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HomeMy WebLinkAboutNorthwest Marana Area Plan 2000 NORTHWEST MARANA AREA :","~,::, P LAN ,~ r"" ,... ,... ,... ...,. ~I r"" " ';~;i~<<l'';':' ""*,_ ""P!"" ~ - .r.s;,o;"Uoc;:- __;=.t -"':" il.'I " ,.,. "" ,... ,::1, ~~ ,... ,... r r"' r r r ,... i" r ro Prepared By .~ tJh1'l' -.I-'iil ., ,~. F-i _~ r--'w.. ~ ~- ~ ".,r.':" .0;..';2"'0 OlIO - -- ~ ~ ,... The Planning Center 110 S. Church, Suite 1260 Tucson, AZ 85701 ro o Northwest Ml!lrana Area PIl!ln ~<lo1I ,... ~'i'-::i!"'- - ;.> (,. :~ -SiJ.~ -.:!II" ~_... - --.,. ~ t\1-A'R~>A ~/ 1"- TOWN OF MARANA ~ '':t''I'':;S_1;::;~.;. t · ~ -. "'-~.; .' .. r:::l.!2,~ ,,;.: .,:-Q......u. __.'GIo- I c' f\~ r:' ~ t: 1: ~ ' t:; .: ~ ); ~ I'Y"\ THE ~:::C PLANNING u.I CENTER 110 s. Qf\.IRCHA.~ SUITE 1260 n.JC9ON./IZ 8S701 fS2O\ezt.el48 Adopted October 17, 2000 ~ ,..... </ ~ ~. _ ..._.- _ Ia _ _ _ __ __. iOl.il'IiI. With Assistance from: The Town of Marana Planning and Zoning Department Parsons Brinckerhoff The WLB Group, Inc ESI Corporation NORTHWEST MARANA AREA i.'.<!'~';"'... PLA N >.;.:,;--. I;. ;' .":' ~.., ~ ~. ~ t" ; ". ~ l,"'~' ~ ,";" - ~~ "", ! '" " ~ /",., t"tl ~~ ~ t r f .};~ ~';':!.' ..!O ~ ~ , t- .-~::i..:..., ~ ,. ."'~<C'> ~~C" . ~ ., -- 'i~' '~.' , ...' "'C: -~- . ~t!:'J ~ .- ". .-. ~/..~~ ~ ~ , Prepared By The Planning Center 110 S. Church, Suite 1260 Tucson, AZ 85701 ~~ MARANA ~/ I\. TOWII OF HARANA f~-_;~~ . '?t: ~~,~ .$ " r:.' ',::, :0. "::' 1"';:;';',.: '.' - )?t~, ~.7 ~~:;~ ;.~-";.;.-. ~ ~ j~... .~ ..; ...,,:,,~ r{ . ~~. ~-"!Ol 'l~ , t ~ ...~';.< l.~ ,'- 0; ~ ~ '.!j,., - ~.:- ~~~~ ~~ ~ ....,. '~~'Ili.' '.- .~ ~THE PLANNING CENTER With Assistance from: The Town of Marana Planning and Zoning Department Parsons Brinckerhoff The WLB Group, Inc ESI Corporation 110 S. CHURCH A~ SI.JlJl:: 14050 nJCSON.AZ 8!701 f52M823-8""1 Adopted October 17, 2000 Ii: ..... III> 0 , ..... z DDDDD~ 'tI 2 '" if :i: iii' 0 iil ~ C-l;o-~::l :I ~g: ::l a-~c;;l. or III 1Il gJ::l!l~"8~ :I -I "U -. ~~ ~ iD g>~trt~~ :I g: ::l u:t ~~ ~'~ W !i"'imOUl -~- r i (OmS 3" c )> ii'X f; ::l !!l. !!l.- g- ... ::I III -< ft) iil S l>> f In ::I III <J'.JI" ~ ? ,,=-.$- ~ J " ~ " '" i \;' ~ " JI i :0 c: ii1 ~ - ~ '" ; ~ ~ .... -:d " .!~ 10 ... ~ "lo:> ~ ..., ~ ~ ~ ... ... ~ ti ,.... ,.... ,..... NORTHWEST MARANA GENERAL PLAN AMENDMENT ,... Northwest Marana Area Plan ,... T able of Contents ,... Acknowledgement v Executive Summary IX ,... Introduction 1 Overview 3 ,... Data and Analysis 11 Implementation 43 ,... Land Use Element 41 Town Center Element 73 ,.... Community Design Element 79 Community Design Guidelines 90 Agricultural and Rural Preservation Element 117 ,.... Agricultural/Urban Interface Element 125 Open Space and Natural Resources Element 131 ,.... Drainage Element 139 Transportation Element 145 ,.... Airport Element 155 Economic Development Element 165 P""Il Development Incentives 175 Appendix A: Southwest Architectural Styles A-1 ,...... Appendix B: Southwest Architectural Themes B-1 Appendix C: General Plan and Area Plan Matrix C-1 ,., Appendix D: Northwest Marana Monitoring Plan D-1 Appendix E: Recommended Revisions E-1 ,... Appendix F: Residential/Commercial Village Concept F-1 Appendix G: Economic Development and Housing Programs G-1 ,.... ,.... Hi iv 'l I 1 1 , 1 1 l 1 7 15 1 37 39 l 47 67 1 151 161 1 1 1 'l ,., , 1 , 1 1 1 NORTHWEST MARANA GENERAL-PLAN AMENDMENT Northwest Marana Area Plan Map List Planning Areas Floodway and Floodplain Open Space, Parks and Trails Significant Land Ownership Existing Land Use Northwest Marana Land Use Transportation Network Airport Influence Area - ,... Acknowledgements - ,... The Town of Marana, in concert with volunteer Technical Advisory Committee members, concerned citizens, volunteer Focus Group members and Council Study Sessipn participants, developed the Northwest Marana Area Plan, which provides guidelinesJor planned growth, while maintaining the Northwest Marana area's agricultural character. This Area Plan process was completed in approximately nine months, through citizen participation in a variety of Focus Groups and Town Study Sessions. ,... ,... Mayor Bobby Sutton ,.... Town Council Jim Blake Ora M. Ham Ed Honea Herbert Kai Roxanne Ziegler ..... ,.... Planning Commission Patty Comerford, Chairman David Parker, Vice Chairman Russell Clanagan Robert Condit Bill Dart Tim Escobedo Sue Flayer r- ,... Town Manager Mike Hein ,... Assistant Town Manager Mike Reuwsaat ,... Town Clerk Jocelyn Entz r- Development Services Administrator James R. DeGrood Planning & Zoning Director Joel Shapiro ,... ,... Planning & Zoning Staff Kevin Kish, Principal Planner Kathy Morris, Planner II Marcie Jones, Planner II - Planning & Zoning GIS Analyst Kevin Sweeney ,.... - v 1 Technical Advisory Committee (TAC) Members 1 I Gene Baker, Gladden Farms Mike earlier, Carlier Company Tom Clark Jr., Clark Farms Robert Condit, CMID/CWUA Manager Jim Cosbey, President, Stockmans Bank Ed Curly, Pima County Wastewater Brad DeSpain, Town of Marana, Utilities Director David Duffy, University of Arizona Roger Dugan, Airport Manager, Marana Northwest Regional Airport Chris Ellis, Gladden Farms Jim Gresham, Fire Marshall, Northwest Fire District Ted Haworth, Granite Construction Ray Honea, Resident Alan Laurie, President, Southern Arizona Home Builders Association Ken Lawrence, Town of Marana, Parks Director John Madsen, Arizona State Museum Kelle Maslyn, Marana Chamber of Commerce Larry Maucher, Arizona Department of Transportation Scott Mundell, Assistant Superintendent, Marana Unified School District Joe Parsons, President, Marana Stockyards Mike Reuwsaat, Assistant Town Manager Bill and Leilani Schisler, Residents Dave Smith, Chief of Police Leo Smith, Pima County Flood Control Bob Stubbs, Clark Farms Partnership Jack Townley, MSP Properties Jim Tucker, Fire Protection Specialist, Northwest Fire District Greg Wexler, Southwest Value Partners 1 1 1 1 1 1 J l 'l I 'l Consultants 1 This document was prepared by: 1 I The Planning Center 110 S. Church, Suite 1260 Tucson, AZ 85701 With Assistance from: 1 1 The Town of Marana Planning and Zoning Department Parsons Brinckerhoff 1 I The WLB Group, Inc. 1 ESI Corporation '1 vi 1 I - ,..... ,... ,.... Northwest Marana Area Plan ,... Executive Summary ,.... ,..... ,..... ,... - ,... ,... ,... ,... ,.... ,... ,... - ,.... ,.... . Executive Summary ,..... - The Northwest Marana Area Plan summarizes a nine-month planning process aimed at defining a vision for Northwest' Marana. The planning process included public participation procedures as well as the review of existing documents and studies including: the Town of Marana General Plan, zoning regulations, development critefia, traffic studies, public facility existing and projected capacity, development constrainfs, economi~ studies and market data, as well as an on site character analysis of the Northwest Marana Area. ,.... - The Northwest Marana Area Plan seeks to: .... ,.... . Identify community goals for Northwest Marana; . Evaluate the history, character and existing conditions of the area; . Analyze market and traffic conditions; . Articulate a vision, plan and strategy for the future of Northwest Marana based on community goals; . Formulate goals, objectives, policies, and standards designed to guide growth; . Develop a Northwest Marana Land Use Map based on those goals, objectives, policies, and standards; . Identify specific implementation action items; . Develop design guidelines; and . Prepare a Monitoring Plan. ,.... .... ,.... ,..... The primary goal of the Northwest Marana Area Plan is to preserve a sense of community by promoting the area's agricultural heritage, focusing civic functions in the Town Center, providing interconnectivity through the establishment of multi-purpose paths for pedestrian/equestrian and bicycle oriented amenities throughout the urbanizing areas, and establishing appropriate land uses within the urbanizing areas that promote sustainable neighborhoods and the sense of openness that is valued by residents of the Northwest Marana Area. ,.... ,.... The current zoning allows a multitude of uses and includes no specific design standards. New development under the current standards could dilute and weaken Northwest Marana's character and stability. - Land Use designations provided within this Area Plan for Northwest Marana establish a more restrictive approach to land use intended to enhance the existing quality and character of the area. ,.... One of the goals of this Area Plan is to integrate the five distinct planning areas identified through the appropriate utilization of open space and the establishment of appropriate buffers for Agriculture/Urban interface areas. Another goal is for the Area Plan to identify a place to serve as the symbolic heart, or Town Center, and establish a traditional civic identity for Northwest Marana area based on its heritage. ,.... - ,... - ix . Executive Summary 1 1 1 , Five distinct planning areas were identified within Northwest Marana: the Town Center the Urban Southeast, the Airport South, the Rural Northwest, and the Interstate East planning areas. The Town Center or Town Core Planning Area encompasses that portion of Northwest Marana bounded on the northeast by Interstate 1 a, and bordered on the south by Barnett Road. The southern portion of the west boundary is 1/4 niile west ,of Sandario Road, and extends north up to Interstate 10. The Town Center Planning Area includes the Town of Marana Town Hall. 1. 1 The Urban Southeast Planning Area surrounds the Town Center. Interstate 10 bounds the Urban Southeast Planning Area on the northeast. This area extends north to Interstate 10 and is bordered on the west by Sanders Road, on the south by the Santa Cruz River and on the east by the Town's corporate limits. l 1 The Airport South Planning Area corresponds to lands south of the Santa Cruz River, extending west to Trico Road, south to Twin Peaks Road and following the Town's corporate limits on the east side. The area includes the Marana Northwest Regional Airport. 