i ~ 0 ~w wZ • ¢ r- n J ~ ~ Z~ O J~.Q f O ~ ~ ~ O~ ~ ~a Q f ^ P W q N _ a d ~wn ~ N ~ N } ~ 3~ ° ~ in Q°z $ g" ~ ti nj r' = F ~ r L~ ~ ~ ~ ~ ~ ~ H ~ ~ N O W ~ ~ O ~ J ~ 1 n a} Z f- ~ d F-- ~ ?s Q~ '1C' W O) ~ S ~ct 6 v fl O W 2 O m ~ ~ 3,-- ----h - °-o ~o ~ ~ ~zv, ~ ~ z o r o ~ aZ~ a~~ ~ ~ ~ Y ~ C.~ ~ tn m ~ ~ ~ ooQ >~m 3 ~ a ~ ~ ~ ~ C N a ~ ~ O N 3 o m W L ° ~ Ww • = a ~ c=n ~ •"J ~ a ~ O Q Y I-- D-17 February 2009 ~ ~ a : p~~ ~~~r,t~~ - YYlay1daY'l~ ~ APPENDIX D-STAEET SECTIONS • EachibitApp.D:18 - Marana Street Standards Details 110-2 W J ~ o N O ~ T r O k- w ~ o ° _ ~ ~ z ~ ~ - - - - ~ - - in ~ ~ O b° ~ ~ iI7 ~ ~ ~ ~ N Q O 0 ~ ~ J ~ C~j j~, ~Cn tn O Z 4.J ~ Q ~ Z - ~ W a o ~ ~ ~ N ¢ h ~ ~ g Z W ~ ~ Z Q Q ~ N g I ~ N ~ " N t~i ~ ¢ • ~ ~ o z ¢ p Z O ~ r n O~ ~ ~ ~i ~ , Z 6 f 1_ : Z :a N ~o r. Y 4 a' Q ~ w w ~ . c~ it'.i ~ a a ^ ~ ~ S O ~ g N d O~ d wt~ O ~ N a 1 ~ ~..'a~°L n. ~w ~ O y~ ~'°'p ~ cv n~ - VZO fl° g ~`N UQ~ = F ~r ^ . ~ p~ Wp0 ~ N W ~ O N, Vw >NO] _ ~ } ~ t- ~ ~.U7 ~F- ~Z O Q~ a ~a ~z ~ a~ m"' o 0 ~ - ---~c f o ~ ~ _ ~4 ~ a° ~ZCn ~ cn o c.~ W N n7 cn !il N(n Q F-J-- ~ ~ ~ ~~W Up Z Q 1- 2 g~ Z ~ ~~r- O ~ O ~p~ >~m ~ ¢ F z ~ ~ W ~°o ~ m cncnm o o ~ ~ F- ~ F- {n 3~ cs ~t ~ o`> ¢ ~ ~ i~ a a~ L 3 o O ' m ~ ~ ~ ~ W W a a Y ~ • ~ ~ ~ ~ 3 Q D-18 February 2009 _ ~~~~~~a APPENDIX D-STREET SECTIONS • E~ibitApp.D:19 - Marana Street Standards Details 110-1 ~ J N Z ~ O ~ p OO F W ~ w ~ O = Z ~7 3 ~ O ~ ~ ~ F- ~ Q W o J ~ Q J W ~ ~ (/3 V ltJ J ~ w Q w ~ ~ ~ _ ~ o ° `ag Z W n O ~ ~ Q ~ O c.,> ~ o ~ ~ t N ~ ~w ~ c~ N ~ ~i b~/ ~ ~i ~ w . ¢ N z r- n ~g ~ ~ ~ - ° ~ ,;Q o Z ~ ~ 3 :C ~ ~ z o Q `k Q W Y ~ N Z.c~ ~ (J a ~ ~ J O~ ~ W ~ N p a N W ~ r ~ ~ i~ 3 ~ ~ce6°~ t ~ ~ ~ iy ~ o ~ ~s o a, o z k ~ F- ~ _ ~ ~P O ~ ~ ~ ~ ~ ~ ~ r4 ~ Q~ iD~ W O ~ Z ~ Y Z _ = O ~ ~ Q 1- V a' `y ~ Z ~ (h W M = ~ } F ~ ~i ~ Q J ~ ~ Z ~ ~ d Q. ~ ti ~ ~ Q j ^j' N ~ m W ~o ~ ~ ~ ~ ~ a~ o a~i ~ ~ ~ ° ° ~ m 'o~ O U Q ~ ~ ~ W~ W W w • ~ ~ ~ ~ C ~ a ~ 3 4) o ~ Q X F- D-19 February 2009 ~ ` { , , ~ _ $ darina APPENDIX D-STREET SECTIONS E~ibitApp.D:20 - Marana Street Standards Detai1100-6 • ~ ~ ~ ° ~ o ~ z ~ O J ~ ~ F'" F.- O F- ~ ~ W ~ F~- Z ~ fn Q ~ a J ~ O ~ j0 ~ a Q F- F- W J V1 W ~ 4 ~ p W ¢ tn f/) ~ o z ~ ~ ~ ~ ~ g o~ q z z Q a o d o z ~ ~ Z cn c~n o ~ ~ - ~ z v~ w ~ ~ ~ _ - _ ~ ~ > ~ ~ z a Q ~ ~ ~ c~ w F- w m z ~ ~ ° z w~ ~ w ~ o w V ~ ~ ~ ~ O O Z ~ J v ~g w~~ ¢ a ^ 6 ~ Q ~ ~ p ~ ~ ~ Q ~ N _i ~ ~ Z ~ J {D ~ FO Q J = U Q ~ ~ ~ N ~ ~ ~ J ~ • ~ a ~ O rn ~ ~ p4 ` r ?Z Y`--. Z a Z N g LQ a ~ ~ r ' ~ ~ F ~ ~ ~ ~ ~ t~P U ~ Z ~ ~ O ivn N N p W > O ~ ~+~o ~ ~n o ° Q es ' O ti y vwi ~a o g o r~~n M J d~ ~ w ~ ~ p ~ ~ m F ~ ~ ~ - - - ~ ti Q Q ~ Z N N z W ~ O ~ ~ Z J W ~ F- FQ-- 4 ~ ~ ~ Z ~ Z ~ ~ ~ ~ r ~ O ~ ~ Z J ~ J W Q ~ Q m ~ m ~ ~ 1 {Y ~~(.~~J ~ ~ Z O W Z I ~ tn w--~ U O Z N ~ U ~ µ O ~ Q m W ~ N F ~ ~ ~ d ~ a ~ ~ ~ S ~ C m~ Q~ ~ U~ ~ L C OJ ~ ~ ~r ~ ,L a C W~ O Z ~ ~ O ~ m~ t~.~tnQ ~ WW Q ~ • ~ p~ N M t O~ ~ ~ U a N O Q ~ D-20 February 2009 ~f da~l~~ APPENDIX D-STREET SECTIONS E~ibit App.D:21- Marana Street Standards Detai1100-5 • ~ J ~ O ~ O J ~ ~ fl ~ ~ ~ ~ W W O ~ _ Z ~ ~ Q h '"G ~ l W ~ W I--~ a N ~ ~ a ~ ~ in ¢ I~- ~ o~ i¢ ° ii ~ w ~ - ~ - W Z ~p~ ~ `t ~v\ u~'7 ~f ¢ J ~ Q 'a O Q ~ N ~ ~ in ~ ~ CV ~ z ~ ~ N i~ a ~ ~~j ~ ~ o w • 7 N a ~ Q ~ ~ > t'~ h ~ ~ ~ ~F_ ~ W Q ~ Z ~ Z Q N J } ~ C J ~ Q ~ . O ~ O ~ ~ q cV ~ ~ G~vfl N ~ g p-~ s. g~ 0 i y d ~ v `s ~ ~ o ~ ~ b N~~ U ~ U W a~ ~ ~ 3 w - a ~ - - } a o ~ ~v m rr- w a~ N ~ ~N UZw ~ a a ~~o O W Yp~ UF-V3 ~ZW 'S J~ R'~~- W F ~ .~J H O ~ ~ (JI 0~ j ~6. ~ ~ CS O ~ y d- ~n m F. - i~ m g ~ . p `\1 4 C s.. ~ ~ ~ ~ O N L O m ~ w W } ('1" N O • ~ ~ ~ Y ~ Q D-21 February 2009 - ~~r~.,a~darina APPENDIX D-STREET SECTIONS • ExhibitApp.D:22 - Marana Street Standards Details 100-4 w J ~ Z ~ ~ J ~ O ~ O W O ~ _ Z ~ ~c f~ gQ ~ s r:~• ir+ fn Q' U ~ O m~ i? o W o ~ -i ~ in Z _J W J O a ~ Q ~ O W _ \ - F- V ~ ~ W ~ ~ a N (n Q ~ co Z W Q O O O a W ~ ~ ~ it~ (p N W Z ~ N pp J ~ ~ ~ ~ w I-- ~ I~- ~ d' n • N ~ a N ~ ~ _ _ ~ p ~ iZ ~ Z J > 3 iy; ~ N 4' O ~ ~ a Q ~ ~ ~ Q CV ^ c ff 1- li") N ~ t plvlt a° ~4. LiJ r V! b~ U W o~ ~z T z ~ o~ o ¢ ~ ~ H CV U T r .y a~ U t`'~ Q ~ ~ a ~ W ,o,~ 3 w ~ ^ ~ v - - ~ a o 0 ~ F- CO N 1- m H ~,Zj if> O o ~ W . ~.J g O ~ O U Q i/) ~ LL~ ~ aN ZW Q ~ 4 J ~ O w y~~{n l,¢j~~ ~ Q ZL,J ~ ~ Y Z ~ WF~(/~ W~O ~ . } ~Ci= 7cnm Z ¢ ~~O ~ z I `L ~t' (n m Z ~ Y Y" ' ~ m W ~ a ~ ~ W O ~ ~ L ~ c v ~ ~ ~ v O L ~ Q ~ ~ ~ W W r tri ~ N O • w = 3 OQ q ' YI- z D-22 February 2009 ~ ~ 4~ - ' daY'llla APPENDIX D-STREET SECTIONS ~ ExhibitApp.D:23 - Marana Street Standards Details 1003 W J U ~ ~ cn Z M ~ J ~ ~ W Q W p O = z ~ 0 ~ o z o z o ~ ~ > ~ w ~ NZ~ ~ ~ ~ O Z W N f~ QZ~~ ~ W ~ w Z a r ~ q °o ~ N ~ ~W~ ¢ W ~S~ ~ ~ ~ ?O J o~ ~ U Q N } ~ O ~ Lil W O ~ O • O Z N ~ g r r. Q Z C7 ~ ~ k Z . 2 O ~ _ ~ _ _ ~ z ' ~iQ ~~O N ~ Z ~ ~0 y~ a, . c ~ ~ Q ~ Z P ~ V„~ ~ ~ o z o ~ g o N ~ Q oo' al O W ~ a J cY Z Q ~ S m ~ o in ~ ~ ~ ~g ` p~ O ~U ~ti ~ a ~ z ~ ~ ~ O `L (J ~ } ~ m r M~ Cry d N z ~ ~ Z ~ 0 Z Fd-- Z Z U w V~~ ¢ J ~ ~ ~ ~ ~ W p ~ Cl W ~ ' Q S W tq W G~ p F- ~ m i 2 Nm W fl a ~ ~ ~ C L _ ~ G N Z W ~ ~ ~ s ~ C ~ ~ ~ m ~ ~ 4 = o r W W • O J ~°o°• 3 ~a a ~ a~o ~ a ~ D-23 February 2009 w,.: ~ ~ APPENDIX D-STREET SECTIONS _ $ +dc~Y'1~1~ " x~Yi ExhibitApp.D:24 - Marana Street Standards Detai1100-2 ~ w J CaJ ~ N O N Z I J a r Q F W Q ~ O ~ _ Z tn Z Q ~ ~ W F- ~ ~ 0] ~ U ~ Q Z W~ a U Z U` Z '`C Z ~ O . ~ 9- 4 Q¢ LJ ` I-'~- ~ 5 ~ ?i Z ~ W ~ ~ ~ Q. ~ a~--`~z~ Q oc~n = w ~ o~~¢~'3 W vJi~ ~ ~ t- ~ ~ _ * ~ W ~ p O in a ~ 1~- J ~ ~ Q ~ O ~ N ¢ J N N ~j ~ U t0 d- O N ~ _ Q ~ W F o za ~ o ~ J ~ O r n • ~ a a ~ p~ iSZ~=, y in - d' Z i,i ~ \ N 3 ,~;Q a ~ r v~ w o Q O cn - P ^ J ~,.~y ~ L. N T w W`~ ~ , e`-~ °o ~ cn o~ g~~ ry o W ~ ~ Q Q ~ t4 0 O W ~ 1-Z W 0~' = r~ ~i ~ZQ ZO ~ZQ abatt ~ iACO W ~ ~ Vj > Z~Z W N O a H ~ \ N N a W m W(n ~ . V U~ i- ~ Q 1-- ~ ap Z~ W W ~ W m~ Q Q Z (n U ~ F~r Z Z g ~.w Q~ w z m~~ a ~ o w c? w sn ~ o cn O~~Z~ Q ~Z ¢N DO aWZ ~'Q°~ W V~ ~ 0 ~ N S~j O 1 ~ J Zm ,J ( ~d . wd~¢ O- ~ Q N(n ~ Z m= m Z t'`~ ~ O ~ ~ (n ~ d~ W ~ h U ~ Q W m W NCn }Od QCJ« =~H ~ ~ Q ti (n Q.N-~ ~ZZ ~l C N ~ O~O pzF ~>tU ~ ~ ~ N z~~~ ~¢N aQrrJ O m c 0 ow p _,zw rn i °QZ czn°w~ o>°dz ww ~ >=a wF- x¢~¢ ~ • ~ oU~ comcn {ntnv~ ~ ~ ~ ~ a w a Y F~- Q D-24 February 2009 ° _ _ ~n~~darina APPENDIXD-STREETSECTIONS • E~ibit App.D:25 - Marana Street Standards Detai1100-1 J ~ tU z i O O J H h 0 ~ _ O Z N N h ~~y W s ~ ~ f~ ~ N J " o Q o ~w t- ¢ U ~ ~>=a¢¢ w u~i ~ w m JQtZ~ W p ~ ~ o~OZ~ Q W Q Q `y~ l+.l ~ ~ ~,g. N ~ ~ _ ~ ~ Q a ^ O ~ N~ o in ~ C ~ N N ~ ~ ~ ~ a CO U ~ N Z ~ N (p Z ~ 3 ~o . ~ ~ e L~.i C~ F-- a ~ - ~ trza ~ ~ ¢ ~ a ~ `~o`~V • ~ ~ N o ~ ~ o ~ ~ J ~ n J (p .q .a ~ ~ ~ ^ • . ~ t.Z~.,.,.2 ~ ;Q ~ O CP ~V.bza~'v a, Z t~ w b~ N o y Q Q ~ Q dI ~ ~ ~ Oi P ~ J (V 1 ~Yi~ N ~4.D 'tJ~ oz~ ~ ~ yg ~ s ~ p fi N „'s N ~ a ° °'o- ~ W Z d' -----p~i Ov °ta6ey J~- `x Q Q w ______QJ p O ? J Q W~ W p a O p.. F. Q F- ~ fn O_=~~`'s~ W t-U Q ZW - - - - - - - - - _ ~ O~ OOQ ~ Q, d = ~ W Cn r ~ 'S J ~ ~ m ~ ~ N ~ Z O F - ~ W m ~ ~ ~ ~ C ~ °lt c a~ ~ o N C O m W W ~ ` ~L-+ C • a ~ a~ o ¢ t- D-25 February 2009 , ~ ~ Y1daY'lYl~ APPENDIX D-STAEET SECTIONS ExhibitApp.D:26 - Marana Street Standards Detai1100-1 • ~ N ~ Z ~ o J O ~ F- H W O W O ~ _ Z ~7 ~ F-- W 6-~L ~Q- ~ ~ ti Q ~ ~ N ~ I- ~ U ^r ZZ - 0 J fl m Fr-~'S Z~ C? -Q U (n . a~Q '~`IVW7 ~ ~ ~ ~ ~=~~w ~ ~ W N ~ a~ ~ 3 ~ ~ ~ 4 Q Q ~ CO O\ ~ ~ N ~ ¢ ~ ~ ~ a ~ o ~ ~ ~ Q J N N ~ ^ ~ ~ a (fl U ~ ~ N Z ~ N w ~ ~ ,o'+ ~ Q Q ~ . tiza . a a ~ ~ ~ ¢ • ?i J CV O ~ m O ~ ~ i~ ~ `d~ V r ~ p N J r n ~ ; ~ O Z_ ::-2 Q 2' O i~ awbZy'~< 3 :.C ' N w b~ , N `}°Q Q io zQ a~ O V' ~ ~ 0 J ~ ^ ~ o- L;vt~ 8 ~ N ~ a~ z e`J ~ Q~ ' _____o ~ ~ o t0 y; ol y F ai ~ ~ ~ ~ U rZZ \ N F-U m ~ ~ Z ~ ~ ~ ~ W _ ~ p W W a ~ ~ Q- ~ 4 I- VF ~n ~ ° Qw - d Q ~ ~ ~Q ~ ~ ~ ~ oo i~~ U p i ~ j' in 0. N Z Y p~ O J ~ W I=- _ `t p ~ W W F~- ~ ~ Q F NO~ ~ C L t- o ° c a~ d' tn m ~ , a N O ~ ~ m ~ ~ W W > ~ ~ O • ~ ~ ~ Q `..C H D-26 February 2009 ~ k ~ q kY ~ ' , ~ _ = darir~a APPENDIX D-STREET SECTIONS ~ Design Exception Requests As part of the design of Mandarina, the developer wishes to in general provide a more interesting and developed roadside of landscaping and meandering sidewalks as shown in the sections of this appendix. To accomplish this, the developer is asking for a design exception to reduce the right of way width of the sections to the baek of curb. The meandering sidewalks antl landscaping will then be maintained by the HOA of the development. An easement allowing the Town to continue to utilize the space behind the curb for roadway maintenance, signing, and public utilities will be provided. Also, a public pedestrian access easement will be provided to insure access to the meandering sitlewalk. Section "Local Street B" (Appendix D, pg. D-12) is a section that in addition to having the right of way at the back of curb and its supporting mitigation, also narrows the street section to twenty four feet back to back of curb. This will be a private street section in which the HOA will enforce no parking on both sides of the street. A letter from Northwest Fire is attached to this appendix to support this section. • • D-27 February 2009 ~ 4LL rldarina APPENDIX D-STREET SECTIONS • Exhibit App.D: 27 Northwest Fire Approval Letter ~ l~~T~'I'I~V~~~T FZRE/I~.ES~UE ~I~TRI~T' SERVING RESIpEN7S OF THE NORTHWEST FIRE DI57R1GT, TFiE FLOWING W~LLS COMMUMTY AND THE T4WN QF MARA~IA Adminis#rafion/Life Safety Services 5225 W, Niassingale Rd: Tucsan, Arizona 85743 Phone: {5207 887-1010 FAX: Administration {520} 887-1034 www.norfhwestfire.org NoY~thwest Eire/Itescue Aistrict is a ~rraponent of life saving I~ome flire sprii~kler systems I Qecember 12, 20Q8 Mr. Chad Rodriguez MSP Companies 650 S. Cherry St. Svite 435 Denver GO. 80246 Referenc~: Mandarina ~pecific Pla~, Street Sectian Design Exception Request Dear Mr. Rodriquez: This !et#er is in response tc~ our meeting concerning the Mandarina project. Northwest ~ire • approves the concepf idea of the cross sections for streets in this developmenf. We look forward in cantinuing to work with you on any problems or concerns that rnay arise as your project develops. ln the event yau have any questians or concerns please contact the undersigned at 52Q-887- ~01d extensian 5003. Thank you. Yaurs in fire and life safety James Pratt, Fire Plar~s ~xaminer • D-28 February 1009 t n~darina APPENDIX E-PROPOSED PLANT LIST ~ Appendix E-Proposed Plant List The following plants are proposed for use in Mantlarina landscapes: Trees Acacia anuera Mulga Acacia berlandieri Fern Acacia Acacia salacina Willow Acacia Acacia shaffneri Twisted Acacia Acacia smallii Sweet Acacia Celtis reticulata Western Hackberry Cercidium floridum Blue Palo Verde Cercidium microphyllum Foothills Palo Verde Cercidium x`Desert Museum' Desert Museum Palo Verde Cercidium praecox Palo Brea Chilopsis linearis `LoisAdams' Desert Willow Chilopsis linearis `Warren Jones' Desert Willow Fraxinus greggii Little Leaf Ash Fraxinus velutina `Rio Grande' Fan Tex Ash Lysiloma thornberi Fern Tree Olneya tesota Ironwood Pithecellobium flexicaule Texas Ebony • Prosopis glandulosa Honey Mesquite Prosopis velutina Velvet Mesquite Quercus buckleyi Red Rock Oak Quercus virginiana Live Oak Palm Trees Phoenix dactylifera Date Palm Chamaerops humilis Mediterranean Fan Palm Washingfonia robusta Mexican Fan Palm Shrubs Abutilon palmeri Superstition Mallow Acacia constricta Whitethorn Acacia Acacia greggii Catclaw Acacia Aloysia wrighfii Wright's Bee Bush Ambrosia dumosa White Bursage Anisacanthus quadrifidus wrightii Mexican Flame Bush Buddleia marrubifolia Woolly Butterfly Bush Caesalpinia pulcherrima Red Bird of Paradise Calliandra californica Baja Fairy Duster Calliandra eriophylla Pink Fairy Duster Calliandra hybrid `Sierra Star' Sierra Star Cassia nemophila Desert Cassia Cassia wislezenii Shrubby Cassia • Celfis pallida Desert Hackberry Chrysacfinia mexicana Damianita Daisy E-1 February 2009 p x3 APPENDIX E-PROPOSED PLANT LIST _ ~ ~~darina ~ ~ ~ ~ ~ Condalia globosa Bitter Condalia Condalia warnockii Mexican Crucillo Cordia boissieri Texas Olive Dalea bicolor Silver Dalea Dalea frutescens Black Dalea Dalea pulchra Bush Dalea Dodonea viscosa Hopbush Encelia farinosa Brittlebush Eremophila spp. Emu Bush Ericameria larcifolia Turpentine Bush Hyptis emoryi ~ Desert Lavender Justicia californica Chuparosa Justicia candicans Red Justicia Jusficia spicigera Mexican Honeysuckle Larrea tridentata Creosote Bush Leucophyllum spp. Texas Ranger Prosopis pubescens Screwbean Mesquite Rhus ovata Sugar Bush Salvia spp. Sage Santolina spp. Santolina Simmondsia chinensis Jojoba • Sophora secundiflora Mountain Laurel Tecoma spp. Yellow Bells I/auquelinia californica Arizona Rosewood Viguiera stenoloba Golden Eye Vitex agnus-castus Chaste Tree Wedelia texana Devil's River Accents Agave spp. Agave Aloe spp. Aloe Asclepias linaria Pine Leaf Milkweed Asclepias subulata Desert Milkweed Carnegia gigantea Saguaro Dasylirion