1 The Rural Northwest Planning Area encompasses lands north of the Santa Cruz River and south of the Pima/Pinal County line, and up to the Pinal Airpark Interchange, and extends west to Trico Road and east to Sanders Road. 1 The Interstate East planning area is bounded on the east by the Central Arizona Project (CAP) Canal, on the north by the Pima/Pinal County line, on the west by Interstate 10 and on the south by the Town's corporate boundary. This area includes State owned lands and designated Pygmy Owl Critical Habitat. In addition, the eastern portion of the Rancho Marana Specific Plan is located within this area. Additional information is provided in the Introduction chapter of this Area Plan. 1 These planning areas are defined by specific qpportunities and constraints. An analysis of those opportunities and constraints provided the parameters necessary for the appropriate designation of land uses for the Northwest Marana area based on boundaries such as the 100-year floodplain, the Airport Influence Area, the Airport Restriction Area and the Airport Runway Protection Zones, the Central Arizona Project (CAP), Interstate 1 a, the Union Pacific Railroad, the Santa Cruz River Corridor and the Pygmy Owl Critical Habitat. 1 1 l 1 Actions need to be directed with the formulation of clear and precise goals, objectives and policies. The Implementation section of this Area Plan contains goals, objectives and policies designed to guide future development within Northwest Marana Area in accordance with the vision shared by residents and businesses. ..., The Implementation section encompasses twelve major areas: Land Use Element, Town Center Element, Community Design Element, Community Design Guidelines, Agricultural and Rural Preservation Element, Agricultural/Urban Interface Element, Open Space and Natural Resources Element, Drainage Element, Transportation Element, Airport Element, Economic Development Element, and Development Incentives. .., I 1 1 x 1 I ,... . Executive Summary ,.... ,.... The intent of the Implementation. section is to outline key strategies necessary to implement the Northwest Marana Area Plan. - These key strategies include the establishment of: ,...... 1. Appropriate land uses for the Northwest Marana area. 2. A sustainable approach to neighborhood development through the application of the Residential/Commercial Village concept for urbanizing areas. . 3. Appropriate densities for development within the Agricultural/Rural Interface. 4. Architectural themes that are reflective of the area's heritage. 5. Community Design Guidelines for urbanizing areas. 6. A specific plan review process to ensure that new development or expansion of old development is conducted in conformance with this Area Plan. 7. A multi-modal transportation system that includes pedestrian, bicycle and equestrian friendly pathways. 8. Economic incentives for business growth. 9. Development incentives that promote sustainability and interconnectivity. 10. Levels of Service Standards for public facilities. 11. An efficient transportation system. - ,.... ,...... ,... ,.... The Land Use Element of this Area Plan provides appropriate land uses for the Northwest Marana Area. The concept of residential/commercial villages proposes three residential categories, which include low density, medium density and medium-high density residential land uses. The location and distribution of residential densities propose a transitional concept, which locates medium-high densities at the core of the village and lower densities at the edges of the development, providing a gradient from edge to core. Medium-high densities occur internally within each village and are intended to include community support facilities such as health fitness centers, commercial services, parks and open space, recreational facilities such as playgrounds and swimming pools, schools, day care cent.ers and social activity areas, which will create a focus of activity and identity to each of the villages. These medium-high density areas are referred to in this Area Plan as Village Cores. ,... ,.... ,.... ,. The Residential/Commercial Village land use concept is defined in conformance with information provided within the Marana Town Center Sewer Basin Study, dated October 26,1999. As provided in the Sewer Basin Study, the existing Marana Wastewater Treatment Facility has a design capacity of 27,000 gallons per day (gpd). The existing average daily flow to the facility is approximately 28,000 gpd. In accordance to the Sewer Basin Study, Pima County Wastewater indicated that the facility's capacity will be upgraded in steps starting with an upgrade to approximately 100,000 gpd and eventually to a capacity of approximately 3-5 mgd. ,.... ,..... - In the Sewer Basin Study, future sewage flows are estimated based on an ultimate development density of 4.0 residential units per gross acre. The 4.0 residential units per acre equates to 1,000 gallons per acre per day, which is adequate for commerciallindustrial/institutional wastewater flow projections. ,.... ,.... xi . Executive Summary 1 I TABLE A 1 l 1. 1 1 Rather than utilizing an ultimate deyelopment density of 4.0 residential units per gross acre, as provided in the Sewer Basin Study, densities for the Northwest Marana Town Center and the Urban. Southeast" Planning areas were estimated based on sewer capacities, utilizing adjusted gross acreage. This methodology allows for a more accurate designation of average densities as it dedicates 30 percent of the gross acreage for schools, roads, right-of-way, and park needs. The resulting average density may appear higher, however, the resulting maximum number of units at buildout is lower. Tables A and B below compares dwelling unit estimates at buildout based on gross acres and on adjusted gross acres. DWELLING UNIT ESTIMATES AT BUILDOUT (Gross Acres x Average Density) .., I I Planning Area Gross I Average Density Units at I Acres Buildout I Town Center 714 13 RAC 2,142 I Urban Southeast 2,495 13 RAC 7,485 I TOTAL UNITS AT BUILDOUT 9,627 TABLE B 1 1 1 DWELLING UNIT ESTIMATES AT BUILDOUT (Adjusted Gross Acres x Average Density) 1 , I Planning Area Gross Adjusted* Average Units at Acres Gross Acres Density Buildout ! I Town Center 714 255 6 RAC 11,530 I Urban Southeast 2,495 1 ,450 4 RAe 5,800 I TOTAL UNITS AT BUILDOUT 7,330 1 * To obtain adjusted gross acres, subtract 30% and existing land uses from the total amount of gross acres as provided in the Data and Analysis portion of this A:ea Plan. 1 1 Villages are defined by the arterial and collector road system and other natural and/or man-made edges. The village concept provides a smooth transition into adjacent areas, while promoting the rural character valued by residents of the Northwest Marana area. This concept also promotes sustainability by accommodating commercial services as market forces determine their location. In addition, this land use concept promotes interconnectivity by providing trail system and open space connections throughout the urbanizing areas. ;1 I ~ 1 1 I xii 1 .... . Executive Summary ,...... ,... Residential/Commercial Village development, approved in accordance with the procedures of this Area Plan, shall maintain the average density indicated in the Northwest Marana Land Use Map. - Within the Southeast Urban Planning Area, average density for Residential/Commercial Village shall be 4 residences per acre. Within the Interstate East Planning Area, the average density for Residential/Commercial Village development shall be 4 and 6 RAC as designated in the Northwest Marana Land Use Map. ,... .... - Within the Residential/Commercial village development, a range of residential densities is encouraged. However, the average density designated to the area shall be maintained. ,.... Density Ranqes: Each residential land use within a Residential/Commercial Village development may be defined by a density range in dwelling units per acre as follows: Low Density: 0-3 RAC Medium Density: 3-8 RAC Medium-High Density: Greater than 8 RAC ,..... ,.... In summary, this Area Plan establishes a vision for Northwest Marana area and it is adopted as an amendment to the Town of Marana General Plan. The Northwest Marana Area Plan will provide long term guidance for the area to accommodate intelligent growth and development while protecting the character of the area and the quality of life for the citizens of Marana. - ,.... ,.... ..... .... ..... ..... ..... ,... ,... xiii - ,... ,... - Northwest Marana Area Plan - Introduction ,... ,... ,... ,... ,.... ,-- - - - - - ,... - ,.... ,... Introduction ,... ,.- Purpose ,... The Northwest Marana Area Plan is intended to provide overall direction to the development of the Northwest Marana Area and to facilitate preparation of developer initia~ed ~pecific plans, subdivision plans and development plans for the area. ,-. The text and maps contained within this Area Plan will assist both the Town and landowners/developers in the implementation of the adopted elements of the Town of Marana General Plan. The Northwest Marana Area Plan builds upon the General Plan. ,.... Scope ,.... The Northwest Marana Area Plan is based on the following major components: ,.- 1. Refinement of the General Plan Land Use Categories, Circulation System and Infrastructure, as applicable to the Northwest Marana Area; 2. Identification of the essential water, sewer, drainage and street systems needed to accommodate development in the Northwest Marana Area; 3. Establishment of community design guidelines, which include architectural and landscape design themes and guidelines. . 4. Identification of phasing methods and other financing strategies necessary to finance needed infrastructure and public facilities; ,.- ,.