acrotriche Green Desert Spoon Dasylirion longissimum Toothless Desert Spoon Dasylirion wheeleri Desert Spoon Dietes bicolor Fortnight Lily Euphorbia rigida Gopher Plant Fouquieria splendens Ocotillo Hesperaloe funifera Giant Hesperaloe Hesperaloe parviflora Red Yucca Nolina microcarpa Bear Grass Pedialanthus macrocarpus Lady Slipper Opuntia spp. Prickly Pear • Yucca spp. Yucca E-2 February 2009 S~~`~~~ y _ ~andarina APPENDIX E-PROPOSED PLANT LIST ~ ~ Perennials Hymenoxys acaulis Angelita Daisy Baileya multiradiata Desert Marigold Berlandiera lyrata Chocolate Flower Melampodium leucanthum Blackfoot Daisy Penstemon spp. Penstemon Psilostrophe cooperi Paper Flower Ruellia brittonia Purple Ruellia Sphaeralcea ambigua Globemallow Tagetes lemmonii Mt. Lemmon Marigold Uerbena spp. Verbena Zinna acerosa Desert Zinnia Ornamental Grasses Muhlenbergia capillaris Pink Muhly Muhlenbergia dumosa Bamboo Muhly Muhlenbergia emerslyi EI Toro Muhlenbergia lindheimeri Lindheimer's Muhly Muhlenbergia rigens Deer Grass Groundcovers 1 Vines • Acacia redolans Prostrate Acacia Bignonia capreolata Tangerine Cross Vine Calylophus ha?twegii Sundrops Dalea capitata Green Dalea Dalea greggii Trailing Indigo Bush Ficus pumila Creeping Fig Lantana montevidensis Trailing Lantana Macfadyena unguis-cati Cat's Claw Vine Mascagnia lilacina Blue Orchid Vine Mascagnia macroptera Yellow Orchid Vine • E-3 February 2009 - ~~`Y~~ `~'1day~lyl~ APPENDIX F-TRAFFIC IMPACT STUDY • Appendix F-Traffic Impact Study A. Circulation Concept Plan The Town of Marana, ADOT, and property owners in the area are currently working together to design and construct a new Traffic Interchange (TI) for Tangerine Road at I-10. The proposed plan will provide a new interchange for Tangerine Road approximately %2 mile northwest of the existing TI. The proposed interchange will include a grade separated crossing at the Union Pacific Railroad tracks (UPRR) and will convert the west frontage road to one-way operation (eastbound). The east frontage roatl (westbound) will remain as a one-way facility. The existing crossing of Tangerine Road under I-10 will remain and connect to the frontage roads. The existing ramps will be removed after the proposed TI is constructed. The construction of these improvements will significantly change the traffic patterns in the area and will tletermine the constraints and opportunities for the circulation of the Mandarina project. ExhibitApp.F:1, pg. F-2, presents the proposed circulation plan for the Mandarina project and the overall Tangerine/I-10 area. As shown, primary access to the project will be from the new Tangerine Road and Adonis Road. Access will also be provided from the existing Tangerine Roatl (at the south end of the project). In order to coincide with the traffic forecast horizons of other studies in the project area, the level of development and traffic impacts of the Mandarina project was evaluated for 2015 and 2030. Partial • development of Mandarina is expected by 2015, while the entire project is anticipated to be completed by 2030. 1. Phase 1 - 2015 This initial stage of the project will consist of 211 multi-family dwelling units and 151.79 acres of commercial uses. The peak hour and daily volumes are estimated using the trip generation rate provided in the Institute of Transportation Engineers (ITE) Trip Generation, 7th edition3. Based on discussions with the Town of Marana, and the mix of commercial and residential uses, it is assumed that 15% percent of the total generated trips will be internal to the site. In addition, 34% of the external peak hour trips and 20% of the external daily trips generated by the commercial are expected to be pass-by trips, which are made as intermediate stops on the way from an origin to a primary trip destination. As presented in Table App.F:1, this phase of the project is expected to generate approximately 21,243 primary external trips per day, with 745 trips taking place in the morning peak hour, and 1,675 trips in the evening peak hour. • F-1 February 2009 ~ ~ § day~lyla APPENDIX F-TRAFFIC IMPACT STUDY ~ E~ibitApp.F:l - Site Plan & Circulation • _ ~ _ ~ . e ~ ~ . . _ . _ . , . ~ ~ . ~ : ~ ~ ~ , ~ ~ °`~t4 , , ~ ~r~~ , x 'f ~ ~ ;"v; ` *r A~~y '1 r• r~{ "k• _ ~5 '~'tc ~ ; f I !,'I , ~Y ~ F I ~N'a ~g t , ~~°re'S' ~'N } ~ ~L ~ L~q* ~ t ~ v~ ~ i~ ~ ~ i ~ r ~ '~l A ~ J3 14 ~ ~ ' I I ~*~'~~~'~t~ ~~~I~ ~~~~,~b rt r ~ ~'..`~d~f~l~'~,n.. ~i~.li~l.~ ~ ~A ; ~ ~ _ , ~ ~ ~ ~ 'M~ ~ ~ ~n ~ °.,y ~i I ~ ~ ~ I Y~~~ ~ rv ~ ~ I~~ ~ ' d'I~, ~E ~~~~7~ r~r . ~ ~+1 IN~~ ~~i1 ~rc~~ ~t. I ~ I~ I Ill~iil~ ~ ~ " ~ ' s ~ r ,I k ~ x r ~ ~ . ~ "S ~ • k` a { ~ ~ ~ e.~, : ^ ~ . ~ ~`fi~; ~a. p s~ t `}R~ . T~. ~ w ' ":1 # ~ S V.. ~ YL 3;A~ ~ i.,~ ~m } ,~r'nK,.a ~a3 _~y`~g~ ~f ~ . ~ ~.r.., ~ ~pyy , ~ S: t ~ _ ~ ~ ~t l~ ~ ~ ~ ~ Y 5 ~ s~h 5:,~:. '1 Wx~~ ~ ± ~ ~ g~: ~.1 °-y 7~'" N ~ _ 0. s 3 5~. . .~•k : ~ i , . p . , , ~ ~ ' 9 ~r . ~ . y ° ~ k ~ ~ .Y , , ~ ~ x ka~, . e . , ~ . ~ ~ a' R S r. a,- , ~~~s ~ S ~ ~ ~ ` F ~ . 5q '(p ¢¢~«Q fa~° ' ~ ~ ~ t ~ ~ 3 ~ ~ . ~ ^~it ~ " s °Ks +F „ F ~~~~7 ~ # ~,j4~ ~ vd ~u . i kU {t I~ i ~ ` i ' ~ ~ ' ~I a ~~.~~,~ia~~j~~~ti I~ ~~I ~ il ~ ~ ' g . ~v ` N~.`~ I s < ~~i t~~I. ~ I ~ f i r y ' p ~a l ~I'~ a m a ~ ~ ~e ~ ' ~ ~ ~ I a, > ~ ~ < x tut , y • ~~t z ~ t ~ , ; t~ e s~. 1< ~r~ _ ti. ' ~ ~ ' , i N i= . c. , ~ Vy'~4 . ~ ~ 3. ~ ~ ~cs: { `5, ~ ~ n~ . fi~. ~ . .7~ ~....e=~.-- : _«.;_~.'w.,._._..., w~. .,-~A,. ~ r, ~r~.-, xi j } , ~ ~ „ f y~ s ,j ' ~T . . + " .i ~ ,...,.:.v....~_ . t ~ I ~ ~ ~ ~ r~ I ~ ~ ~ ~ i ' { ~ ~I ~ ~ , ~ ~ y ~ x ~ g: ~ M- ~ ~ ' LEGEND ~ ~ b . ~ ~ ' ~ r' - ' Full Access intersec~ior ~ ~ Righ±-in Riqht-out In±ersectior~ j ~ ~ ~ y ~ . . , - . rz , k,. . • Traffic Impact Study - Site Plan and Circulation o 500 ~,ooo Source: PSOMAS, December 2008 Scale: 1"=1,000' F-2 February 2009 ~ - ; ~ ~~day~lyla APPENDIX F-TRAFFIC IMPACT STUDY . TABLE APP. F:~ - PHASE 'I TRIP GENERATION ~ r ~ ~ Pe~k , r~ ~ , ~ : t , r~ r~~. ~ r ~ r, Multi-Famil Dwellin Units ifl.53 20 211 DU 1416 21 86 1Q7 87 47 133 Commerciall 82.06 0.14 500.4 kSF 19,343 251 160 411 870 942 1,812 Camm~rcialll 69.73 6.0$ 243.0 kSF 8,101 369 130 498 250 391 642 Totai Tri s - - 28 860 641 375 1 016 1 207 1 380 2 587 Internal G ture 15°10 - - - - 4 329 96 56 152 181 207 388 Pass-By Reduction (20°l0 _ _ _ _ 3,288 73 46 119 251 272 524 Dail 134°lo Peak Total Primary F~tternal Trips 21,243 472 273 745 774 901 1,675 Primary access from Tangerine Road to the site will be obtained from Mandarina Boulevard and Adonis Road, located approximately'/4 mile and'/Z mile, respectively, from the proposed TI. Additional secondary access will be provided by several connections to Adonis Road both north and south of Tangerine Road. In order to quantify the change in traffic volumes on Tangerine Road, the following assumptions were made: • 15% of the tra~c entering/exiting the site will be to/from the east via Tangerine Road, representing trips to Dove Mountain, Oro Valley and other areas to the east for schools/day care, employment, shopping, and recreation. The other 85% of the traffic will be to/from the west via Tangerine Road. Those trips will then split with 40% of the trips using I-10 to/from ~ the south towards the Tucson area, 25% using I-10 to northwest Marana and Pinal County to the north, and the other 20% using Tangerine Farms Road. • The background traffic was calculated by subtracting the traffic generated by the Traffic Analysis Zones (TAZs) representing Mandarina from the total traffic presented in the Tangerine Road Traffic Interchange Area Transportation Overview Study~ prepared by Curtis Lueck and Associates (CLA). Specifically, it was determined that 100% of TAZ NW COMM 2B and NW COMM 3, 50% of TAZ NW COMM 4, and 35% of TAZ NW MDR 2 represent the Mandarina project in the CLA report. ExhibitApp.F:2, pg. F-4, shows the projected site traffic in the area in 2015 based on the assumptions described above. The daily traffic on Adonis Road and the realigned Tangerine Road will reach 6,800 and 17,800 veh/day, respectively. Exhibit App.F:3, pg. F-5, illustrates the projected total traffic in the area in 2015. The daily traffic on Adonis Road and the realigned Tangerine Road will increase to 24,600 and 51,500 veh/day, respectively. These traffic volumes can be compared to accepted roadway capacities for arterial roads, such as Exhibit 3 in Procedures for Preparation of Transportation Impact Studies5, which is adapted from the Florida Quality and Level of Service Tabless. Based on that exhibit, the capacity of a four-lane roadway is 31,100 vehicles per day at LOS D, while a six-lane roadway can accommodate 49,300 veh/day at LOS E. Using those guidelines, Adonis Road will operate at LOS D as a four-lane roadway. The daily traffic on Tangerine Road east of • Mandarina will reach 51,500 veh/day, which is 2,200 veh/day over the capacity at LOS E for a six-lane road. However, the level of access control on Tangerine Road is likely to result in a higher F-3 February 2009 ~~~rta?: ~ ~r ~ „ ~ ndarina APPENDIX F-TRAFFIC IMPACT STUDY Exhibit App.F2 - 2015 Site Traffic Volumes - _ .~,.r-, - ~ . ~ r; ~ ~ ~a; ' ~ d ~ ~ ~ 5~ 4 i" S~'~r~~ Y Y~C.~ . ~,p~~}~i~ ~ ~ I ~i ' I Z;~ a ~ 1 ~I ~ ~ } ~ s ~ ~w ~ ~ ~ III ~ I I~~I O ~~9~ . ~ ~ ~ ~ ~ ~~~~r~ ~ ~ , ~i I,~ ~zz) 4 ~ ~ ~ # ~ks ~ ~ ~ o ~8~ ~ ~ ~ ~ ~ a (o) ~(in)~ a ~ a +TV~' .k, 67 ~ ~ S x&r 'i; ~ ~ ---~~787) ~ z 4) ~ ~ i ~ J~ ~ ~ h 3) ~ :a.'".~~ ~ ~ „ 6&O .;i~'"~' ~ ~5 (o) L r ,q `u'" # O 7 41 143 J r ~ w ~ q~'.", ) ~ `~4.0 .a `~~~'~~}t "s~- ~1G3) ~ i 7~, ~ ;.4 ~ ~ ~ ~ ~ 4~ 'S,. 8i. , ~~d~~.n 60 ~ ~ ~ ~ , ~ (2 5)~// a ~ ~ s ~ t~ ~ ~ r ~Y~~~ ~ ~ ~ y?'. ~ ~~y t ~ ~ ' r~`+` ~5 f 164~/ 189 y*'l 'r 6 fi~ 0~ 9 30 (aa~) C3~~ ~ ~ , ~S~~ (zio~~~ ~~z) a , ~ a o •(o~~~ . 5~ is, o iz ~ P . \ ~ . ~ jr A O ~Q.. $ 182) (p~~~43 ~ ~ ~ ~.ry ~ 4 {y ~ ~ ~213 , ~~;~'~S~a„ , R N ~ ~ ~ • 5 . K~F.~ . . . .a : K ~ ~ ~34&) ~ , .n . . . _ . f , , cn 11 • ~ ~ 6j ~ / ti3, ~ra~.+"` ~C'.,-. ';Y`'~~x'. S x ~ ~~6~~ G r n » SOQ (31) 20 4 n~~ ~ (ti9)~~ r'~ , x~ ,k ' 7 } , ~ i~a ~~~i~ ios ~ ~ i ri9a) ~~~sso; ~ ` ~s z (iso) ,",.,bw (zss) (is12F 3 E ~ o ~I~ V~~ ii ~ ro)~~~~~ • ~ : . ~ (zo ~ o ~sz,) ~ ~ ~ ~ ~ • `s<. ' (4~ • ~ a ~7 94 ;92 ~ 0 ~ ~O ~~~~~s~ ~cara) Co) (s~~ ~ ~ ~ 36 3 . m~ ~ ~ ~'0j (izs> zs r. ~~y~ c (i~o) ~ ~ \ ~ + ~ (o) ~ ~o~ ~ ~ " ~e o ~ ~ ~ (o) ~ ~ ~ ~ ~ ~':a~ ~ a u ~ R (o> t ~ m . T. , _ ._:s.::~~ ~ _ - ~:a,.~- e :.r., . , ~ . _ , ~ A, ~ _ x , . - ~ ,,,y.. a ~ . ~ ` ~ * ~ ~ , . : ~ ~ - ~ ~ - o~~ r . a ~ ~ ~a~ ~ ~ _ o; ~ `00 ~ ~ ~ ~ ~ %i~~~, d, ~ ~ l' ~0 t~) i(o)~ ~/~(o> (o) o ~ / \ , ~ t~~ YI ~ 0 0~ ~ LEGEND ~ (o) ~ X XXX Average Daily ?ra"ic XX AM Pea~r. Hcur 'Jolume (XX) PM Peak Hcur Volame ~ ~r. x ~ ~ . ~ , ~ Traffic Impact Study - 2015 Site Traffic Volumes o 500 ~,ooo ~ Source: PSOMAS, December 2008 Scale: 1"=1,000' F-4 February 2009 ~ ~ darlyla APPENDIX F-TRAFFIC IMPACT STUDY E~ibitApp.F3 - 2015 Total Traffic Volumes • ~ _ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ , ~ ~ , , , ~ a ~ ~ ~ ~~~`Y " * ~ fl,,. a ~ ~ I ~ ~ ~r ~ j:~ ~ • ~ ~ ~ ~ . ~ ~ ~ ~ ~ ~ ~ - ~+q~ . , II~I u~~~ I ~ I~I i , ~ ~ x ~ r,~ ST ~ i (i3) 9'~a,~~ ~ ~ ~ ` a, ~ ~i~ o r4^~~ ~ ~ ~.mf.~ s ; -'r~ rr ~ y ~ ~ ~ I ~I (o~ 5 )I i ~ ~ ~ ~ ~ ~ ~ F` 22 x~ ~ ~x,~, ~~i ~ x ` ~j~~a if~~~ o ~8~ 2~a ,~a 4 '~x , ¢F~3~'~' t ~ ~ .E'nv~~~~~ J^' ~ ~ ~ t~) 734 ~ ~814)~ ~ , ~ 2gs s~~ , ~ 9 ~ ~ ~90» : ~ 1'_~r ` #~L ~ ~ z,r' ~ae ~ 3 ~4~ . ~ y ~ ~ f E ; ~ # ~ ~a . ,.~s ~ ~ d f' ~ ~ r 3~ o ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~e'4 ~s (o) . . 'S.~ ~ ~}t q l~ 147) 743 iq,, ~ ` ~ ` ~103) ~~8 "~,A.a¢ , a,~'3::,. 1356~C~~' ~ .s. p i @ ~ + ~ ~ f~ (845)~~~ ~ 1' . ~ . T-.... 4,, ~ ~ ~ io~ 27i ~ ~ a ~ ~ Q . s 3e c~ ~ ~ ' ~ 2 (~~5) ,s~c~ ~a"~~~ :~'O ~ C2es ~s ~ J/~ . ~ ~a. ~ ~5 751 ~ 207t (394) 2os ~Cs~S~ \ s ' ` a,~ . ~ ~iaz~ ~as Cio3~- ~ (sao) ~ o-~Rr ~ ~ ~ ~s~s) ~s ~s. ~ o c' ~t~ • ~ is9s ~ e- o . ~ ~~ss ~ ~ ~ , ~ (~sae) ( ) ~ ~ ~iaes~s ~zss • ~ ~ z~+ s is'~3'~) ~ ~ r 4 r s nis (~s) ~ ~ < 8p ~a ~~6~ ~ ~I~ a ~ p`~:;` rt , r # ` o ~ . { 1154 ~~,231 . ~ . x 79 2 ~~iaa~i~ ~ ~sos; « ~ ~zes) (i3> ~ :s~.~~ o ~~°"a. ~ ` rn ~ ` 1~40 773~ 2322 (11) o t8~~~895 ~ L~~~~~~ ~ ~207) ~ ~113s~ N F - (iss) (9ao) ~ ~ ~ (4) ~ > ~ ~ ~ ' S 444 1454 ~ ~ ~ `SQ • ~ • ~ J~j(sez~ ~i5iz) ~o~ (si) o 36 ~~3 ' . ~ (385 ~ 29 ~17) ~ ~ 62~~ ) (125) , a ~ ~i~ ~3p (~~a) ~ ~~r ~ ~ l ks ~ ~r~,~ 20, ~ 4sl o 1165~ ~ ~ # 30 ' ~ ~ (617) ~ ~ 15) t 4, ' # , 2~0 • ~ 352 ,.t ` ,~0,, ~ 1~05~ ~ ' ~ b . . 355 ' . (S85j 110 ' . ~ (340) ~ ~ (DO) 215 . . .,n,~~xy - . • ~~p . " ` . ` ' . ~ . • w. :r ~ 0 + ~ rn f ` F (43) ~g80~ 495 ~ ~ (695) 5, 4 ~ , ? ~ _ ' ~ ~ ^s ~ s:: ~ - , ' ~ ~ . r, ~'~/~~90 270 y(470) r . . s . s _ x ~765 6S ~ ~ ' 9\ (1110 I'1 ~0 ,-.,.m.