- ,... Plan Background ,... The Northwest Marana Area Plan is a major step towards implementing the Town of Marana General Plan adopted February 4, 1997, which recognizes Interstate Development Zones and Community Development Zones for the northwest area. ,.... Historically, Northwest Marana has been primarily an agricultural area with few pockets of residential land uses scattered through the area. Because of significant changes in Marana accompanied by factors such as the designation of habitat for threatened or endangered species which has resulted in a decline in the amount of developable land in the Town and the surrounding areas, demand for housing and employment areas has shifted to the Northwest area. The Economic Development Element adopted as part of the Town of Marana General Plan projects Marana's desired image of multiple marketplaces and conceptually identifies major activity centers, or Economic Development Zones. Table 1 presents major Economic Development Zones identified in the General Plan, which impact the Northwest Marana Area. ,.... ,.... ,.... ,.... ,.... ,... 1 Introduction ,., I ECONOMIC DEVELOPMENT ZONE Agribusiness Tier Marana Heritage Center TABLE 1 1 1 I TOWN OF MARANA ECONOMIC DEVELOPMENT ZONES IMPACTING THE NORTHWEST MARANA AREA Central Commerce . Park . . . Tangerine Center . . . GENERAL CRITERIA · Encourages rural, farming or ranching uses · Supports western theme establishments, riding academies and guest ranches for the tourist trade as well as resident-serving shopping. · Supports agricultural productivity. · Includes agricultural lands and industrial agricultural activities · Supports "Old Town" heritage preservation (Traditional Town core) · Includes existing Town Center and Town Government Activities · Accommodates expanded traveler's services with hotels and restaurants · Encourages community oriented commercial developments · Supports heritage events and "Old West" architecture, integrating specialty shops into public plazas for activities shared by Agribusiness Tier. Encourages freeway interchange improvements, integrating frontage road treatments. Provides opportunities for light manufacturing, warehousing and offices in campus like settings Offers high visibility from 1-10 for excellent corporate logo display Offers freeway transportation access for shipping potential Supports extensive Civic Center facilities (depending on ADOT improvements to Tangerine Road) Encourages convention space, performing arts, local government offices and meeting halls, private sector offices, shops, restaurants and hotels. Sculpted hills from gravel-pit reuse provide a dramatic setting for desert golf course. 1 APPLICABILITY TO THE NORTHWEST MARANA AREA Applicable to those areas west of Sandario Road and extending from the Pinal/Pima County line to Twin Peaks Road. 1 I 1 ..., I Applies to the Town Center Planning Area and portions of the Southeast Urban Planning Area. l 1 .., Corresponds with the intent and uses of the 1-10 Commercial Corridor area 1 1 . Located east of 1-10, a portion of this zone is within the boundaries of the Northwest Marana Area Plan. n I 1 Source: Town of Marana General Plan, Economic Development Element, 1997 1 ,., 1 .., 2 1 ,..... Overview ,... ,... Property owners have notified the Town of almost 1,000 acres of pending rezoning filings in Northwest Marana. To' get ahead of development and ensure that the Northwest Area is developed in a manner that reflects the visions and goals of residents, the Town Council directed the Planning and Zoning Department to amend the adopted General Plan. ,... ,... The Northwest Marana planning process recognizes the goals, objectives and policies adopted as part of the General Plan and identifies areas where such goals, objectives and policies may need revisions in order to reflect the needs of the Northwest Marana Area. A General Plan/Northwest Marana Area Plan Matrix included in Appendix C, lists the general plan's goals, objectives and policies in relation to the Northwest Marana area and identifies amendments to the General Plan. ,.. ,... The Northwest Marana Area Plan is based in the Town of Marana General Plan, the Marana Town Center Sewer Basin Study, The Town of Marana Water Master Plan, The Town of Marana Parks, Trail, and Open-Space System Master Plan, the Marana Northwest Regional Airport Master Plan, the Town of Marana Storm Water Master Plan, The Town of Marana Land Development Code and applicable ordinances. ,... ,.. Project Location ..... Northwest Marana is located on the northwestern portion of the Town of Marana. It encompasses approximately 38,337 acres and is bounded by the Central Arizona Project Canal on the east, the Pima/Pinal County line on the North, Trico Road alignment on the west, and Twin Peaks Road on the south. ,..... Surrounding Land Uses ,.... Existing land uses surrounding the portion of the Northwest Marana Area located east of 1-10 consist primarily of open space agriculture, some scattered residential neighborhoods, and State Lands, which contain Pygmy-Owl Critical Habitat. Existing land uses surrounding the portion of the Northwest Marana Area located west of 1-10 consist primarily of open space/agriculture, some scattered residential and commercial developments, airport related uses, institutional uses and vacant land. ,.... ,... Rural Character and Aesthetics ,..... Marana, Arizona, began as an agricultural community around 1881 when the railroad first came to the area. At the time, the Town was overgrown with dense mesquite thickets. The name derives from the Spanish word "marana," which means "impassable tangle" or "jungle." The Marana area has been prime farmland for centuries. Located where Brawley Wash joins the Santa Cruz River, Native Americans used the dependable water supply to grow corn, beans, squash and cotton. The Spanish came in about 1700 and started the first cattle ranches. ,... ,... ,... ,.... 3 Overview 1 "1 I As the area began to grow, cotton farming became a mainstay. Marana is known worldwide as the home of Pima cofton. Today, Marana blends its traditional agricultural economy with residential, commercial and industrial development. '1 , Incorporated in 1977, Marana has approximately 75 square miles within its boundaries and is the main trade center and community focus for a vast rural area covering approximately 500 square miles. Continued growth in the past decade has made Marana a flourishing trade center. In September 1993, the town annexed approximately 1.75 square miles. This area includes a significant number of businesses. The rural community that once was just farmland with a few businesses mixed in has become a bustling town with dynamic growth and a solid business base. ,., I " J 1 I The Northwest Marana Area Plan aims at promoting orderly growth while maintaining the rural character of Northwest Marana. '1 I Physical Setting 1 The Northwest Marana Area is nestled between the Silverbell Mountains and the Central Arizona Project. The portion of Northwest Marana west of Interstate 10 is located on the Avra Valley, which is bounded on the west by the Silverbell Mountains. These mountains provide the site with a picturesque backdrop. The Avra Valley portion of the project area is relatively flat. 'l I The portion of Northwest Marana east of Interstate 10 is bounded by the Central Arizona Project and primarily encompasses desert type lands with gentle slopes. To the east of the Central Arizona Project are the Tortolita Mountains. 'l J '1 l . Planning Areas :1 J Five main planning areas were identified within the Northwest Marana area. The concept of planning areas facilitates the planning process by establishing appropriate development boundaries based on specific needs. Each Planning Area presents distinct opportunities and constraints. The Northwest Marana Planning Areas Map shows identified planning areas within the Northwest Marana area. In addition, Figure 1 includes these planning areas in diagram form. The following Planning Areas were identified within the Northwest Marana Area: 1 , 1 The Town Center 1 I The Town Center or Town Core Planning Area encompasses that portion of Northwest Marana bounded on the northeast by Interstate 10, and bordered on the south by Barnett Road. The southern portion of the west boundary is 1/4 mile west of Sandario Road, and extends north up to Interstate 10. The Town Center Planning Area is the seat of the Town of Marana Town Hall, and includes primarily institutional land uses and open space. In addition, this area includes a portion of the adopted Rancho Marana Specific Plan. " I ~ ,., I I 1 4 ,., I ,... Overview ,... ,... The Urban Southeast ,.... The Urban Southeast Planning Area surrounds the Town Center. Interstate 10 boungs the Urban Southeast Planning Area on the northeast. This area extends northJp Interstate 10 and is bordered on the west by Sanders Road, on the south by the Santa Cruz River and on the east by the Town's corporate limits. This planning area primarily includes agricultural uses with some residential, commercial and industrial land uses, the Calmat Specific Plan and a portion of the Rancho Marana Specific Plan. ro ,... Airport South ..... This area corresponds to lands south of the Santa Cruz River, extending west to Trico Road, south to Twin Peaks Road and following the Town's corporate limits on the east side. This planning area includes primarily agricultural and vacant land uses and some public and institutional, residential and industrial land uses. The area includes the Marana Northwest Regional Airport. A large portion of the area is currently owned by the State. ,... ,.... Rural Northwest ,...... ".. This area encompasses lands north of the Santa Cruz River and south of the Pima/Pinal County line, and up to the Pinal Airpark Interchange, and extends west to Trico Road and east to Sanders Road. This planning area includes primarily agricultural land uses with some residential and commercial uses. ,... Interstate East ,.. The Interstate East planning area is bou'nded on the east by the Central Arizona Project (CAP) Canal, on the north by the Pima/Pinal County line, on the west by Interstate 1-10 and on the south by the Town's corporate boundary. This area includes primarily vacant land with some residential and commercial land uses. This area is bounded by State owned lands and designated Pygmy-Owl Critical Habitat. In addition, the eastern portion of the Rancho Marana Specific Plan is located within this area. ,... ,.. ,.. ,.. ,.... ,.... 5 Overview 1 I 1 I Northwest Marana Area Planning Areas Rural Northwest Interstate East Urban Southeast Town Center (Town Core) Airport South 'l '1 I '1 I 1 1 I 'l , Figure 1: Identified Planning Areas. " .., c J '1 J 1 1 I ., I 1 ., ,., I " I 6 .., ,... ,... Appendix G: Economic Development & Housing Programs ,.. ,... EliGible Applicants The state's program is available to units of local government, state agencies, public housing a.uthorities and nonprofit agencies. ,... ,... EliGible Activities Eligible activities include transitional housing, permanent housing for the disabled, rental housing acquisition, rental housing rehabilitation, rental housing new construction, rental assistance, housing operations funding, supportive services funding and single room occupancy housing. ,... EliGible Beneficiaries Eligible beneficiaries are homeless persons and families at or below 50 percent of median area income. ,.... ,... Application Process The Special Needs Housing Office, in conjunction with the Department of Economic Security's Homeless Coordination Office, coordinates and administers the HUD Continuum of Care Homeless Housing program on behalf of rural Arizona. The program is an ongoing local community-based planning process for the identification of housing and supportive-services needs. The planning process identifies existing housing and services for homeless persons as well as the unmet needs and gaps in services, prioritizes the identified gaps, and creates a strategy for funding projects that address the highest priorities. The process results in the submission to HUD of a Continuum of Care Application that outlines the results of the planning process and requests funding for a variety of projects addressing the identified needs of the homeless in rural Arizona. ,... ,... ,... Home Modification and Repair ,... Home Modification and Repair includes adaptations to homes that can make it easier and safer to carry out activities such as bathing, cooking, and climbing stairs and alterations to the physical structure of the home to improve its overall safety and condition. ,... ,... Home modification and repair can help prevent accidents such as falls. Research suggests that one-third to one-half of home accidents can be prevented by modification and repair. ,... Home modification and repair can allow people to remain in their homes. Older people tend to live in older homes that often need repairs and modifications. Over 60% of older persons live in homes more than 20 years old. Home modification and repair can accommodate lifestyle changes and increase comfort. ,.. ,- ,... 9 Appendix G: Economic Development & Housing Programs '1 1 I I Financial Assistance Some home modification and repair programs make loans or provide services free:"of charge or at reduced rates for eligible older people. - . 1 " I . Farmers Home Administration Programs .., I I Various grants and loans are available for rural, low-income elders through the Farmers Home Administration. Many cities and towns use Community Development Block Grants to help citizens maintain and upgrade their homes. 1 Local Welfare or Enemv Department: Two programs from the Low- Income Home Energy Assistance. Program (L1HEAP) and the Weatherization Assistance Program (WAP) of the U.S. Department of Energy, provide funds to weatherize the homes of lower income persons. " I Local Area AGencv on AGinG: Funds from the Older Americans Act Title III often can be used to modify and repair homes. " I J '1 Local Lenders and Banks: Some lenders offer Home Equity Conversion Mortgages (HECM's) that allow homeowners to turn the value of theft home into cash, without having to move or make regular loan payments. 1 I 1 . 1 1 I " I .., I 1 ,.., I . " I 10 ,., I ,... ,..... ,... - Northwest Marana Area Plan - Data and Analysis ,... ,..... ,.... ,..... ,... ,... ,... ,... - ,... ,... ,... ,... ,... ,... Data and Analysis ,... ,.... Topography ,.... Town Center Planning Area ,..... ,..... The topography of the Town Center Planning Area consists of a flat alluvial plain, having no significant topographical features. The entire area has been farmed for many years and has been leveled and re-Ieveled until all natural features are gone. Urban Southeast Planning Area ,.... ,.... Like the Town Center Planning Area, the topography of the Urban Southeast consists of a flat alluvial plain, having no significant topographical features. The entire area has been farmed for many years and has been leveled and re-Ieveled until all natural features are gone. ,.... Airport South Planning Area ,.... This area is flat, level ground and has no significant topographic features. This is an area of agricultural and rural use on the west side of the Santa Cruz River. The topography is flat with no significant features. ,..... Rural Northwest Planning Area ,..... The topography of the Rural Northwest has no significant topographical features. The entire area has been farmed for many years and has been leveled and re-Ieveled until all natural features are gone. ,.... Interstate East Planning Area ,..... The Interstate East planning area is located in the Tortolita Mountains Alluvial Fan, which is relatively flat and gently sloping to the southwest. Runoff from the T ortolita Mountains flows southeasterly toward the Santa Cruz River from seven alluvial fan watersheds. Steep, uniform slopes in sandy erodible soils generally characterize alluvial fans. Flood flows on fan surfaces are not contained within defined channels. As a result the flow path is often dynamic and subject to erratic migration, sheet flow, and braiding during each flood event. The runoff from the Tortolita watershed is intercepted by the Union Pacific Transportation Company rail bed and Interstate 10. Storm water ponding occurs along the upstream side of these features. There are some small irregular hills or ridges. Seven Tortolita Fan Spine washes impact development on the east side of 1-10. They are: Derrio Wash, Cottonwood Wash, Cottonwood Tributary, Cochie Wash, Wild Burro Wash, Ruelas Wash, and Prospect Wash. ,..... ,.... ,... ,... ,... 11 Data and Analysis 1 I ,., I Santa Cruz River Corridor 1 The Santa Cruz River crosses the" approximate center of the Northwest Marana Area diagonally from southeast to northwest. Topographically, the river and tributary cham;el deposits are generally lower than adjacent land. Along the Santa Cruz River they are the lowest feature. The entire unit includes a complex of low terraces, active and recently inactive channels, gravel bars and flood plains. ,., I F'l Flood Prone Areas 1 The Floodway and Floodplain map included in this section delineates the f100dway and the 1 DO-year floodplain within the Northwest Marana Area. Information provided within this section is based on the Lower Santa Cruz River Levee Project Proposed Floodplain/ Floodway, prepared by Pima County and dated October 2, 1998. This map delineates f100dway and floodplain after the completion of the Lower Santa Cruz Levee Project. The Pima County Flood Control District and the Town of Marana completed a Conditional Letter of Map Revision Application September 1998, to update existing Federal Insurance Rate Map, prepared by the Federal Emergency Management Agency. 1 1 , " Town Center Planning Area The Town Center Planning is currently designated as Zone X, areas protected by levees from 1 DO-year flood. 1 I Urban Southeast Planning Area 1 j The Urban Southeast Planning area is currently designated as Zone X, areas protected by levees from 1 DO-year flood. 1 Airport South Planning Area 1 This planning area is located on the west side of the Santa Cruz River. The more removed from the river area, the less restrictive the designation. As indicated on the Floodway and Floodplain map, a portion of this planning area is along the Santa Cruz River Corridor is within the f1oodway. This portion presents development constraints. Most of the remaining lands within this planning area are located within the 1 DO-year floodplain. " I I 'l ., 'l 1 12 1 ,.... Data and Analysis ,.. ,..... Rural Northwest ,... This area is located east of the' Santa Cruz River on the northwestern portion of Northwest Marana. A large portion of this area is located within the f100dway area. The remaining portion is located within the 1 DO-year floodplain . ,... Interstate East Planning Area ,... The land east of 1-10 that is in the Planning area continues to be Flood Zone AH. It is a 1 DO-year floodplain and the flood depths are from 1 to 3 feet during a 1 DO-year event. Santa Cruz River Corridor ,... The entire Santa Cruz corridor north of the leeve project is in a Floodway area within the AE zone. ,.. ,.. Hydrology ,.. Town Center Planning Area ,.... The Town Center Planning Area has no significant hydrological features, and was removed from the 1 DO-year flood plain after the levee was built. However, stormwater running from the Tortolita alluvial fan creates flood hazards within the Town Center. The need to prepare a drainage master plan for this area has been identified. ,... Urban Southeast Planning Area. ,... The Urban Southeast Planning Area has no significant hydrological features, and was removed from the 1 DO-year flood plain after the levee was built. However, stormwater running from the Tortolita alluvial fan creates flood hazards within this area. The need to prepare a drainage master plan for this area has been identifie.d. ,.. Airport South Planning Area ,.... ,.. This area is on the west side of the Santa Cruz River and contains the Marana Northeast Regional Airport. Most of this land is within the 1 DO-year floodplain as indicated in the previous section. ,.. r"'" ,.. 13 Data and Analysis ,., I " Interstate East Planning firea l The Canada Aqua Wash. is the principal drainage system within this area. Several sub-basin areas drain towards this wash. These boundaries generally coincide with the boundaries delineated by Arroyo Engineering, Inc., as a part of the Town of Marana Stormwater Master Plan. . n I J The most significant man-made features within the east side planning area are the Union Pacific Railroad (UPRR) and Interstate 10, which exist along the southwest border of the property. The drainage culverts beneath both of these transportation facilities are inadequate to convey the 1 DO-year peak flow rate. They usually cause backwater ponding behind elevated embankments. Flow, which cannot be conveyed through the culverts, either overtops the railroad or drains northwesterly along the east side of the railroad embankment and towards the Town Center Planning Area. This area needs to be included as part of the study area, during the preparation of the drainage master plan for the Northwest Marana Area. 1 I 1 I '1 1 J Slopes 1 With the exception of the Interstate East Planning Area, the remaining planning areas, west of the Interstate are flat having no slopes. 