~ - . ~ • ` ~ C~~j~~10 . . ~Y'~°,s" / (15) ~ ~ LEGEND ~ t04 ~C~os~ ~ X XXX Avei aqe Daily Traffic ` AM Peak Hour Volume ~~s~ (XX) PM Peak Hour Volume ~ n~ ~r~ ` ~ ~t. ~~`t' ~ , < • Traffic Impact Study - 2015 Total Traffic Volumes o 500 ~,ooo Source: PSOMAS, December2008 Scale: 1"-1,000' F-5 February 2009 ' APPENDIX F-TRAFFIC IMPACT STUDY darina ~ ~ capacity than the one reported in the Marana table. As an example, Oracle Road handles over 57,000 veh/day north of Ina Road. In addition, this condition on Tangerine Road will be temporary, as the construction of an interchange at Moore Road (expected to take place prior to 2030) will attract trips away from Tangerine Road. Analyses of Traffic Operations using Synchro indicate that all intersections can operate at acceptable LOS with the following roadway and traffic control improvements (depicted in Exhibit App.F:3, pg. F-5): ~ Improve Tangerine Road to six lanes east of I-10. • Construct Adonis Road as a four-lane divided roadway with 150 feet right-of-way through the Mandarina project, as shown in the Adonis Road street section (Appendix D of this document). • Signalize the intersections of Tangerine Road with Mandarina Boulevard and with Adonis Road, as well as the intersections ofAdonis Road with Tangerine Farms Road and Mandarina Boulevard. The traffic signal warrants in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated prior to installation of traffic signals. Other internal intersections will be unsignalized with stop control on the minor streets. • Build Mandarina Boulevard as three-lane roadway (as shown in the Major Collector street • section in Appendix D of this document) and other internal streets as two-lane roads (as shown in the Minor Collector street section in Appendix D of this document). • Provide the exclusive left-turn and right-turn lanes at major intersections as shown in Exhibits App.F:2 and App.F:3. • F-6 February 2009 f ~9i} - Y1C~.aY`lYla APPENDIX F-T1~AFFIC IMPACT STUDY 4r • 2. Phase 2 - Buildout This stage will complete the master plan and will include a total of 1,201 residential units and 201.86 acres of commercial uses. 2030 was selected as the horizon year for this phase. The projected land use by parcel is presented in Table App.F:2. It is anticipated that the 2030 roadway network will be similar to that identified for 2015. However, an interchange will be constructed by 2030 at Moore Road and Adonis Road will connect to Moore Road. TABLE APP.F:2 - LAND USE PLAN t~e ~ Inten ~n u Unit A Cammercialll 104.60 0.08 FAR 365 kSF B Commerci~l F 52.67 0.14 FAR 321 kSF G Commerciall 15.41 0.14 FAR 94 kSF D Commerciall 15.28 0.14 FAR 93 kSF E Cammerciall 2.10 0.14 FAR 13 kSF Multi-Famil Dwellin Units 14.53 20 RAG 211 DU F Commerciall 3.8~ 0.14 FAR 23 kSF Multi-Famil Dwellin Units 5.90 20 RAC 118 DU ~ Commerciall 3.20 0.14 FAR 20 kSF Multi-Farrtil Dwellin llnits 8.34 20 RAC 167 QU H Commerciall 3.20 0.14 FAR 2Q kSF Multi-Famil Dwellin Units 8.14 20 RP~C 163 DU ~ CommerCiall 1.$0 0.14 FAR 10 kSF Multi-Famil Dwellin Clnits 6.87 20 FiAC 13? DU • J Sin le-Famil Dwellin Units 50.60 8 FiAC 405 DU ROW 49.96 TQTAL 342.20 The trip generation from the proposed land uses is summarized in Table App.F:3. As shown, the project is expected to generate 30,488 primary external trips per day, with 1,304 trips taking place in the morning peak hour, and 2,457 trips in the evening peak hour. As with Phase 1, it was assumed for the trip generation process that 15% of the total generated trips will be internal to the site for recreation, commercial, etc. In addition, 20% of the external daily trips and 34% of the external peak hour trips to the commercial areas will be pass-by trips on the way into or out of Mandarina. TABLE APP.F:3 - TRIP GENERATION AT BUILDOUT £ ~ ~'v 3 ~ ~ M ' ~ ~ ~ ~ ,w ~ , Ut° ~ Qtf#~~'~'QtBT~ , „ ~ ~ r,n: , , ~ .t . y _ Multi-Famil Dwellin Units 39.78 26 796 DU 4 932 79 315 394 296 159 455 Sin Ie-Famil Dweilin Units 50.60 8 405 DU 1 502 35 5$ 93 $2 53 135 Cammercial 1 97.26 0.14 593.1 kSF 21 602 278 178 455 973 1 054 2 027 Commercialll 104.60 0.08 364.5 kSF 12153 553 194 747 375 587 962 Total Tri s 40 188 945 744 1&89 1 726 1 853 3 579 Internal Ca ture 15°fa - - - - 6 028 142 112 253 259 278 537 Pass-By R~ductian {20°l0 - - - - 3,672 ~4 51 132 281 305 588 Dail / 34°fo Peak Tat~l Prima Facternat Tri 30 488 723 581 1 304 1 186 1 2?0 2 457 The trip distribution in 2030 will be similar to 2015, except that the construction of a new TI at • Moore Road will draw traffic to the north and west of I-10 and Tangerine Farms Roatl towards Moore Road. F-7 February 2009 ~f ~ APPENDIX F-TRAFFIC IMPACT STUDY . da~lna ~44 vY-r~Ea . Overall, 15% of the traffic enteringlexiting the site will still be to/from the east from Tangerine Road, while 40% of the traffic will be to/from the south via l-10. The original 25% site trips to the north on I-10 will split between I-10 (10%) and Adonis Road (15)%. Likewise, the 20% of traffic to the Town center and other areas to the west will split between Tangerine Farms Road (10%) and Moore Road via Atlonis Road (10%). This results in a total assignment of 25% of the traffic onto Adonis Road to/from the north and reductions in the assignments to I-10 to/from the north and Tangerine Farms Road to/from the west. Exhibit App.F:4, pg. F-9, shows the projected site traffic volumes in the area for the year 2030. The daily traffic volumes will reach 20,200 and 10,000 veh/day on Tangerine Road and Adonis Road, respectively. In addition, it is anticipated that the Town of Marana will develop a park and reservoir east of Interstate 10 and north of the existing Tangerine Road. More specifically, the proposed park will be to the east of the Mantlarina Project and just east of the CAP Canal. The park will cover 130 acres, including a 104-acre reservoir and will provide picnic areas and boating opportunities, as well as a number of other recreational activities. Access to the park will be provided by Mandarina Boulevard, a proposed collector roadway in the Mandarina project. When the park is constructed, Mandarina Boulevard will be extended (by others) across the CAP Canal and to the east to reach the park. • The regional distribution of traffic to and from the Marana Northwest Reservoir and Regional Park will be consistent with the projected 2030 distribution for the Mandarina project. Vehicles leaving the park will use Mandarina Boulevard to Adonis Road. At that intersection, 25% will follow Adonis Road to the north, 15% will use Adonis Road to the south and then Tangerine Road to the east, while the remaining 60% will continue on Mandarina Boulevard to Tangerine Road towards I-10. The same distribution applies to vehicles entering the park. Exhibit App.F:5, pg. F-10, presents the site traffic generated by the Marana Regional Park on Saturday. The daily traffic volumes from the park will reach 1,578 and 395 veh/day on Mandarina Boulevard and Adonis Road, respectively. As previously discussed, the data in the CLA study (2030 model - full TI at Moore Road) was used as the base for the background traffic, with the modifications similar to that of Phase 1. Exhibit App. F:6, pg. F-11, presents the total traffic volumes once the site trip generation, Marana Northwest Reservoir and Regional Park Facility trip generation, and background traffic have been combined. It should be noted that the Saturday peak hour volumes for the Marana Regional Park have been added to the weekday evening peak hour volumes for Mandarina and the background traffic in order to provide conservative analysis. Park volumes in the weekday morning peak period are extremely small (1 total trip in the peak hour), and therefore are not included in the analysis. The volumes on Tangerine Road will increase to 44,800, which a six-lane section will be able to accommodate at an acceptable LOS. The decrease in traffic volumes relative to 2015 is related to the construction of a • new TI at Moore Road. The daily traffic volume on Adonis Road will be 23,600 veh/day, which means that a four-lane section will continue to provide adequate LOS by 2030. F-8 February 2009 ~ darina APPENDIX F-TRAFFIC IMPACT STUDY E~ibit App.F:4 - 2030 Site Traffic Volumes • _ ~ T. ~ ~ ~ ~A'~ t~ , ~ ~ • ~ ~ r~ II~' ~ ii ~II I y a, 't~~~ ~ m~ ~ 'i ~ ( a6 i ' ~~~,~3 '~"~~i °"}~~5~~ ~r i C ~ ~Yl ~(37) ~ , ~ ~5'~'~~ ~ ~ ° CS) 4i is ~ f~~ ~:r'a~+ ~~c. ~ . s .;.x s~ ~s'` > g ' (35) 189 (69) ~ ~ ~ i.~$° ' ~ §P ~~.e;5 (8) • ~~q~ . ~ A ~'u.,,~ + ~ ~ ~ :t ~ ~a. ~ ' ~ ~ ~ t~ & ~,z3~ • is (4 ` ~ , z~~~ ' ~ ~ ~ : ? x " t~" ~ ~ t~ ~ ~ ~ ~ 's) o a~' Ty$~ G 4i+ ~ .l~ 4 ~4 0 ' . ?l ~ `M v' ~ ~'?t . ' ~ ~ '4 ~ ~ ' ' ~ ~ ~ ~ ~ ` ~ ~a1 + . na) ~86 ~ a 9 2~~ Y a~ ) ~ f s ~ ' ~ ~ ~ ~ f ~a , :f.a; ~ ~~~a ~ e ~ ~ OO~J ` ~ f I ~ ~ ~ ; ~ P ~ ~F ' ~ . ~ . _ t~ $ ~ r ~ ~ ~ "1, ~ ~ ~ (2os ~i2~) e~ ~ ~ ~ ' C~21j f ~ t 5 ~ 137 ~ ~ .~`r~~.~ ~ w~~;~°'~ (z~a) ~o~ ~az)~ ~x,~ ~y ~ ~ ~'rg ~°~~a~, ~ ° ~ ~ i o ~ a _ ' .sz i~ ~ ~ . _ _~~6z? o ~s) ~ ~ ~ ~ ~~~#k ~ , ti1iz ~ io) "~i~4~~e`" ~ i +di_~~ ~ ~ ~ (30) +i. . O ~,rr ~ 5 ; 8 ~~fi ~ ,,t / i ` ~ , ~r~ y'~,~. Y ~ ` . 46 ~ 233 a ~ 70 2 (i~ ~~C`~sog) 2 ~sso ~ (ia) s o ~.r.~,. ~ , ~ o ~ \ (~ss) ` ~ z~~ iss (n) *7o Wa~~ ~ ' a~ ~o~~ o • ``+ra k~`~ ~ C3zo) o Cai3)~ ~ ~o~ ~ Mc.~. ~ a) ~p~ • ~ ~ ~ 775 ~ O~ ~~/~~~~8~~ ; ~sa~~ • o~ ~30~ • • jj(( ~ 6 /V ` 34 ~i6~~ ~i6j ~ ~ o~ so ~%r (ns) . , VV~~ (iea)~j ~i ~ ~ ~c ~ ~o ~ 1 ~ . ~ ~ ' ~o) o ~ o 304 ~M1r ~I (ssa) zss ~ o l°1 ~ ~ (a~s) ~ w (a) ~ Ir~~ • ~ (a) ~ " xa ~`w o ~ • ~ s ~ (ol . ~ ~ ~ (p~ ~8 ~ ~~~o) ^ " ~ (315j / ` . < 0 ~ _ / ("1 , . i ~ .~,..i ~ , i ~ ' ~f ° ~ s* ' - , ; _ ~~3 s ~ t s / / E;~ o ~ ~ ~ ~ „ ~ > ; ~ o o ~ ° y~ (0) ~C) ~~~~j I ~~o • O~~C ~ ~ . , ~ a ~ ~o~ ~ ' (o) o j !4 ~ ~ ~0~ ~ o • (o)~.c'~~\(o) ~ 5-? - _ ,~~~oj ~o~~ ~ (o)/r\ / LEGEND ~ ~ - ~ ~ , ; X,XXX Average Daily ?raffic ~ XX AM Peak Hour Volume ~ ~XXj P~~ Peak Hour Volume . -K.. ~ ~ s,,~ , ; . k_ . < Traffic Impact Study - 2030 Site Traffic Volumes o 500 1,000 • Source: PSOMAS, December 2008 Scale: 1"=1,000' F-9 February 2009 ~ ~ ~ ~ _ ~darina APPENDIX F-TRAFFIC IMPACT STUDY ExhibitApp.F:S - 2030 Site Traffic Volumes - • Marana NW Reservoir & Regional Park ~ ~ ~ ~~tn~~ ~ ~ ~ . ~ ~ sa t ~ . 4iri a, ~ aa ~ s~ r ~E~ . .t~ t ~ ~ * "~r~~`+~c;,,~ ~ ~ , ^ ~ _~`a~ . ~ ~ ~l, ~ . . ~ rx.,ai: ~.~1i"~t,, • `~y, f, ~ ~~I4 ~ ~ 5E: { . „ ~ _ . J~ "~p t~ ~ ~ ; ; ~ ~ ~ t~ i f : g i ,i,k~ u ~ . # k a- a ~ r 2'"y,~, ' ~ i s r~~~*df~~~Y •t ~a ~ w~ ' ~ ~ ~ ~x t * v ~ ~ ~ ~ ~ ,.~t..; ' ; 30 18 C~~a ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r~~„ _ q ~ ` , ~ ~ ~ ~ ~ ~ 4s ~ p ~ ~ NW Reservoir, 4 ~ r~ , ~ ~ ~ ~ • ~ Su+face Ar~ea 104 Acres ` t . s ~ O ~ ~ •~*x Ualu~: 2659+ ac-k': ',~4' , ~ ~ Average [lapih ; 25' ~ '~r= ~ 103 t ~ „ ~ . m f O~~ y _ ~ ~ y ~ _ , ~ , , ~ u ~ ~ ~e r ~ ~ i`i~}~ b . y 4 a$ ~a t j~ ~ ~:Q= ~k#~,~~ ~r ~ ~ , tt i ` ~ , : ' . , ~ 3s . , r~m^ ~.~r ,r ~ ~ s'~a "y" + Y . ~ ~ ` yyrt^"w+~ . ~r~ ~ ~ "".(a"3`..~.~" ~~F~., ~ ~ 4 ~~~~i a..~ ~ ~I~ e.-.-. es~ i{ , . ~ ~~'(~t _.u x~• 52.lAc. ~ .r` a ~ 4G . ~ q~~~~ ~ h~' ` ~ ~ ~i~ F~` ~ a~ ~~~~s~ '3~ ~-1..~,`~ r ~ ~~.R ~~°a ~ ~ ~ ~ ; "q~, ~ ~ . , F,; `ti. A ~~G "~`;``~m ~Water Treatment' • ~ ~ F~ ~ ~ ~ ~ ~.,F~ , zae8~c 395 ~ ~ y~ k~ ~f~-7 ~ ~ P" F ` ~ ~i E 4 r S 135AC~ ~ ~8 ~ ~ Q I ~ v ~ a {;~~i~'°y.~ ~ 23~ t` ~Jll 26 i ~ k ~ 81,~~\ 1 Y ~ . O O 't~ 1 1 ~~~1 i .-5 t/y ~ p~"i'h `v k O :~r .:'~i~ \ , t73At a . a : A ~ rn ~r ~ ~ p 1 ~ _ ~ ~ t-- ~ Q ~ ~ ~,i~.~~ ~ ~ i . ; ~ J~~ `'4'1~~ ~ ~ 2 ~~,3 ~ . ~ O ~ O y ~f14 h.l ~ ,':'SY Yn . ~ O ~a ~ ~ ~ ~ ~ s~, . . , . ~r~~, ~ ~ o ~ ~ ~72 l.. ~~~r~: ~ p III II ` ~ ~ ~w ~ ~ . * . ~ . ~ ~ ~ ~ ~ ` ~ '~~.r , O O f w ~ _ , 103 0 ~ v,~ ~ g x~~ ~ i =I ~ ~ ~zac ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ e~f ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~r~ h ~ € t Mrb ~ f"LY x ; r ~ 0~ 0 i ~ k~~,g „ ~ ~ ~t ~ „~z ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~~r° t . ,~t~ (;`~'p,' `+s, ~o-g , .~."t' ~ . ~SN~' 2 ~`f' . , f~. ~ ~.*7~ LEGEND ~ Average Daily Traffic XX Saturda Peak Hour Volume • Traffic Impact Study - 2030 Site Traffic Volumes - 0 500 ~,ooo Marana NW Reservoir and Regional Park Scale: 1°°=~,ooo~ Source: PSOMAS, December 2008 F-10 February 2009 ~~~a day~lyla APPENDIX F-TRAFFIC IMPACT STUDY ExhibitApp.F:6 - 2030 Total Traffic Volumes • ~M..,,~ w ~R • ~ . a~, ~ ~ s ~F,.'' ~ ~ ~z ~ Y ~ . " ~ ~ ~ ~ ~ z r~*~ r~' ~ : ~y ` xa ' ~ ' ~T' ~ ~~s, ' ~iQ, s ~c ~ ~ a ~ ~ x'~, ~ . ~ c ~ (55 -k; "~~ea ~ ~Y.~" a ~ ~ ~ ) Y ~ ~ c t ~ ~ ,~~Tys ~~y'#~'3~ ~ # ! (~s)~ 954 ~88~ C ~ ~ ~y ~ .~.i~~"~ ~ x~. 2 (107) (64~ t ~~q, 3++ ~ ~ a3~ ~ ~ (51) ~ ~ ~ ` ~ 543 ~ ~ ~ • < ~ ~ s~~ s~ ~ ~ -=(a~e) ia (4) s ~ ~ ' ~R.~" ~f ~f~ ~si) ~4 ~r, . ~ ~ ~ ; ~ ~ y ~ ~ ~ rx ~ ~ { ~j ~'~f.. .r ~8 ~ ~ (0) ~ ,.i~ , s ~ Y ~ ~ ~ ~ ~ ~ . ~ ~ ~ ) 166 ~ ~ , 2~ 8p a ~ ~ (~ei) , ~?.X~~~ ~ °.a~ 23 60 , ~ ~~ii ~ ~ y~ t±~ ~ . II ~ v ~ ~ ~ ' ~i ~ r ~ I r~~} I . ~ , y ~ 7 ' `2 ~ r'~. e)ti ~ ~ 39 ~ ~ ~ ~ ~ ~ s`~~ (209 (aoi . OQ ~ ~ ~4 ~ t ~ ~.~5? ~ ' ` w~'~ " • ~ x, k ~ ~ ~''s (s2~) _ ~ ~ "'s r. ~ ~ , ' 137 p 2 1356 m~,a€ ` ~ ~2ia) (ias) sse)~ ~ ~ - ~ , o ~ ~ ~ ~ ~ ,~i ri' i ~ ~ ~ ~ ~ : ' o ~ ~03 • ~ i as ~ v - , pz ~ `y ~ ~at ~ --?