1 The Interstate East Planning Area is relatively flat and gently sloping to the southwest. To a very limited extent, the site includes some small irregular hills or ridges that contain local slopes in excess of 15 percent. l l 1 1 I 1 . 1 1 1 J 14 1 I ~%It 0 2~ . :; .... '> t~/ V 0 ~' 0 '" ~~ c. z .... , ~ 0 Z Ul ;:+ '" ;;:: ~ III ~ "Tl Dl >::r :J 0 0 < III )> 0;- '? .., :E OJ 0 ID ID ''--- ";,,.. :J ;;; 0 -< c. l'O ~ ~ II> III 2 CD ~ III III :; -I "U III ".... N , '< "n 0 iii" ;:0 "Tl iii::: ::; :J <' 0 :J (IJ 0 :J III r ~ 0 0 c. 0 .., [ c: r -0 III :J a. CD 0) C. :J / if ~ '" III < 5' 8 -< CD 'a III CD iii "...,#" -. /' 1 '" :J ,/ i ~ ~ ... /.~ ... ... Pi a ... Data and Analysis ,... ,..... Water r I As provided in the Town of Marana Water Master Plan, water services for the Town: ~f Marana are currently provided by a municipal water utility, the Town of Marana Municipal Water System Department, a number of public and private water companies and cooperatives, and individual private wells. The Town of Marana Water Master Plan examines the existing water systems and the future requirements for water system development, to create an adequate water supply strategy for residents of Marana over the next 20 years. The master plan considers the need to upgrade and expand existing systems, including the need for new wells, storage facilities and mains, opportunities for interconnecting existing systems, and the feasibility of acquiring and managing as a single entity a comprehensive water system serving potable water to all the residents within the Town of Marana. ,... r" ,..... r" The geographical extent of the water system is the Town of Marana's future planning area. The Northwest Marana Area is located within the water system master plan future planning area. ,.... ,... The Town of. Marana Municipal Water System Department operates eight separate water service areas within the Town of Marana future planning boundary: the Honea service area, Picture Rocks, Airline-Lambert and Palo Verde service areas, formerly part of the Marana Water Service Company; and the Marana, Flastaff Flats, La Puerta del Norte and Oshrin Park service areas, formerly operated by the CortaroWater Users Association. In addition, the Town of Marana Municipal Water System Department currently plans to take over the operation and/or purchase portions of Tucson Water that fall within the Town boundaries. Certain portions of the Tucson Water system serve the Northwest Marana area. r ,... Table 2 shows water service areas providing potable water to areas within the Northwest Marana boundary. ,... ,.. ,- ,... ,.. ,... ,... 17 Data and Analysis 1 l TABLE 2 l WATER SERVICE AREAS PROVIDING POTABLE WATER TO AREAS WITHIN THE NORTHWEST MARANA BOUNDARY 1 I Water Service Operational General System Pipelines Area Authority Location Description Diameter I Marana Primary T own of Marana Trico-Marana A 28.2 and a 22.1 8, 6, 4 and 2 Service Area Municipal Water and Sandario water well with inches. System Road storage tank, booster station and hydropneumatic tank. Honea Service Town of Marana Sandario Road East and west well 8, 3 and 2 inches Area Municipal Water South of sites with storage with 4 inch transfer System Barnett Road tank, booster station between tanks. and hydropneumatic tank. 8 and 2 inches with West well site with 4 inch transfer storage tank, booster between tanks. station and hydropneumatic tank. Airline Lambert Town of Marana Avra Valley 2 well sites with 6, 4 and 3 inches. Service Area Municipal Water Road - West storage tank, booster System of 1-10. station and hydropneumatic tank. I Falstaff Flats Town of Marana Avra Valley A 8.1 well with a 3 inches. Service Area Municipal Water Road - West hydropneumatic System of 1-1 0 Tank La Puerta del Town of Marana Twin Peaks One well with 6, 4, 3 and 2 Norte Service Municipal Water Road - West: storage tank, booster inches. Area System of 1-10 tank, hydropneumatic tank. Palo Verde Town of Marana West of Twin One well site, 6, 4 and 2 inches. Service Area Municipal Water Peak Road storage tank, booster System. and South of station, Avra Valley hydropneumatlc Road tank. Tucson Water City of Tucson On Silverbell One well with No information Municipal Water Road - South storage tank, booster available. System of Luckett station, and Road hydropneumatic tank. Tucson Water City of Tucson On Silverbell One well, storage 16, 12 and 6 Municipal Water Road - West tank and booster inches. System of 1-1 0 station. (West of 1-10) (West of 1-10) Lyn-Lee Service Lyn-Lee Water On West One well and 6, 4 and 2 inches. Area Company Trico-Marana hydropneumatic Road Tank l 1 I 1 , 1 1 ,.., J l 1 l l l 1 l Source: Town of Marana Water Master Plan, 1998. 1 J 18 1 ,.. Data and Analysis ,.... ,... Other Water Sources Cortaro-Marana Irrigation District (CMID) ,... ,... According to the Town of Marana Water Master Plan, in addition to the wells described in Table 2, other water wells of interest are the Cortaro-Marana Irrigation DistricUCortaro Water Users Association (CMID/CWUA) wells scattered across the Marana area, The Town of Marana Municipal Water System Department has entered into an Intergovernmental Agreeement with CMID, based on the potential for future use of these wells. According to this agreement, as the irrigation wells are no longer needed for agricultural purposes, the wells may become available for domestic use. Thirty-one (31) CMID wells throughout the Marana planning area have been identified in the Town of Marana Water Master Plan as potentially useful wells. The total capacity of these CMID . wells is approximately 64,000 gpm. ,... ,.... ,.... Privately Owned Wells ,... There are a number of privately owned wells in the Marana area, which are of interest for the water master planning effort of the Town of Marana Municipal Water System Department. As provided in the Town of Marana Water Master Plan, the Department anticipates buying or operating a number of these privately owned wells to supplement the existing water supply, or to retire the water rights for purposes of water adequacy, None of these privately owned wells identified for purchase serve the Northwest Marana area. ,.... ,.... Water Sources ,..... ,.. The primary source of water in Marana is groun'dwater, and the service area is within the Tucson Active Management Area. The Town of Marana future planning area is effectively divided into two groundwater basins by the Rillito Narrows near Rillito, Arizona. At the Narrows, relatively shallow bedrock forms a constriction to groundwater flow between the Marana and Cortaro areas. The Town of Marana Water Master Plan includes provisions for groundwater rights and uses, various types of withdrawal permits, and management of groundwater, which apply to the Northwest Marana Area. The master plan also provides for replenishment and conservation of groundwater, defines wells and permits required to construct wells, and provides fees for withdrawal, replenishment, and conservation. r ..... ,.. The Tucson Active Management Area ,... The Northwest Marana Area is part of the Tucson Active Management Area, which covers 3,866 square miles in southeastern Arizona. The Tucson AMA is one of five AMAs in the state, which were established pursuant to the 1980 Groundwater Management Code. ,... ,... 19 Data and Analysis 1 1 The Tucson AMA is in the basin and range physiographic province characterized by broad, gently sloping alluvial basins' separated by north to northwest trending fault block mountains. There are !.wo groundwater sub-basins in the AMA, the Avra Valley Sub- basin and the Upper Santa Cruz Sub-basin north of the Pima/Santa Cruz County line. The AMA includes portions of Pima, Pinal and Santa Cruz Counties, and five incorporated cities and towns: Marana, Tucson, South Tucson, Oro Valley and Sahuarita. l 1 The Tucson AMA has a statutory goal of achieving safe-yield by 2025. Safe-yield means that the amount of groundwater pumped from the aquifer on an average annual basis must not exceed the amount that is naturally or artificially recharged. The safe-yield goal is a basin-wide balance, which means that water level declines in one portion of the AMA can be offset by recharging water in another portion of the AMA. l 1 Total water use in the AMA is currently about 314,000 acre-feet (AF) per year. Groundwater is the primary water supply. Effluent is served to some golf courses, parks and schools. Central Arizona Project Water (CAP) is used by some farms in-lieu of groundwater pumping and is also recharged to the aquifer in spreading basins for recovery in the future. Roughly 50 percent of the total water supply is mined groundwater. Municipal use accounts for nearly half of the total water use and agricultural use accounts for approximately one-third. The remaining water use includes major copper mines and miscellaneous other industrial well owners (20%) and small domestic wells (1 %). 1 1 I 1 1 Effluent Approximately 65,000 AF of effluent was produced in 1995 within the Tucson AMA. Of this amount only about 17% or 11,000 AF was reused as reclaimed water on turf facilities or delivered to agricultural users. About 83% (53,000 AF) of the remaining effluent is discharged into the Santa Cruz River where it supports riparian habitat as well as recharges the groundwater aquifer downstream. 