(i3as • ioe (~s) ':t ~xT a-~~€"34 ~ t,,y~' ~y"~ + x"'~`v 27 (os) 7 .k~ ~ 1~',~, ll~~ (24 III~ (111) ey ~.N~~OO 2 ~ ~ (30) ~ . Y ' C<^ # 43 ~ 260 ~ 70 2 • uli~~~ ; t~ (iaoe ~~~siz) 2 ~a22} (ia) ~ s ~~w. o azA iai o ~giUl ~ ~~r,~,l 2D7 { j ~44 ~ss~~szo)~ i~~ ''~;:s ~'3 ~:u~ ~ (az3) o~ no~~ ~ ~ ~ ~ . ~ ~ ~ ~ (a) • ~ ~ 4,~ ` Q 842 ~ ~ 80 ~~(295) - -~1292, ~ ~ ('C) ~ 27 ~ 3 34 (160` ~ ~E~ . 1 ~ 8 ~9~ ia3o) , ~ (ns; ~ i ~ l~~o~ ~oo ~ ~ s3a ~ ~t 3eo • 1zo51 ~~oi) sss es t^20~ • _,95 (475) ~ ~ (198) ~ ; ~445> ~ g ~`se- ~ ~65~~ O ~ z ~ , • (aao) ~ ~ . o~ ; ~ies 12e5i " ~ ~ ~1~ ~ ~s~ ~2as) . '259) 45G ~ ~ i ' ~ . . ~ ~ '390 ` . . ~+~,va ...u^saMW. ~ / \ ~ ^'Nn M1n. ' _ f ~ S 1! I ~ , ulE~ ~ . . " , >.,ti . ~ r ~r. ~ ~ ~ jl, . ~ - nv ~ ~ ~ r , : ~ . ~ ~ _ ~ . q ~ ' 2~ ~ 55 ~ ~ . ~ ~25~) ~~~~5~ ' ~ ~ . ~ _ \ ~ (7~ ) ~ ~ ~ : ~ ~\/y 143 / `(35 • t410) ~ 110 95 • • ~305) 130 i~ _ (.0) l08 ~ ~45~ ~m~.; -~-9" . ~783) ~ • „ ~ 15 *328 LEGEND ~ (ss~~/ Cseai ~~no) X XXX Average ~a~ly Traffic XX AM Peak Hour bolume (XX) PM Peak H~ur Volume ~ ~ , . - ~ ~ " , , ~ ~ ~a,. 2~~.a..u ~ ~ ~v, • Traffic Impact Study - 2030 Total Traffic Volumes o 500 ~,ooo Source: PSOMAS, December 2008 Scale: 1"=1,000' F-11 February 2009 ~t -~P day~lyla APPENDIX F-TRAFFIC IMPACT STUDY • Analyses of Traffic Operations using Synchro indicate that all the intersections can operate at an acceptable LOS with the roadway and traffic control improvements identified for 2015. This is a direct consequence of the construction of the Moore Road interchange, which will attract traffic from the Tangerine Road area. References ' 2030 Regional Transportation Plan, Pima Association of Governments, June 2006. 2 Transportation Plan of the Regional Transportation Authority, Regional Transportation Authority, 2006. 3 Trip Generation, Institute of Transportation Engineers, 7th edition, Washington D.C., 2003. 4 Tangerine Road Traffic Interchange Area Transportation Overview Study, Curtis Lueck & Associates, December10, 2007. 5 Procedures for Preparation of Transportation Impact Studies, Town of Marana, June 2006. 6 Florida Quality and Level of Service Tables, Florida Department of Transportation, 2002. ' Manual on Uniform Traffic Control Devices, Federal Highway Administration, 2003. • • F-12 February 2009 ~"'~~g"`~ ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COUNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item A 2 From: John Huntley , Building Safety Director Subject: Resolution No. 2009-22: Relating to Building; approving and authorizing the Mayor to execute an intergovernmental agreement with Northwest Fire District for fire code official services within those portions of the Town outside an established fire district; and declaring an emergency Discussion: The purpose of this resolution is to adopt an intergovernmental agreement between the Town of Marana and the Northwest Fire/Rescue District, thereby providing "Fire Code Official" services for those portions of the Town that are outside an established fire district. The agreement incorporates enforcement of fire code requirements, plan review services, inspection of new and existing construction and related fire prevention services under the International Fire Code. The agreement remains in effect for five years, and may be canceled by either party with thirty days notice. The Town adopted the 2006 edition of the International Fire Code last year. The Town Building Official will work in conjunction with the Fire Code Official for Northwest Fire on enforcement and application of the fire code within areas af the Town that not within an established fire district. Financial Impact: No financial impact to the Town of Marana. ATTACHMENTS: Name: Deseription: Type: ? Reso NW Fire District IGA (FC0641).DOC Reso NWFD IGA Fire Code O~cial Serviees Resofution 0 Fire Marshal Services Marana IGA.doc Exh A to Reso: Fire Code Official Service !GR Exhibit Staff Recommendation: The Building Official recommends adoption of this intergovernmental agreement with an emergency application clause. Commission Recommendation - if applicable: No commission recommendations. Suggested Motion: I move to adopt Resolution 2009-22. Regular Council Meeting - February 17, 2009 - Page 68 of 98 MARANA RESOLUTION NO. 2009-22 RELATING TO BUILDING; APPROVING AND AUTHORIZING THE MAYOR TO EXECUTE AN INTERGOVERNMENTAL AGREEMENT WITH NORTHWEST FIRE DISTRICT FOR FIRE CODE OFFICIAL SERVICES WITHIN THOSE PORTIONS OF THE TOWN OUTSIDE AN ESTABLISHED FIRE DISTRICT; AND DECLARING AN EMERGENCY WHEREAS the Northwest Fire District is an internationally accredited Arizona fire district, organized and existing pursuant to Title 48, Chapter 5, Arizona Revised Statutes, providing, among other things, fire protection and prevention services within its territorial boundaries; and WHEREAS the Town of Marana is an Arizona municipal corporation, organized and existing pursuant to Title 9, Chapter 2, Arizona Revised Statutes, which does not have a fire department; and WHEREAS the Town and the District have certain common jurisdictional areas; and WHEREAS areas of the Town's jurisdictional limits that are not served by the District are either served by other fire districts or are outside any fire district's jurisdictional limits; and WHEREAS the Town and the District have each adopted the same internationally recognized fire code; and WHEREAS the Town wishes to have the District perform certain fire prevention services within those portions of the Town's territorial boundaries that are not within any other fire district's territorial boundaries; and WHEREAS the Town Council finds that this resolution is in the best interests of the Town and its citizens. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: SECTION L The intergovernmental agreement with Northwest Fire District for Fire Code Official Services attached as Exhibit A to and incorporated by this reference in this resolution is hereby approved, and the Mayor is hereby authorized to execute it for and on behalf of the Town of Marana. Resolution 2009-22 Regular Council Meeting - February 17, 2009 - Page 69 of 98 _ 1_ SECTION 2. The Town's Manager and staff are hereby directed and authorized to undertake all other and further tasks required or beneficial to carry out the terms, obligations, and objectives of the intergovernmental agreement. SECTION 3. Since it is necessary for the preservation of the peace, health and safety of the Town of Marana that this resolution become immediately effective, an emergency is hereby declared to exist and this resolution shall be effective immediately upon its passage and adoption. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 17th day of February, 2009. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Resolution 2009-22 Regular Council Meeting - February 17, 2009 - Page 70 of 98 _ 2_ INTERGOVERNMENTAL AGREEMENT BETWEEN THE TOWN OF MARANA AND NORTHWEST FIRE DISTRICT FOR FIRE CODE OFFICIAL SERVICE5 This Intergovernmental Agreement ("Agreement") is entered into this _ day of , 2009, by and between the Town of Marana (the "Town"), pursuant to A.R.S. 9-240 (B) (7) and 11-952, et seq., and the Northwest Fire District (the "District"), pursuant to A.R.S. 48-805 (B)(17)(a) and 11-952, et seq., for the purpose of having the District provide fire code official services within certain portions of the Town's territorial boundaries. RECITALS WHEREAS, District is an internationally accredited Arizona fire district, organized and existing pursuant to Title 48, Chapter 5, Arizona Revised Statutes, providing, among other things, fire protection and prevention services within its territorial boundaries; and WHEREAS, Town is an Arizona municipal corporation, organized and existing pursuant to Title 9, Chapter 2, Arizona Revised Statutes, which does not have a fire department; and WHEREAS, District and Town share certain portions of their territorial boundaries; and WHEREAS, Town shares certain portions of its territorial boundaries with other fire districts; and WHEREAS, District and Town have each adopted the same internationally recognized fire code ("Fire Code"); and WHEREAS, Town wishes to have District perform certain fire prevention services within those portions of the Town's territorial boundaries which are within the District's territorial boundaries, and within those portions of the Town's territorial boundaries which are not within the District's territorial boundaries nor any other fire district's territorial boundaries [collectively the "Applicable Areas"]. TERMS 1. Responsibilities of the District. Within the Applicable Areas, the District ~ shall provide appropriately trained and qualified personnel to serve as Fire Regular Council Meeting - February 17, 2009 - Page 71 of 98 1 Code Official for the Town with full authority as Fire Code Official. More specifically, the District, through its Fire Marshal and other personnel, shall provide the following services: a. Enforce the Fire Code as adopted by the Town. b. Review plans for fire safety as sent by the Town to the District, and return those plans with any recommendations, comments or corrections to ensure the minimum Fire Code requirements have been met, in accordance with the times set forth on the attached Exhibit A. The plan reviewer will be required to regularly interact with other public safety officials and agencies at the local, state and federal levels, including the Town Building Official, Public Works, Zoning, Health Department and others to ensure the construction of Fire Code conforming buildings. c. Establish procedures to inspect new construction, during the construction process, to ensure the project is consistent with the approved plans. d. Provide copies of inspection results to the Town's Building Official by the close of the following business day after inspections are performed. e. Provide the Town with monthly Fire Code Official activity reports. f. Report to the Town Building Official possible violations, issue any citations as appropriate and consult with the Town Police Department, Building Official and Prosecutor from time to time as appropriate. g. Provide fire origin and cause investigation in accordance with nationally recognized standards for fire investigations. 2. Responsibilities of the Town. a. The Town shall be the ultimate authority for all plan reviews and inspections for existing construction with input from the Fire Code OfficiaL Interpretation responsibility for existing construction will be handled mutually between the Building Official and the Fire Code Official. b. If the Fire Code Official has any changes to be made in the areas of fire inspection for new or existing construction, the changes must be mutually agreed upon by the Building Official and the Fire Code Official before implementation. Regular Council Meeting - February 17, 2009 - Page 72 of 98 2 c. The Town shall bill the District's fees for providing plan reviews and inspections for those services provided by the Fire Code Official within those portions of the Town's territorial boundaries, which are not within the District's territorial boundaries. The Town shall remit to the District those fees collected, on a monthly basis, with a report identifying the parties who paid the fees and the projects to which they pertain. The Town shall not be liable to the District for fees which are receivable, though not collected. The District shall be responsible for billing its fees for services provided within the District's territorial boundaries. A copy of the District's current fee schedule is attached hereto as Exhibit B. However, the District may amend its fee schedule from time to time at the discretion of the District's Governing Board. 3. Recordin~. The District shall be responsible for recording this IGA with the Pima County Recorder's Office upon approval by the District's Governing Board. 4. Outside Plan Review. Without effect to the terms of this Agreement, from time to time, in the event of high demand for plan review, either the Town or the District may determine it is appropriate to send plans to a qualified consultant. 5. PersonneL The District shall give prompt notice to the Town of any change in the District's personnel for the position of Fire Code Official or any related staff. Town acknowledges that the District participates in mutual aid and automatic aid agreements with other entities, and from time to time, services may be provided on behalf of the District by personnel from other districts. 6. Insurance. The parties agree that they shall maintain for the duration of this Agreement policies of public liability insurance sufficient to cover all of their obligations undertaken in the implementation of this Agreement. 7. Mutual Indemnification. To the extent which it legally may, each party shall indemnify, defend and hold harmless the other party, its officers, departments, employees, and agents from and against any and all suits, actions, claims, demands of any kind or nature arising out of the indemnifying party's acts or omissions. 