1 l 1 l As provided in the Town of Marana Water Master Plan, the Santa Cruz River has received sewage effluent on an intermittent basis since 1928. As a result of sustained releases since 1970, the Santa Cruz River channel has been' continuously wetted from the Ina Road wastewater treatment facility outfall to the Rillito Narrows and beyond into the Marana area. In 1993, about 50 million gallons per day (MGD) of treated effluent were discharged to the Santa Cruz River. A planned expansion of the Roger Road Wastewater Treatment Facilities and Ina Road Water Pollution Control Facility will increase the two plants treatment capacity to about 78 MGD. .., J Within the Marana area, Cortaro-Marana Irrigation District (CMID) is the primary user of treated sewage effluent for irrigating crops. Since 1978, the District has used an average of 2,750 acre per year of treated effluent. An effluent/groundwater blend has been distributed to most of the District's lands. 1 1 .., 20 1 ,... Data and Analysis ,... ,... Wastewater sludge, a byproduct of the wastewater treatment process has been used for application of sludge to farm lands.. According to the Town of Marana Water master Plan, approximately 29,440 tons of. sludge have been applied to agricultural land in the area since 1984. ,... Agriculture Water Uses ,... ,-- There are three primary agricultural areas in the Tucson AMA: Cortaro-Marana Irrigation District (CMID), Avra Valley Irrigation District (AVID) and the pecan groves owned by Farmers Investment Company (FICO) near Green Valley. Total agricultural water use is less significant in other locations of the Tucson AMA where farming operations usually consist of small pastures located along the larger drainages and washes. Of the total of 39,455 acres of irrigation's grandfathered rights (IGFRs), about 15,000 acres are consistently out of production. This equates to a 62% farmland utilization rate. Of the 427 IGFR's in the Tucson AMA, 195 are less than ten acres and are no longer required to report annual water use or meet annual water use allotments. Of the remaining 232 large farms, 46 have reported no water use in the past three years. ,.. ,... r Due to various economic factors such as urbanization, reduction in cotton prices, past federal set-aside programs and increasing energy and water costs, agricultural pumpage has declined from about 116,600 AF in 1984 to 96,500 AF in 1995. Probably the single most important contributing factor in this decrease is a reduction in planted acres. Preliminary indications of 1996 water use show an increase compared to previous years. This trend is a result of an increase in cropped and double cropped acres. ,... ,... Central Arizona Project (CAP) Water ,... After treatment, Colorado River water provided through the Central Arizona Project (CAP) could meet all primary State and Federal MCL's, but its chemistry is different from the chemistry of groundwater in the area. The concentrations of sodium, dissolved solids, and hardness found in CAP water are generally more than twice that of local groundwater supplies. The Pima Association of Governments (PAG) has concluded that concentrations of dissolved solids in CAP water will not have a significant impact on wastewater treatment facilities and artificial recharge projects. The report indicates that wastewater from CAP water will be suitable for irrigation of most crops and landscape plants. ,... ,... ,... Upgrades and Expansions - Existing Water Supply System ,... The Town of Marana Water Master Plan proposes recommendations for upgrades and expansions of the existing water supply system. Recommendations include the addition of source, storage, and booster capacity, as well as water main upgrades. In addition, as mentioned before, the Town of Marana Municipal Water System Department is currently in the process of acquiring some of the existing water wells operated by other entities. ,... ,..... ,..... 21 Data and Analysis l 1 l l As recommended in the Town of Marana Water Master Plan, all proposed water systems for new development within the Marana Area should be examined by the Town of Marana Municipal W~ter System Department to assure that sufficient fire water flow will be available. The Santa Cruz River Watershed '1 I The Santa Cruz River Watershed is composed of several structurally-controlled aquifer systems, surrounded by heavily mineralized recharge regions, that provide water of variable quality for Marana, Tucson, Nogales, Green Valley and some developments within these areas. The recharge areas include several world-class porphyry copper systems, epithermal precious metal systems and base-metal skarn systems. The aquifer systems are fed. by surface water and both shallow and deep groundwater. The river system also sustains one of the richest, most diverse riparian habitats in the southwestern United States. 1 1 l SEWER SYSTEM According to the Marana Town Center Sewer Basin Study, dated October 26,1999, the sewer basin includes approximately 4,507 acres, bounded by Trico Marana Road on the north, Tangerine Road on the south, Interstate 10 on the east, and the Santa Cruz River on the West. As provided in the Sewer Basin Study, the existing Marana Wastewater Treatment Facility has a design capacity of 27,000 gpd. The existing average daily flow to the facility is approximately 28,000 gdp. In accordance to the Sewer Basin Study, Pima County Wastewater indicated that the Facility's capacity will be upgraded in steps starting with an upgrade to approximately 100,000 gpd and eventually to a capacity of approximately 3-5 mgd. '1 J 1 1 In the Sewer Basin Study, future sewage flows were estimated based on an ultimate development density of 4.0 residential units per gross acre. The 4.0 residential units per acre equates to 1,000 gallons per acre per day, which is adequate for commercial/industrial/institutional wastewater flow projections. 1 I 1 Northwest Marana Area Plan Densities "1 Rather than utilizing an ultimate development density of 4.0 residential units per gross acre, as provided in the Sewer Basin Study, densities for the Northwest Marana Town Center and the Urban Southeast Planning areas were estimated based on sewer capacities, utilizing adjusted gross acreage. This methodology allows for a more accurate designation of average densities as it dedicates 30 percent of the gross acreage for schools, roads, right-of-way, and park needs. The resulting average density may appear higher, however, the resulting maximum number of units at build out is lower. The land use portion of this chapter further describes average densities for the urbanizing areas. 1 1 J 1 1 22 1 ,.... Data and Analysis ,.... ,... Economic Analysis ,.... Projected Buildout Scenarios for Marana Northwest Area Plan ,.... A variety of data sources were consulted in order to gain an understanding of the real estate markets of the Tucson metropolitan area. These sources included the Arizona Department of Economic Security (DES) and Pima County Association of Governments (PAG) (population projections), and chiefly the Metropolitan Tucson Land Use Study (MTLUS). ,.... r The MTLUS is produced quarterly for the Pima County Real Estate Research Council. The first and third quarters of each year document office and industrial real estate activity, while the second and fourth quarters track retail real estate activity. All four quarters inventory housing in the Tucson Metropolitan area. Industrial, office and retail data are tracked in terms of square footage, while housing is tracked in terms of dwelling units. The MTLUS uses three distinct sets of districts for its analyses: ,... ,... Industrial Office · Retail and Housing ,.... Industrial ,... MTLUS data from 1995, 1997, and 1999 were utilized to obtain an understanding of both the entire Tucson metropolitan area, as defined by MTLUS, as well as the districts, which contained the study area and were considered to have a strong influence on how the study area will appear at buildout. Districts 1 and 2 were used as the basis for developing three projections. During this timeframe these districts exhibited an annualized growth rate of 2.9 percent. This compares to an annualized growth rate of 1.7 percent for the metro area as a whole during the same period. The aggressive estimate was based on continuing the existing trend in terms of new industrial square footage for the districts overall. The conservative estimate was based on the districts achieving the current annualized growth of the metropolitan area through 2020. This estimate reflects a lower bound of likely new industrial square footage in the districts. The moderate estimate is the average of the aggressive and conservative estimates. ,... ,... ,... ,... ,... For each of the scenarios the total square footage was then adjusted downward by a "capture raten of 60 percent, reflecting the potential of the study area to attract new industrial development relative to the districts overall. This capture rate is based on the fact that the industrial park areas to the south of the districts are near buildout and that there is significant freeway frontage land available in the study area. r This square footage (combined with a 5 percent vacancy factor) was utilized to estimate the industrial employment which is likely to be generated, based on an estimate of 500 square feet per employee. This would result in total industrial employment at buildout of between 3,100 and 7,300; depending on the build out scenario used. See Table 3. ,... .... 23 Data and Analysis 1 1 TABLE 3 PROJECTED BUILDOUT SCENARIOS FOR INDUSTRIAL DEVELOPMENT 1 1 1 1 l 1 1 1 1 Districts 1 and 2 Conservative Moderate Aggressive Total 2020 Square Footage 5,506,118 7,306,776 9,107,433 Existing Square Footage (as of Q3 1999) 2,754,996 2,754,996 2,754,996 New Square Footage 2,751,122 4,551,780 6,352,437 Study Area Capture Rate of New Sq. Ft. 60% 60% 60% Study Area New Square Footage 1,650,673 2,731,068 3,811,462 Vacancy Factor 5% 5% 5% Square Feet per Employee 500 500 500 Industrial Employment 3,136 5,189 7,242 Source: MTLUS, ESI Corporation Office MTLUS data from 1995, 1997 and 1999 were utilized to obtain an understanding of both the entire Tucson metropolitan area, as defined by MTLUS, as well as the district, which contained the study area and was considered to have a strong influence on how the study area will appear at buildout. District 1 was used as the basis for developing three projections. During this timeframe this district exhibited an annualized growth rate of 1.9 percent. This compares to an annualized growth rate of 1.0 percent for the metropolitan area as a whole during the same period. The aggressive estimate was based on continuing this existing trend in terms of new office square footage for the district overall. The conservative estimate was based on the district achieving the current annualized growth of the metropolitan area through 2020. This estimate reflects a lower bound of likely new office square footage in the district. The moderate estimate is the average of the aggressive and conservative estimates. 1 For each of the scenarios the total square footage was then adjusted downward by a "capture rate" of 50 percent, reflecting the potential of the study area to attract new office development relative to the district overall. 1 1 1 This square footage (combined with a 5 percent vacancy factor) was utilized to estimate the office employment, which is likely to be generated, based on an estimate of 300 square feet per employee. This would result in total office employment at build out of between 2,200 and 6,600; depending on the buildout scenario used. See Table 4. 1 I I J 1 24 .., I ,...... Data and Analysis ,.. ,... TABLE 4 PROJECTED BUILDOUT SCENARIOS FOR OFFICE DEVELOPMENT ,.... ,... District 1 Total 2020 Square Footage Existing Square Footage (as of Q3 1999) New Square Footage Study Area Capture Rate of New Sq. Ft. Study Area New Square Footage Vacancy Factor Square Feet per Employee Office Employment ,... ,... Conservative 2,673,019 1,227,401 1,445,618 50% 722,809 5% 300 2,289 Moderate Aggres~!ve 4,007,774 5,342,529 1,227,401 1,227,401 2,780,373 4,115,128 50% 50% 1,390,187 2,057,564 5% 5% 300 300 4,402 6,516 Source: MTLUS, ESI Corporation ,... ,... Retail and Housing Retail activity is significantly linked to dwelling units at a local level, yet is also influenced from a more regional perspective by transportation corridors. Local retail considers only the number of dwelling units in the study area and the area immediately surrounding it. Regional retail examines a larger area and addresses those retail establishments, which serve a larger market. These two influences on the expected amount of retail space were analyzed separately. Regional retail 2020 projections were based 01") three distinct housing unit totals, which produced conservative, moderate and aggressive estimates. The conservative estimate defines the regional retail market area as the town of Marana. The 2020 projection is based on the DES population projection for the town of 76,553 and PAG's persons per housing unit for the northwestern portion of the metropolitan area of 2.68 for the same year. The aggressive estimate defines the regional retail market area as the northwestem portion of the metropolitan area, and uses PAG's 2020 projection of dwelling units.' The average of these two values is the basis of the moderate estimate. ,... ,... ,... ,... ,... The market area for local serving retail encompasses the entire study area as well as the areas it borders.2 The Town of Marana Planning Department expects approximately 10,000 dwelling units in the study area at build out, and an additional 4,000 dwelling units in the remaining local retail market area. ,.... r- ,... 1 Northwest market area defined as the Papago Indian Reservation on the west, Pinal County line on the north, eastern town limit of Marana on the east and Fort Lowell Road extended on the south. 2 Local retail market area is defined as the town limit on the west, Pinal County line on the north, the Central Arizona Project canal on the east and Avra Valley Road on the south. ,... ,... 25 Data and Analysis 1 '1 I In the Tucson Metropolitan area overall, there are 105 retail square feet of retail per dwelling unit (according to MTLUS'data). This number was divided into two distinct parts based on the proportion dedicated to regional and local retail. Local retail was based on 60 square feet multiplied by the number of dwelling units in the study area. This square footage was gleaned from District 4 of the MTLUS, which was determined' to be indicat[ve of an area, which has mostly local serving retail. 3 ,., I 1 The remainder (45 square feet per dwelling unit) was assumed to be attributable to regional retail. In order to calculate regional retail, the number of dwelling units in the Town of Marana was multiplied by 45. This number reflects the total regional retail square footage expected in the Town of Marana overall. This total was reduced by a "capture rate" of 40 percent, resulting in the regional retail square footage in the study area. The sum of this number and the total local serving retail is the expected total retail square footage in the study area. '1 I Table 5 combines these calculations to arrive at total projected retail square footage, as well as an estimate of the amount of retail employment, which would likely be generated by each scenario. This calculation is based on an average of 650 square feet per employee and a 5 percent vacancy rate. The resultant retail employment is expected to be between 1,900 and 2,400 depending upon the buildout scenario used. 1 l 1 1 1 I l 1 1 .., I 1 1 1 I 3 This area is North of Rillito Creek and east of Oracle Highway, bordered on the north and east by the Coronado National Forest. 1 26 1 I ,.... Data and Analysis ,.... ,.... TABLE 5 PROJECTED BUILDOUT SCENARIOS FOR RETAIL DEVELOPMENT - Conservative Moderate Aggressive Regional Retail Regional Market Dwelling Units in 20201 28,562 35,796 43,030 Regional Retail SF per DU 45 45 45 Total Marana Regional Retail SF 1,285,297 1,610,823 1,936,350 Study Area Capture Percentage 40% 40% 40% Study Area SF of Regional Retail 514,119 644,329 774,540 Local Retail Local Market Dwelling Units at Buildoue 14,000 14,000 14,000 Local Retail SF per DU 60 60 60 Study Area SF of Local Retail 840,000 840,000 840,000 Total Retail Total Retail Square Footage3 1,354,119 1,484,329 1,614,540 Vacancy Factor 5% 5% 5% Square Feet per Employee 650 650 650 Retail Employment 1,979 2,169 2,360 Source: DES, PAG, MTLUS, ESI Corporation ,... ,... r- ,... ,.... ,..... ,.... ,.... Note: 1. Based on DES and PAG projected 2020 populations for different regional retail market areas: Conservative: Town of Marana population projection from DES (using household size of 2.68 from PAG) Moderate: Average of Conservative and Aggressive dwelling units Aggressive: Dwelling unit projection from PAG including the town and areas south to Fort Lowell and west to Papago I.R. 2. Based on build out estimates from the Town of Marana Planning Department 3. Sum of study area totals for regional and local retail . - ,.... - ,.... ,.... ,..... ,.... 27 Data and Analysis 1 I Land Use 1 l l 1 1 1 - This section includes land use estimates for the Northwest Marana Area. These estimates are based on a target of 12,500 maximum units at buildout, which is the maximum amount of units projected to be served by the sewer treatment plant. Rather than utilizing an ultimate development density of 4.0 residential units per gross acre, as provided in the Sewer Basin Study, densities for the Northwest Marana Town Center and the Urban Southeast Planning areas were estimated based on sewer capacities and utilizing net acreage. This methodology allows for a more accurate designation of average densities as it dedicates 30 percent of the gross acreage for schools, roads, right-of-way, and park needs. The resulting average density may appear higher, however, the maximum number of units at buildout is lower. This section presents a conservative and a more aggressive scenario for the Northwest Marana urbanizing core at buildout. The urbanizing core includes the Town Center and the Urban Southeast Planning Area. A total number of 12,500 units within this urbanizing core will be required in order to support the infrastructure and commercial needs established within the Northwest Marana Plan. 1 J Table 6, below, outlines existing land uses within the Town Center Planning Area. From the total 714 acres, approximately 459 acres are agriculture/open space, approximately 170 are institutional, approximately 30 are residential, approximately 30 acres constitute park and recreational facilities, and there are approximately 10 acres of vacant land. From the total 714 acres, 459 acres will transform from agriculture/vacant to urban uses. l 1 TABLE 6 l 1 1 EXISTING LAND USES TOWN CENTER PLANNING AREA Existing Land Uses Approximate Acres Institutional 170 Commercial 15 Residential 30 Park 30 Vacant 10 Agriculture 459 Total 714 ,., J 1 1 1 I 1 28 .., , - Data and Analysis ,... ,... Conservative Scenario ,.... This scenario aims at maintaining im average target density of 4 RAC within the TO"Yn Center and the Urban Southeast Planning Area. Table 7 shows proposed land uses JC?r the Town Center Planning Area. ,... TABLE 7 ,... PROPOSED LAND USES TOWN CENTER PLANNING AREA - I Proposed Land Use Approximate Adjusted Gross Average Target Projected D.U Designation Acres Acres Density I Existing Land Uses I 255 I 255 I I Urbanizing Land Uses I 459 I I Roadsllnfrastructure I I 138 (30%) I Multi-Purpose Center 20 (Governmental Services I & Offices) I Commercial I 46 I Residential I 255 6 RAC 1530 I Totals 714 714 1530 ,... ,... ,... ,.. Table 8 shows existing and proposed land uses within the Residential/Commercial Village land use category in the Urban Southeast Planning Area. r TABLE 8 ,...... RESIDENTIAUCOMMERCIAL VILLAGES URBAN SOUTHEAST PLANNING AREA ,... I Proposed Land Use Approximate Adjusted Gross Average Target Projected D.U Designation Acres Acres Density I Existing Land Uses 50 50 I Urbanizing Land Uses 2,445 I Roads/Infrastructure 734 (30%) I Public Park 100 Villages 1,611 Commercial Villages (161) 4 RAC 5,800 Residential Villages (1450) Totals 2,495 2,495 5,800 ,..... ,..... ,... ,.... ,... 