8. Term of the A~reement. This Agreement shall remain in effect for 60 months and may be renewed upon mutual written agreement of the parties. This Agreement may be terminated by either party upon 30 days written notice. 9. Notice. Any and all notices, requests and/or demands made upon a party pursuant to or in conjunction with this Agreement shall be delivered in person Regular Council Meeting - February 17, 2009 - Page 73 of 98 3 and deemed delivered upon receipt or by U.S. Mail and deemed given five business days following depositing in the mail, first class postage prepaid to: The Town: The Town of Marana Attn: Town Manager 11555 W. Civic Center Drive Marana, AZ 85653-7006 The District: Northwest Fire District Attn: Fire Chief 5225 W. Massingale Road Tucson, AZ 85743 10. Financing. The parties represent that each has sufficient funds in its budget to carry out its obligations under this Agreement. Should either party fail to obtain continued funding during the term of this Agreement or fail to appropriate or approve funds, this Agreement shall be deemed terminated as of the last day such funds are available. 11. Jurisdiction. Except as otherwise specifically set forth in this Agreement, this Agreement shall not be construed to either limit or extend the jurisdiction of either party. 12. Non-Discrimination. The parties agree to be bound by applicable state and federal rules and regulations governing equal employment opportunities and non-discrimination. 13. Conflict of Interest. This Agreement is subject to the provisions of A.R.S. section 38-511. 14. Employee Relationshi~. This Agreement does not and shall not be construed to create any partnership, joint venture or employment relationship between the parties or create any employer/employee relationship between a party and the employees of the other party. Neither party shall be liable for any debts, accounts, obligations or other liabilities whatsoever of the other, including, without limitation, the other party's obligation to withhold social security and income tax for any of its employees or to provide workers' compensation coverage. 15. Each party shall comply with the notice provisions of A.R.S. section 23- 1022(E). For purposes of A.R.S. section 23-1022, each party shall be considered the primary employer of all personnel currently or hereafter employed by that party, irrespective of the protocol in place, and said party Regular Council Meeting - February 17, 2009 - Page 74 of 98 4 shall have the sole responsibility for the payment of workers' compensation benefits or other fringe benefits of said employees. 16. Third Parties. Nothing in this Agreement is intended to confer any rights or remedies to a person or entity not a party, or the successor or assigns of a party. 17. Immigration Com lin ance. As mandated by Arizona Revised Statutes section 41-4401, the parties are prohibited after September 30, 2008, from awarding a contract to any contractor or subcontractor that fails to comply with A.R.S. section 23-214(A). The parties must also ensure that every contractor and subcontractor complies with federal immigration laws and regulations that relate to their employees and A.R.S. section 23-214(A). Therefare, in signing or performing any contract for the parties, the parties fully understand that: a. They warrant that they and any subcontractors they may use comply with all federal immigration laws and regulations that relate to their employees and their compliance with A.R.S. section 23-214(A); b. A breach of the warranty described in subsection A, shall be deemed a material breach of the contract that is subject to penalties up to and including termination of the contract; and c. The parties or their designees retain the legal right to inspect the papers of any contractor or subcontractor employee who works on the contract to ensure that the contractor or subcontractor is complying with the warranty under subsection A. BY THEIR SIGNATURES BELOW, EACH PARTY REPRESENTS THAT IT HAS OBTAINED APPROVAL OF ITS GOVERNING BODY AT A DULY NOTICED PUBLIC MEETING. The "Town" The "District" The Town of Marana Northwest Fire District By: By: Its: Mayor Its: Chairperson Attest: By: By: Its: Clerk Its: Clerk Regular Council Meeting - February 17, 2009 - Page 75 of 98 5 ATTORNEY CERTIFICATION The foregoing Intergovernmental Agreement has been reviewed pursuant to A.R.S. section 11-952 by the undersigned, who have determined that it is in proper form and is within the powers and authority granted under the laws of the State of Arizona to those parties to the Intergovernmental Agreement represented by the undersigned. Thomas A. Benavidez, Esq. Frank Cassidy, Esq. Attorney, Northwest Fire District Attorney, Town of Marana Regular Council Meeting - February 17, 2009 - Page 76 of 98 ( EXHIBIT A DISTRICT PERFORMANCE TARGETS Class L• No Fire Plan review required; Inspections performed within 48 hours of the day requested excluding weekends and holidays 90% of the time Qualifying elements: • No structural modifications (new roof loads, openings in bearing walls) • Minimal mechanical, plumbing or electrical revisions (i.e. rerouting existing ductwork with no significant increase in length, moving existing fixtures with no appreciable increase in pipe length and relocating existing electrical components) • Occupancy load less then fifty • Either a B(business office) or M(mercantile/retail) occupancy • No fire separation issues (no fire separation walls shown or required) • No changes to occupancy or building area • No changes to fire alarm and fire sprinkler plans • Require final inspection approval by the Building Safety Division and the Fire Code Official prior to issuance of a Certificate of Occupancy • Respond to requested inspections within 48 hours of request excluding weekends and holidays 90% of the time Examples of businesses that could qualify in this category are: Retail shops that add only a customer service counter with cash register & display racks, exercise facility that adds only customer service counter, needs no additional toilet room(s). All Class I tenant improvements regardless of the type of business must atso fall within the above guidelines. Class II: 10 working days Tenant Improvement review, excluding plans submitted by Alternative Means and Methods which may require additional time Qualifying elements: • Minimal structural modifications (i.e. add mechanical loads to the existing roof structure, change door/window openings, no additions to the building) • Minor mechanical, plumbing and electrical revisions (i.e. addition of ductwork, addition of plumbing fixtures, addition of electrical components which do not require an increase in the service) • No A(assembly), E(education), or I(institution) occupancies • No fire separation issues Regular Council Meeting - February 17, 2009 - Page 77 of 98 ~ • Minor changes to fire sprinkler plans (relocation of heads, no additions to system) • Minor changes to alarm plans (no additions to systerp) • Respond to requested inspections within 48 hours of request excluding weekends and holidays 90% of the time Examples of businesses that could qualify in this category are: Retail shops, exercise facilities, business offices, etc., that add only a customer service counter with cash register, display racks and interior partition walls or modular office spaces that do not require additions to the fire sprinkler or alarm system are exercise facility that adds only customer service counter, needs no additional toilet room(s). All Class II tenant improvements regardless of the type of business must also fall within the above guidelines. Class III: 25 working days Tenant Improvement review, excluding plans submitted by Alternative Means and Methods which may require additional time Qualifying elements: • Structural modifications • Comprehensive building, fire, mechanical, plumbing and/or electrical review required • Fire separation issues • Changes in occupancy and/ar building area • Improvement is for an A, E or I occupancy • Additions to fire sprinkler system • Additions to fire alarm system • Respond to requested inspections within 48 hours of request excluding weekends and holidays 90% of the time The counter staff will conduct a preliminary review using these guidelines and alert the plan review staff which classification and timeline has been selected. Upon receiving the plan, the plans examiner will review the plans to verify the classification selection. The applicant will be notified of the timeline selection. For Class I tenant improvements Fire Code Official approval of plans will not be required. The Fire Code Official will verify through inspection that no changes were made or required to the fire sprinkler or alarm system prior to construction beginning. New Commercial Buildings Same as Class III tenant improvements New Custom Residential Homes 12 calendar days review excluding holidays 90% of the time Qualifying elements: Regular Council Meeting - February 17, 2009 - Page 78 of 98 g • Plan review of residential fire sprinkler plans ~ New residential custom home construction - not a model home • Respond to requested inspections within 48 hours of request excluding weekends and holidays 90% of the time Model Home 12 calendar days review excluding holidays 90°/a of the time • Plan review of residential fire sprinkler plans for a Town of Marana approved model plan • Respond to requested inspections within 48 hours of request excluding weekends and holidays 90% of the time Regular Council Meeting - February 17, 2009 - Page 79 of 98 9 EXHIBIT B DISTRICT FEE SCHEDULE FOR SERVICES Regular Council Meeting - February 17, 2009 - Page 80 of 98 1 ~ ~ ~ ~~f ~ ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COUNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayar and Council Item A 3 From: Frank Cassidy , Town Attorney Subject: Resolution No. 2009-23: Relating to Transportation; approving and authorizing the Mayor to execute an agreement with Union Pacific Railroad Company concerning double-tracking through the Town Discussion: Union Pacific Railroad (UPRR) is currently constructing a second main track between Yuma and Tucson, including the stretch through the Town of Marana. The Agreement presented for the Council's consideration by this item facilitates the double-tracking project and sets forth the parties' obligations for coordinating and cooperating with one another concerning both the double-tracking project and other future projects through Marana. The agreement also describes the extent of UPRR's financial obligations towards the construction of certain future grade-separated crossings in Marana, and obligates the Town to express its support of the double-tracking project in proceedings before the Arizona Corporation Commission. ATTACHMENTS: Name: Description: T~-pe: ? Reso UPRR_Double Tracking A_greem_ent Reso approving UPRR Doubie-Trackirrg Agreement Resalution {0_0012831~. _DOC O AGT UPRR Double Tracking (00012829)..D....O.....C. Exh A to Reso: UPRR Doub{e-Tracking Agreement Exhibit Staff Recommendation: Staff recommends adoption of Resolution No. 2009-23. Suggested Motion: I move to adopt Resolution No. 2009-23. Regular Council Meeting - February 17, 2009 - Page 81 of 98 MARANA RESOLUTION NO. 2009-23 RELATING TO TRANSPORTATION; APPROVING AND AUTHORIZING THE MAYOR TO EXECUTE AN AGREEMENT WITH UNION PACIFIC RAII,ROAD COMPANY CONCERNING DOUBLE-TRACKING THROUGH THE TOWN WHEREAS Union Pacific Railroad Company seeks to construct a second main line railroad through Town of Marana; and WHEREAS the Town and Union Pacific Railroad Company have prepared an agreement to address issues related to the double-tracking project and other matters relating to coordination and cooperation between the Town and the Railroad; and WHEREAS the Mayor and Council of the Town of Marana find that the proposed agreement is in the best interests of the Town and public. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: SECTION 1. The Agreement between the Town of Marana and Union Pacific Railroad Company attached as Exhibit A to and incorporated by this reference in this resolution is hereby ap- proved, and the Mayor is hereby authorized to execute it for and on behalf of the Town of Marana. SECTION 2. The Town's Manager and staff are hereby directed and authorized to undertake all other and further tasks required or beneficial to carry out the terms, obligations, and objectives of this agreement. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17~' day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 82 of 98 AGREEMENT Between TOWN OF MARANA, ARIZONA And UNION PACIFIC RAILROAD COMPANY This AGREEMENT ("Agreement") is entered into this day of , 2009, between TOWN OF MARANA, an Arizona municipal corporation, (hereinafter referred to as "Town") and the UNION PACIFIC RAILROAD COMPANY, a Delaware corporation operating a railroad in the State of Arizona (hereinafter referred to as "UPRR"). RECITALS A. UPRR currently is constructing a second main track on and along the Gila Subdivision (Yuma-Tucson) main line in Arizona wherever there is currently only a single main line track. UPRR's project requires construction of a second main track through and across existing public at-grade crossings within the municipal limits of Town. A list of seven (7) existing public at-grade crossings of UPRR's Gila Subdivision main line located within the Town is attached hereto as Exhibit A and incorporated herein by reference. B. UPRR and Town have met on several occasions to discuss UPRR's second main track construction project. UPRR has presented maps and other information to Town. Town understands the scope of the project as it may affect roadway at-grade crossings within its jurisdiction. Town has expressed concern about various matters related to UPRR's main line, including the second main track, as it passes through the Town. C. UPRR wishes to obtain Town's general support and cooperation with respect to construction of the second main track through Town, particularly with respect to the at-grade crossings listed on Exhibit A. Town wishes to have UPRR address certain Town concerns about UPRR's installation of its second main track and future grade separations over the main line. UPRR and Town desire to enter into this binding Agreement to address Town's concerns and to secure Town's cooperation with respect to the construction of second main track across the at-grade crossings listed on Exhibit A. AGREEMENT NOW, THEREFORE, the parties hereto make and enter into the following binding agreement: Regular Council Meeting - February 17, 2009 - Page 83 of 98 1 UPRR OBLIGATIONS 1. Barnett Channel Project. UPRR shall cooperate with the Town's project to install the Barnett Channel, which is a planned waterway, which would cross under the UPRR main line at RR MP 963.4. The Town's plans for the Barnett Channel include construction of a bridge for the existing UPRR main line track over the proposed Barnett Channel, and the Town shall pay the cost of installation of such bridge. The plans for the Barnett Channel include a separate bridge structure for the second main track to be installed by UPRR, and UPRR shall pay the cost of installation of such bridge for the second main track. Provided, however, if the Town changes the plans for the Barnett Channel project in a manner which materially increases the size of the required bridges and the conesponding cost, then the Town shall pay the portion of the cost of such second bridge which reflects the increase over the projected cost based on the plans for the Barnett Channel project on the date hereof. If relocation of fiber optic lines on the UPRR right of way at this location is required as part of the installation of the UPRR second main track, then UPRR shall complete the relocation per existing UPRR agreements with third parties in a manner which will accommodate the plans for the Barnett Channel project. Provided, however, if relocation of the fiber optic lines on the UPRR right of way at this location is not required as part of the installation of UPRR's second main track, but is required as part of the installation of the Barnett Channel, then UPRR shall cooperate with the need for such relocation, but the cost of such relocation required for the Barnett Channel project shall be paid by the Town. 2. Crossing Permits. Subject to the terms of this Agreement, UPRR shall cooperate and reasonably expedite UPRR's review and consideration of utility right of way crossing applications, whether or not located in public rights of way, for private crossings located in the Town. Provided, however, such applications must comply with UPRR's then-current utility right of way crossing requirements and standards. 3. Maintenance of Structures. UPRR shall cooperate with Town on necessary inspections and maintenance of the structures now existing or subsequently installed at the crossings listed on Exhibit A or otherwise contemplated herein, in accordance with UPRR's then-current Right of Entry Agreement form and any other agreements between the parties. 4. New Tangerine Road. UPRR shall cooperate with Town on Town's development of a grade separation for New Tangerine Road over the UPRR right of way, including reasonably expediting review and approval of plans, specifications and agreements submitted by the Town, each of which must comply with UPRR's then- current requirements and standards. Provided, however, UPRR acknowledges its approval of the current plans for this grade separation, which plans include piers supporting the New Tangerine Road overpass located in the UPRR right of way. UPRR shall also support the Town's application to the Arizona Corporation Commission ("ACC") for the proposed grade separation project. Provided, however, the Town agrees that UPRR shall not be required to contribute any funding to the New Tangerine Road grade separation project unless the project includes the closure of an existing public at- Regular Council Meeting - February 17, 2009 - Page 84 of 98 2 grade crossing somewhere in the Town. If the New Tangerine Road grade separation project includes the closure of an existing public at-grade crossing somewhere in the Town, and the Town receives federal funding for such grade separation project, then UPRR shall be liable for a five percent (5%) share of the cost of the theoretical structure under the provisions of the Federal Aid Policy Guide as contained in 23 CFR 646, Subpart B, Section 646.210(b)(1). Provided, if the Town does not receive federal funding for this grade separation project (and the grade separation project includes the closure of an existing public at-grade crossing), then UPRR's share of the cost of such theoretical structure shall be ten percent (10%). 5. Future Grade Separation Projects. UPRR shall, at the appropriate time, negotiate with Town in good faith the timing of UPRR's funding of its share of the cost of such theoretical structure for grade separation projects for the following locations: Marana Road Overpass at RR MP 961.33 Moore Road Overpass at RR MP [tbd] Avra Valley Road Overpass at RR MP [tbd] Twin Peaks Road Overpass at RR MP 9'70.18 Cortaro Road Overpass at RR MP 972.01 Ina Road Overpass at RR MP 974.03. For each of these grade separations, the share of the cost which UPRR would be required to contribute would be ten percent (10%) for projects with no federal funding and five percent (5%) for such projects with federal funding, in each case as a percent of theoretical structure under the provisions of the Federal Aid Policy Guide as contained in 23 CFR 646, Subpart B, Section 646.210(b)(1), and in each case solely to the extent the grade separation project results in the closure of an existing public at-grade crossing. In each case, the share of the cost indicated as payable by UPRR is the maYimum share of such cost which UPRR would be required to contribute. Except as provided in Section 6 below, in no event shall UPRR be required to contribute to any funding of a grade separation structure for which there is not a corresponding closure of an existing public at-grade crossing. The design plans for all grade separation projects shall comply with UPRR's then-current requirements and standards, including the requirement that the grade separation clear span the entire UPRR right of way, with no supporting piers or abutments in the UPRR right of way, unless UPRR agrees otherwise. 6. Tortolita Boulevard Grade Separation Project. Notwithstanding any language to the contrary in Section 5 above, UPRR shall contribute its five percent (5%) or ten percent (10%) share of the cost of the theoretical structure for the Town's Tortolita Boulevard grade separation project at RR MP 959.43, even though such project shall not result in the closure of an at-grade public crossing. As with other grade separation projects noted above, UPRR's share shall be ten percent (10%) if no federal funding is obtained by the Town, or five percent (5%) if federal funding is obtained. 7. Subsequent Utility Relocations. UPRR shall communicate with Town regarding UPRR's second main track project so the Town shall have an opportunity to Regular Council Meeting - February 17, 2009 - Page 85 of 98 3 request that UPRR plan the relocation of any utilities in connection with the second main track project to depths which would accommodate future projects planned by the Town. TOWN OBLIGATIONS 8. Town Projects in UPRR Ri~ht of WaX. In connection with all Town projects on UPRR right of way, Town shall execute UPRR's then-current form of Construction and Maintenance Agreement, License Agreement or Right of Entry Agreement, as applicable, in connection with such projects, including any grade separation projects for the crossings listed on Exhibit A or otherwise contemplated herein. Additionally, UPRR and Town anticipate that, for each of the particular projects contemplated in this Agreement, UPRR and Town shall enter into a more detailed agreement for each such particular project at the time the Town moves forward with such particular project, in each case consistent with the provisions set forth herein. 9. UPRR Second Main Track Project Cooperation. (a) Town shall support UPRR's second main track project, including specifically supporting and approving construction of the second main track over and across each grade crossing listed on Exhibit A. Town shall provide one or more letters to or filings with the ACC advising the ACC that Town supports and approves UPRR's project applications for construction of a second main track across all public grade crossings within the jurisdiction of Town. If appropriate, Town will endeavor to appear at ACC hearings and public meetings to advise the ACC that it supports and approves UPRR's applications to the ACC for authority to alter the subject grade crossings by installing a second main track at grade. (b) UPRR shall file this Agreement (when effective) with the ACC in support of each application it files for an additional main track over and across a public grade crossing listed on Exhibit A. Town agrees to provide statements confirming the effectiveness of this Agreement if so requested by the ACC or UPRR. 10. Permits. Upon request by UPRR, Town shall reasonably expedite review and approval of any permit applications by UPRR for its second main track project within the Town's jurisdiction, including promptly reviewing and approving any UPRR flood plain permit applications. OTHER 11. Open Communication. UPRR and Town shall use reasonable efforts to maintain open communications regarding their plans for subsequent expansion projects in the Town which materially impact their respective interests. Regular Council Meeting - February 17, 2009 - Page 86 of 98 4 12. Effectiveness and Termination of A~,reement. (a) This Agreement shall be effective when signed by the parties hereto. The date of this Agreement shall be the date on which the last party signs it. Subject to Section 12(b) below, this Agreement shall extend for a term of ten (10) years, and within six (6) months prior or subsequent to the end of such ten (10) year term, either party hereto shall have the right to extend this Agreement for an additional ten (10) years by sending written notice of such extension to the other party. (b) UPRR may unilaterally terminate this Agreement without penalty or obligation to Town if the ACC rejects or disapproves, or attaches substantial adverse conditions to, any UPRR second main track project grade crossing alteration applications regarding public grade crossings within Town's jurisdiction as listed on E~ibit A, such as ordering a grade separation funded by UPRR at any public grade crossing within Town's jurisdiction as listed on Exhibit A in response to a UPRR application to construct an additional main track at grade over and across such crossing, unless such order contains terms which are substantially the same in form and substance as the terms of this Agreement. 13. Miscellaneous Provisions. (a) This Agreement constitutes the entire agreement between UPRR and Town relating to this transaction. All prior or contemporaneous agreements, understandings, representations or statements, whether oral or written, relating to this transaction are merged herein. The headings and titles to provisions in this Agreement are for convenience only, and shall not be deemed to modify or affect the rights or duties of UPRR or Town. All rights and obligations of UPRR and Town set forth in this Agreement are integral parts of this Agreement. The consideration inducing UPRR and Town to enter into this Agreement includes all of the commitments by UPRR to Town, and by Town to UPRR, as set forth in this Agreement. The terms of this Agreement have been arrived at after considerable arms length negotiation and mutual review of the parties, and the parties agree that none of the provisions herein shall be deemed ar presumed to be construed against either party, regardless of which party drafted all or part of the terms of this Agreement. (b) Except as specifically set forth in this Agreement, none of the parties hereto waives, releases or relinquishes any rights any such party may have with respect to construction of railroad trackage or facilities or with respect to grade separation or grade crossing projects in the State of Arizona. (c) No modifications to this Agreement shall be effective unless in writing signed by all parties hereta (d) This Agreement shall be governed by Arizona law. (e) Time is of the essence of this Agreement. Regular Council Meeting - February 17, 2009 - Page 87 of 98 5 If any term, covenant or provision of this Agreement, or the application thereof to any person or circumstance, shall ever be held to be illegal, invalid or unenforceable, then, in such event, the remainder of this Agreement or the application of such terms, covenants and provisions hereof shall remain valid and enforceable to the fullest extent permitted by law. Furthermore, any such invalidity or unenforceability of a term, covenant or provision of this Agreement shall not be deemed to affect the validity or effectiveness of the remaining terms and provisions of this Agreement. IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the dates set forth below. TOWN OF MARANA, ARIZONA UNION PACIFIC RAILROAD COMPANY By: By: Title: Title: Attest: Attest: Date: Date: Regular Council Meeting - February 17, 2009 - Page 88 of 98 6 EXHIBIT A Marana Road at RR MP 961.33 Tangerine Road at RR MP 965.69 Camino De Manana at RR MP 970.42 Cortaro Farms Road at RR MP 972.01 Massingale Road at RR MP 973.36 Ina Road at RR MP 974.03 Joiner Road at RR MP 975.6 Regular Council Meeting - February 17, 2009 - Page 89 of 98 {00012829.DOC . 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COiJNCIL CHAMBERS, February 17, 2009, 7:00:00 PM To: Mayor and Council Item A 4 From: T VanHook , Community Development Director Subject: Resolution No. 2009-24: Relating to Community Development; approving and authorizing an amendment to the Intergovernmental Agreement with Pima County for Sharing of Cost Involved in the Provision of Public Transit Services to the Town of Marana to include funding for express transit services in the amount of $25,777.44 for fiscal year 2008-2009 Discussion: Under a June 2007 Intergovernmental Agreement, (IGA 01.04.M-139799.0706) between the Town of Marana and Pima County (Marana Resolution No. 2007-107), the Town of Marana is responsible for a cost share of Marana Rural Route and SunTran Route 16 services within Town limits. Federal match and local share equal $324,715. The Town is involved in the planning and implementation of these routes and has support their financially for a number of years. In a letter "Sharing of Transit Costs" dated April 14, 2007, Pima County Administrator, Mr. Huckleberry requested that the Town agree to amend the existing IGA to increase the Town's cost share to cover expenses incurred on three (3) express routes that travel through Town limits. The requested amount increased Marana's obligation by $115,307 for the fiscal year 2007-2008 and more than $118,000 for fiscal year 2008-2009. In his May 9, 2008 response to Mr. Huckleberry's request, Mike Reuwsaat suggested that further study was in order before any changes were made to the agreement. The issues raised in that letter were: - The Town was not involved in negotiations with Pima County or SunTran when the routes in question were established nor did the Town have any input on the frequency or location of stops along these routes. - The routes in question originate in Oro Valley an run through Marana's Ina Road business corridor, an area without significant residential development, en route to Tucson's downtown and university areas (Routes 102 &103), and the Aero Park off the Nogales Highway (Route 186). - The placement of the stops, route times, and frequency were not structured to serve Marana businesses or residents. In fact, the only residential development within easy walking and/or biking distance is in unincorporated Pima Counry. - Many of the businesses on the route have posted parking limit signs (i.e. customer parking only - 1 hour limit) in response to over crowded parking lots as a result of express stops. - Staff then entered into negotiations with Pima County and City of Tucson/SunTran staff to find a compromise position that would be agreeable to all parties. Regular Council Meeting - February 17, 2009 - Page 90 of 98 Subsequent to those negotiations, Mr. Reuwsaat sent a letter to Mr. Huckleberry, dated July 10, 2008 acknowledging responsibility for a portion of the express route related expense and agreeing to increase the annual transit cost share reimbursement to Pima County by $25,777.44 for services SunTran Routes 102, 103, and 186 beginning July 1, 2008. Per the formula established in the 2007-2008 IGA Marana acknowledged that each of the Routes (102, 103, and 186) provide services on a 13 mile portion of roadway within Town limits on 16 trips per day, Monday thru Friday excluding holidays, for a total of 255 service days per year. At the $4.86 net cost per mile rate for SunTran services (From COT IGA for FY 2008-2009) the Town would be obligated for (1.3 x 16 x 255 x$4.86) $25,777.44 for fiscal year 2008-2009. The proposed IGA amendment reflects the offer proposed in the July l Oth letter. Financial Impact: This amendment increases the Town of Marana's cost for provision of transit services by $25,777.44 for fiscal year 2008-2009. ATTACHMENTS: Name: Description: Type: ? Cost Sharing_I.GA Amendment -_Resolution 02- Transit Cost Sharing IGA Amendrr3ent Resolution 2009.doc Staff Recommendation: Staff recommends approving and authorizing an amendment to the IGA with Pima County for Sharing of Cost Involved in the Provision of Public Transit Services to the Town of Marana to include funding for express transit services in the amount of $25,777.44 for fiscal year 2008-2009. Suggested Motion: I move to adopt Resolution No. 2009-24, approving and authorizing an amendment to IGA with Pima County for Sharing of Cost Involved in the Provision of Public Transit Services to the Town of Marana (Contract # 01-04-M-139779-0706) to include funding for express transit services in the amount of $25,777.44 for fiscal year 2008-2009. Regular Council Meeting - February 17, 2009 - Page 91 of 98 MARANA RESOLUTION NO. 2009-24 RELATING TO COMMUNITY DEVELOPMENT; APPROVING AND AUTHORIZiNG AN AMENDMENT TO THE INTERGOVERNMENTAL AGREEMENT WITH PIMA COUNTY FOR SHARING OF COST INVOLVED IN THE PROVISION OF PUBLIC TRANSIT SERVICES TO THE TOWN OF MARANA TO INCLUDE FUNDING FOR EXPRESS TRANSIT SERVICES IN THE AMOLTNT OF $25,777.44 FOR FISCAL YEAR 2008-2009 WHEREAS, the Town of Marana recognizes the need to provide transit services to its residents; and WHEREAS, the Town of Marana has previously entered into an intergovernmental agreement (IGA) for sharing of cost for provision of transit services within the Town of Marana; and WHEREAS, Pima County has asked that the current IGA (Contract # 01-04-M-139779- 0706) be amended to include cost sharing for three (3) express routes providing services within the Town of Marana; and WHEREAS, the Town of Marana wishes to continue to participate in the provision of express transit services and has negotiated reimbursement to Pima County in the amount of $25,777.44 for fiscal year 2008-2009. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, that the intergovernmental agreement amendment with Pima County be approved to include cost sharing for express routes during fiscal year 2008-2009. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 17th day of February, 2009. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Regular Council Meeting - February 17, 2009 - Page 92 of 98 ~ ~~f I ~ 11555 W. CIVIC CENTER DRIVE, MARANA, ARIZONA 85653 COUNCIL CHAMBERS, February 17, 2009, ~:00:00 PM To: Mayor and Council Item D 1 From: Steve Huffman , Intergovernmental Affairs Administrator Subject: Le~islative Issues: Discussion/Direction/Action regarding all pending bills before the Legislature ~ Discussion: This item is scheduled for each regular council meeting in order to provide an opportunity to discuss any legislative item that might arise during the current session of the State Legislature. Periodically, an oral report may be given to supplement the Legislative Bulletins. ATTACHMENTS: Natne: Descriptian: Type: ? Buil_etin_-#4.pdf Bulietin 4 Backup Material O B_u_Iletin~#~df Bulletin 5 Bsckup Material Staff Recommendation: Upon the request of Council, staff will be pleased to provide recommendations on specific legislative issues. Suggested Motion: Mayor and Council's pleasure. Regular Council Meeting - February 17, 2009 - Page 93 of 98 • ~ 1~ _ ~I~~~~ * ~ , ~ IN THIS Bulletin ~ssue 4- January 30, 2009 ISSUE COMMITTEES co~ne~ i Senate President Bob Burns (R-Peoria) cancelled committees this week to focus on ImpactFees 1 the FY 2009 budget fix. Only five House Committees met this week due to a cancellation notice issued Tuesday afternoon, also due to budget work. As of Friday WebsitePostings 1 afternoon, tl~e Legislature was still in Special Session to resolve the budget. If the ProhibiGon Of Fire Sprinklers 2 budget is not passed before the weekend, legislative leaders may be forced to cancel at Budget Fix 2 least some committees next week. Weekly Spotlight 2 IMPACT FEE5 House Bi112259, sponsored by Representative Andy Biggs (R- Gffbert), is the same bill from last year (SB1406) that Governor Napolitano vetoed in the last days of session. The bill's main provision, which grandfathers fees for 2 years on individual developments, was an issue of contention for many cities last session. The House Commerce Committee is scheduled to hear this bill on Wednesday, February Legislafrve Bulletin is published by the 4`~ at 9:00 am. The League is opposed to this bill in its current form, due to concerns League of Arizona Cities and Towns. Forward your commenffi or suggesGons relating to the offset provision and the grandfathering language. We will work on this issue as it moves through the process. L.cague of Arizona Cities & Towns 1820 West Washington Street Phone~~. 602-258a57 607 WEBSITE POSTINGS Fas: 602-253-3874 Email: league@azleague.org Internet: www.azleague.org A key League resolution will be put before the House Government Committee on Tuesday, February 3rd at 2:00 pm. House Bill 2253 eliminates the requirement to If you would like be added to our publish public notices in newspapers instead it allows cities the option to publish the bulietin e-mail list please forward yow ~ e-~1=equest notices on their own websites. The bill is sponsored by Rep. Russ Jones (R - Yuma) csmith-humphrey@azleague.org and co-sponsored by many other members, including Government Committee Chairman Rep. Sam Crump (R-Anthem). The Arizona Newspaper Association strenuously opposes the bill. We have articulated two key reasons why cities want this flexibility: 1.) city ta~~payer resources would be better spent on other needs instead ofnotices in seldom-read newspapers; and 2.) posting information on city websites improves many citizens' ability to find the information. If a Government Committee member is from your city or town, please ask him or her to support H.B. 2253. If you need help contacting your representative or signing in to support the bill, contact League sta.ff. Regular Council Meeting - February 17, 2009 - Page 94 of 98 January 30, 2009 PROHIBITION OF FIRE SPRINKLERS The Weekly Spotlight - Representative Debbie Lesko On Tuesday, the House Government Committee's agenda included House Bill 2267, municipalities; This week our Spotlight focuses counties; fire sprinklers; codes, sponsored by Rep. Sam on Representative Debbie Lesko Crump (R-Anthem). This bill prohibits cities, towns, (R-Glendale). A first term ,i'~!I and counties from adopting an ordinance that mandates legislator, Representative Lesko 5 the installation of fire sprinklers in single-family homes. has been a neighborhood leader The Homebuilders Association of Central Arizona spoke with the City of Glendale insupportofthebill,statingthatthecostforinstallation Community Partnership and maintenance of fire sprinklers in homes is about program and an officer of the $5,000 per home, contending that this adds an economic County Republican Pariy. She burden on homeowners. also has served as an officer of the State Republican .Party, an Several members of the firefighter community attended advisory board member ofEve's the committee meeting to voice their concerns, including Place, a domestic abuse shelter, Ray Bizzal of the National Fire Protection Association fund-raising chair for her children's school and the and Jim Ford from the American Fire Chiefs Treasurer of the PUSD Community Committee. She is Association. Mayor Mike LaVault of Youngtown also married and the mother of three children. spoke against the bill. Those testifying against the bill clearly stated that fire sprinklers prevent escalation of yirytat prompted you to run for the legislature? fires and save the lives of residents and firefighters. My desire to make a difference in our state and country Many House committee members argued mandates of on issues important to me and my constituents. fire sprinklers in homes infringe on homeowners' personal liberties. The committee passed HB2267 6-1 What's your proudest legislative achievement? For new with Rep. Chad Campbell (D-Phoeniz) the lone members, what do you hope to accomplish? dissenting vote. The bill now will go to the House Rules Committee. The League is closely monitoring I atn a new member. My goal is to make our state and this bill. country an even better place to live. I am a supporter of low taxes, limited government BUDGET FIX spending and regulation, and preserving the principles that made our nation great. Arizona Legislators worked throughout the week to deliver a solution to the FY ' 09 budget. Their self- How can the stategovernment and local governments be imposed deadline is February 1. Governor Jan Brewer better parrners? (R) called a Special Session about 9:30 p.m. on Wednesday evening. The Senate and House Communication and education are important. Appropriation Committees passed budget bills with reductions to FY 2009 late Thursday night and began What kinds of things do you do to relax favorite music, again with floor amendments and discussion on Friday books, etc? morning. Spend time with my family and friends. As of Friday afternoon, neither chamber has started floor debates on the budget. With numerous Thank you for your time. amendments to consider on a nuxnber of highly contentious topics, capitol watchers are speculating that Thank you. the Legislature may not get the budget fix before the weekend. Regular Council Meeting - February 17, 2009 - Page 95 of 98 2 January 30, 2009 ~ ~ ~ i ~ IN THIS Bulletin Issue 5- February 6, 2009 ISSUE CITIES WIN IN SUPREME COURT On Tuesday, the Arizona Supreme Court handed Arizona's cities and towns a major Cities Win In Supreme Court 1 victory. The Court ruled in our favor in League of Arizona Cities and Towns v. Dean Budget Update 1 Martin and Janet Napolitano, in which we argued that a section of law in the 2008 budget was unconstitutional. The provision in question demanded that cities, towns and Impact Fees Bill Passes House counties "contribute" about $30 million collectively to the state's general fund. Committee 2 Legislative Days Are The League, through its attorneys at Perkins, Coie, Brown & Bain, argued the provision A Success 2 ~,as unconstitutional. The Court agreed and in its opinion staxed that the provision was rubli~ Nou~es B;11 Gets not an appropriation (the Governor's Office argued that it was) and therefore should not Traction 2 have been contained in the general appropriations bill from 2008 (H.B. 2209). Treasurer Weekly Spotlight 3 Martin agreed with the League's position that the provision was unconstitutionaL The Court's specific holding is that the Legislature's actions violate Article 4, Part 2, Section 20 of the Arizona Constitution. The Court declined to award the League attorneys' fees. BUDGET UPDATE When last week's Bulletin was sent, lawmakers were still negotiating the details of the Fiscal Year 2009 budget. After much back and forth activity, on January 315` at 2:18 am the FY'09 budget revision became a reality. This budget fix does not affect shared Legislotive Bulletin is published by revenue but cities and towns do have other direct and indirect hits, as money will no rne Lea~e ot.a~ZOna c~~e5 ~,a longer be available for certain transportation, economic development and law Towns. Forwazd your comments or Susgesrio~ to: enforcement projects, to name a few. The League is developing an analysis of these League ofArizona Cities & Towns impacts and will provide it as soon as possible. 1820 West Waslungton Street rho~X, Arizona 85007 5enate President Bob Burns (R-Peoria) is sticking to his promise that no bills will Phone: 602-258-5786 Fax: 602-253-3874 advance in his chamber until the FY' 10 budget is done. Therefore the Senate continues Email: league@azleague.org to hold informational hearings, mostly focused on state agency programs with budgetary Internet: www.azleague.org implications. 5peaker of the House Kirk Adams (R-Mesa) is allowing bills to be ifyou Wouia i~e ne aaaea co o,~ heard in committee, but no House bills have progressed beyond their initial hearings. bulletin e-mail list please forwazd your e-mailpeq Y@~league.org The current budget deficit estimate for FY' 10 is $3 billion. The FY'09 budget revision csmith-hum hre was for a$1.6 billion deficit. The Legislature is looking at hard choices in the next few weeks to reconcile this shortfall. The League will be vigilant in its protection of cities and towns throughout this process. Regular Council Meeting - February 17, 2009 - Page 96 of 98 February 6, 2009 IMPACT FEES BILL PASSES HOUSE Buckeye's elected officials later that day. COMMITTEE The City of Tempe met with its legislators on February HB2259, sponsored by Representative Andy Biggs (R- 3rd. Senators Meg Burton Cahill (D- Tempe) and Gilbert),passedtheHouseCommerceCommitteewith John Huppenthal (R- Chandler), and a 7-1 vote. This bill, which is identical to the one Representatives David Shapira (D-Tempe), Ed vetoed by former Governor Napolitano last year, still Ableser (D-Tempe) and Rae Waters (D- Phoenix) all raises concerns with cities and towns over the offset took time from their busy schedules to meet with Tempe requirements and the grandfathering provision. The officials. League, as well as the towns of Gilbert, Buckeye and ~e Central Arizona Association of Governments Queen Creek, spoke to the committee to address these issues. Though the bill passed, Representatives Bill (CAAG) held its legislative day on February Sth. Konopnicki (R- Safford), Rich Crandall (R- Mesa), Senator Rebecca Rios (D-Apache Junction) and Robert Meza (D- Phoeniz) and Michele Reagan (R- Representatives Jack Brown (D-St. Johns), Rich Scottsdale) qualified their "yes" vote with a request for Crandall (R-Mesa), Barbara McGuire (D-Kearny) the development community to work with the cities and and Frank Pratt (R-Casa Grande) met with officials towns to negotiate on these provisions. from Apache Junction, Coolidge, Globe, Hayden, Kearny, Maricopa, Miami and Queen Creek, as well as Representative Chad Campbell (D- Phoenix) voted Gila and Pinal Counties. against the bill and strongly supported the cities' position that this bill is a significant departure from the p~LIC NOTICE5 BILL GET5 principle of growth paying for itself. His questions to lobbyists for the development community made it clear TRACTION he understands that this bill not only could put our ability to build infrastructure in j eopardy but also that its House Bil12253 - publication of notices; websites, a provisions, such as the grandfathering, only serve to League resolution, was due to be heard on Tuesday in push the burden of new growth onto existing taxpayers. the House Government Committee but that Committee was cancelled. This bill will now be heard February 10`~ at 2:00 pm. LEGISLATIVE DAYS ARE A 5UCCE5S! The bill is sponsored by Representative Russ Jones Several cities have held legislative days already this (R-Yuma) and a host of co-sponsors. The bill will give session and several more are scheduled in the next few cities and towns the option to either continue to print weeks. The League appreciates the cities and towns that their public notices in the newspapers or put their are taking this opportunity to meet with their legislators notices on their official city websites. Our arguments and share information. These are tough times for all for this policy change are straightforward: the bill saves levels of government and our commitment to be partners hundreds of thousands of dollars in taacpayer money that in government is more important than ever. If you'd should be allocated to critical services rather than like to schedule a Legislative Day event for your city or printing costs; and it moves these important notices to a town, please contact Cheyenne at cwalsh@azleague.org venue that is far more widely available and used today or 602-258-5786 for more information. (the Internet) rather than hard-to-read printed pages in newspapers.. On January 21 st the Town of Queen Creek met with Senators Rebecca Rios (D-Apache Junction) and Jay The Arizona Newspaper Association continues to voice Tibshraeny (R-Chandler) and Representatives its strong opposition to the bill. We'll keep you posted Barbara McGuire (D-Kearny), Frank Pratt (R-Casa as this bill it progresses. Grande) and Steve Yarbrough (R-Chandler). The Town of Buckeye held its Legislative Day on January 27th. Senators Manny Alvarez (D- Douglas) and John Nelson (R- Litchfield Park), and Representatives Patricia Fleming (D- Sierra Vista) and Judy Burges (R- Buckeye) attended this event. In addition, Representatives Steve Montenegro (R- Litch£eld Park) and Jerry Weiers (R - Phoenix) were ~~drti,°o~~~~~~~i~yt~k2~ t~et~~ with 2 February 6, 2009 The Weekly Spotlight - What's yourproudest legislative achievement? For new members, what do you hope to accomplish? Representative Rae Waters My best hope is to protect education as best we can This week we focus on throughout the budget process. I am aware that there Representative Rae Waters, (D- will need to be some reductions but we must be careful Phoeniz). Ms. Waters has served and thoughtful. This is not the time to decimate our " on the Kyrene Elementary School educational system and hann the future economic District Governing Board since vitality of our state. If we want to attract business to our 1998, with three terms as state we must have a quality educational system. president. She is a past president of the Arizona School Boards How can the stategovernment and local governments be Association and currently serves better parrners? on the Board of Directors for the educational research firm WestEd. We must first and foremost understand each other's In addition she has advocated on issues and maintain constant communication. It is behalf of children and education in Washington as part important that we not get into a situation of balancing of the National School Boards Association Federal our state budget by hurting our local governments. Relations Netwark for the last eight years. What kinds of things do you do to relax favorite music, She has been on the board of directors for the Arizona books, etc? Alliance for Arts Education and the Arizona K-12 Center. Her professional and community involvement I enjoy reading mysteries. I enjoy musicals and my includes serving as a member of the Teacher Education favorite is Phantom of the Opera, but I also enj oy most Partnership Commission, president of the Kyrene any kind of music. In my spare time I like to do Municipal Property Corporation, chair of Kyrene needlework, spend time outdoors and occasionally play Citizens for Education, member of the Kyrene Wii with my kids. Legislative Information Network, and many other school and district committees. Thank you for your time. In recognition of her leadership and professional You're welcome. development in the Arizona School Boards Association, she has received her Certificate of Orientation, Boardsmanship, Associate of Boardsmanship, Masters of Boardsmanship, First, Second, and Third Clusters, and Silver & Gold Cactus Pin Awards. She has been honored by the National School Public Relations Association with their Outstanding Communicatar Award and by the Arizona School Public Relations Association with the Award of Excellence for Individual Contribution to Public Education. Representative Waters has lived in Ahwatukee far 27 years with Jim, her husband of 29 years, and their two children: Tommy, a student at Northern Arizona University, and Alyssa, a student at Mountain Pointe High School. What prompted you to run for the legislature? As a past-president of the Arizona School Boards Association and a member of the Kyrene Elementary School Board, I always have told people that if we want to further education in Arizona, we need to make changes at the legislative level. It was time to follow my own advice. Regular Council Meeting - February 17, 2009 - Page 98 of 98 3 February 6, 2009 -'`,~~ N `" r'/ 1 STATEMENT OF AGENDA CONFLICT declare a conflict on Agenda item ~}, ~, e~--~ , entitled:_~_ ~, For the following reason{s) : c ~oS~ ~~° i~ligud~r~%r/~•9 • • ~. I D Date Signature T/C '~-j ~