29 Data and Analysis ..., I ,., I I TABLE 9 l 1. RESIDENTIAL LOW (1-3 RAC) URBAN SOUTHEAST PLANNING AREA I Proposed Land Use Approximate Adjusted Gross Average Projected i Designation Acres Acres Target Density D.U I I : Existing Land Uses 60 50 I I Urbanizing Land Uses 454 I Roadsllnfrastructure I 113 I i (25%) : Neighborhood Commercial 20 i Public Park 20 I Residential Low 311 1.5 RAC 467 I (1-3 RAC) I Totals 514 514 467 1 1 I ..., I , 1 I TABLE 10 1 I TOTAL DWELLING UNITS AT BUILDOUT TOWN CENTER AND URBAN SOUTHEAST PLANNING AREA l i Planning Area Adjusted Gross I Average Projected I i Acres Target Density D.U I I Town Center 255 6RAC 1530 I Southeast Urban (1-3 RAC) 311 1.5 RAC 467 i Southeast Urban (2-6 RAC) 1450 4 RAC I 5,800 I Total 2022 7,797 " As indicated in Table 10, total amount of residential units at buildout, based on the conservative density scenario will be 7,797 dwelling units. l 1 1 , 1 . 1 1 1 30 .., ,... Data and Analysis ,... - Aggressive Scenario - This scenario aims at achieving 12,500 units at buildout, which requires higher densities within the Town Center and the Urban Southeast planning areas. - ,.... TABLE 11 ,.... PROPOSED LAND USES TOWN CENTER PLANNING AREA ,.... Proposed Land Use Approximate Adjusted Gross Average Projected Designation Acres Acres Target Density D.U Existing Land Uses 255 I 255 I Urbanizing Land Uses 459 I Roads/Infrastructure 138 I (30% ) Multi-Purpose Center 20 (Governmental Services & Offices) Commercial 46 I Residential 255 6 RAC I 1530 Totals 714 714 I 1530 ,.... ,... ,.... ,... Table 12 shows existing and proposed land uses within the Residential/Commercial Village category in the Urban Southeast Planning Area. ,... TABLE 12 ,.... RESIDENTIAUCOMMERCIAL VILLAGES URBAN SOUTHEAST PLANNING AREA ,.... Proposed Land Use Approximate Adjusted Gross . Average Projected Designation Acres Acres Target Density D.U Existing Land Uses 50 50 Urbanizing Land Uses 2,445 Roads/Infrastructure 734 (30%) Public Park 100 Villages 1,611 Commercial Villages (161) 6 RAC 8,700 Residential Villages (1450) Totals 2,495 2,495 8,700 ,.... ,.... - ,.... ,.... 31 Data and Analysis 1 , 1 TABLE 13 .., J . RESIDENTIAL LOW (1-3 RAG) URBAN SOUTHEAST PLANNING AREA ,., I I Proposed Land Use Approximate Adjusted Gross Average Projected Designation Acres Acres Target Density D.U I Existing Land Uses I 60 50 I Urbanizing Land Uses 454 I I Roads/Infrastructure 113 (25%) Neighborhood Commercial 20 I Public Park 20 Residential Low I 311 1.5 RAC 467 (1-3 RAG) I Totals 514 514 467 1 I I 1 1 , TABLE 14 l 1 TOTAL DWELLING UNITS AT BUILDOUT TOWN CENTER AND URBAN SOUTHEAST PLANNING AREA 1 , I Planning Area I Adjusted Gross Average Projected Acres Target Density D.U I Town Center I 255 6 RAC 1530 I Southeast Urban (1-3 RAC) I 311 1.5 RAC 467 I Southeast Urban (2-6 RAC) I 1450 6 RAC 8,700 I Total I 2022 10,697 1 , As indicated in Table 14, total amount of residential units at buildout, based on the more aggresive density scenario of 6 RAC will be 10,697 dwelling units at buildout. 1 1 ,., I 1 J 1 ,., " 32 1 ,... Data and Analysis ,... ,... Recreation and Open SP.ace ,... This portion addresses 'park and recreational facilities needs for the Northwest Marana Area based on population at build out. The standards for calculating the amount of par:k, trails and recreational facilities utilized within this section are based on the National Recreation and Park Association established guidelines, and the Town of Marana Parks, Trails and Open Space System Master Plan. ,... ,... Interstate East Planning Area ,.... The approximate total acreage of the Interstate East Planning Area is 4,990 acres. This planning area comprises those lands east of 1-10 bounded by the Central Arizona Projects (CAP) canal. Of the total 4,990 acres, approximately 3,094 acres of land are located within the corporate boundaries and approximately 1,896 acres of State owned land are located inside Pigmy Owl designated area. ,.... ,.... Of the 3,094 acres within corporate boundary, approximately 400 acres are designated Interstate Commercial, and approximately 2,694 are designated Residential/Commercial Village in the Northwest Marana Area Land Use Plan. ~ Of the total 1,896 acres of State owned land, approximately 190 or 10 percent, will be dedicated for roads and rights-of-way. Of the remaining 1706 acres, there are approximately 1,306 acres low density residential, approximately 260 acres medium density residential, approximately 100 acres recreation, and approximately 40 acres commercial land uses in the Arizona State Land Department Plan. ,.... ,... Based on the above data, park requirements for the Interstate East Planning Area can be calculated. From the total of 2,694 acres of Residential/Commercial Village within corporate boundaries, approximately 269 acres, or 10 percent, will comprise commercial uses, and approximately 2,424 acres, or 90 percent, will comprise residential land uses. Of the 2,424 acres for residential land uses, approximately 242 acres, or 10 percent, will be dedicated for roadways and rights-of-way, leaving a total of 2000 acres of developable residential land. ~ ,.... ,.... A conservative buildout scenario assumes a total average 3 RAC for the entire residential portion within corporate boundaries. Applying the formula total acres multiplied by the amount of units per acre (2,000 x 3) results in approximately 6000 dwelling units at buildout. ,.... A moderate buildout scenario assumes a total average 4 RAC for the entire residential portion within corporate boundaries. Applying the formula total acres multiplied by the amount of units per acre (2,000 x 4) results in approximately 8000 dwelling units at buildout. - ,... ,... 33 Data and Analysis ,., I 1 An aggressive buildout scenario assumes a total average 6 RAC for the entire residential portion within corporate boundaries. Applying the formula total acres multiplied by the amoun.t of units per acre (2,000 x 6) results in approximately 12,000 dwelling units at buildout. ,., The average household size for the Town of Marana is 3 persons per dwelling unit. The Town 'of Marana Parks and Recreation Master Plan provides a standard for determining park needs. For every 1000 population, there is a need of 6 acres of park. Table 14 provides approximate needed park acreage based on total population at build out. 1 . TABLE 14 1 1 APPROXIMATE PARK ACREAGE NEEDED AT BUILDOUT FOR THE INTERSTATE EAST PLANNING AREA* 1 , BUILDOUT RESIDENTIAL TOTAL AVERAGE PROJECTED PARK PROJECTED SCENARIOS ACREAGE x AMOUNT OF HOUSEHOLD POPULATION LEVEL OF PARK TARGET UNITS AT SIZE AT SERVICE ACREAGE DENSITY BUILDOUT BUILDOUT STANDARD NEEDED Conservative 2,000 x 3 6,000 18,000 108 acres 6 acres per Moderate 2,000 x 4 8,000 3 24,000 each 1000 144 acres population. Aggressive 2,000 x 6 12,000 36,000 216 acres ~ '"1 1 1 I , * This table addresses only the portion of the Interstate East Planning Area within Town corporate boundaries. . 1 1 1 J 1 1 J "1 I 1 34 1 ,... Data and Analysis ,.... - . TABLE 15 ,..... APPROXIMATE PARK ACREAGE NEEDED AT BUILDOUT FOR THE INTERSTATE EAST PLANNING AREA* (STATE OWN LANDS) ,.... I LAND USE RESIDENTIAL TOTAL AVERAGE PROJECTED PARK PROJECTED DESIGNATION ACREAGE x AMOUNT OF HOUSEHOLD POPULATION LEVEL OF PARK AND TARGET TARGET UNITS AT SIZE AT SERVICE ACREAGE DENSITY DENSITY BUILDOUT BUILDOUT STANDARD NEEDED Low Density 1,896 x 2 3792 11,376 68 Residential (2 RAC) 6 acres per 3 each 1000 Medium 260x 4 1040 3,120 population. 19 Density Residential (4 RAC) TOTAL PARK ACREAGE NEEDED AT BUILDOUT** 87 ,.... - ,.... ,... ,.... Source: Arizona State Land Department Final Draft Land Use Concept, Marana Planning Area, June 2000. ,.... . This table addresses only the portion of the Interstate East Planning Area outsite of the Town corporate boundaries. ,.... ** The Arizona State Land Department Final Draft Land Use Concept shows approximately 100 acres under the recreation designation. ,... ,.... Based on the moderate buildout scenario for the portion of the Interstate East Planning Area within Town boundaries, approximately 144 acres of parkland will be required to serve the population of this area at buildout. For the portion of the Interstate East Planning area located outside of corporate boundaries, the total park acreage need is approximately 87 acres. The total parkland needed for the Interstate East Planning Area at buildout is approximately 231 acres. ,.... ,.... Based on these calculations, the need for two regional parks has been identified within the Interstate East Planning Area. ,.... - ,.. 35 . Data and Analysis 1 Southeast Urban Plannin.g Area 1 l 1 . An additional regional park and two district parks have been identified for this planni[1g area based on projected population at buildout. Open Space, Parks and Trail System 1 1 The Open Space, Parks and Trail System Map included in this section, identifies the Santa Cruz River Corridor (floodway post levee) parks and trail system within the Northwest Marana area. SIGNIFICANT LAND OWNERSHIP 1 J The Significant Land Ownership map included within this section shows land ownership within the Northwest Marana Area. The area includes a significant portion of lands owned by the State of Arizona Land Department. l 1 State of Arizona Land Department Owned Land and Pygmy-Owl Critical Habitat 1 The portion of the Interstate East Planning Area between the Central Arizona Project (CAP) and the Town corporate limits consists primarily of State of Arizona Land Department owned land. Due to the designation of Pygmy-Owl Critical Habitat by the USFWS, planning efforts for this area involved a meeting with the State Land Department. 1 The Residential/Commercial Village land use designation and its corresponding average density shown in the Northwest Marana Land Use Map is appropriate for the Interstate East Planning Area and is consistent with the Final Draft Land Use Concept Map, Marana Planninq Area, prepared by the Arizona State Land Department, and dated June 15,2000. l l 1 I The State Land Department owned lands located within the Pygmy-Owl Critical Habitat include Commercial, Medium Density Residential, Low Density Residential, and Recreation land use designations in the Final Draft Land Use Concept Map, Marana Planninq Area, prepared by the Arizona State Land Department, and dated June 15. 1 I 1 I 1 I 1 36 l .. * . ... .;;V ii~ 'a ~ I>> 0 >.. EI f >l !f!f!f~ ., z o ~ ~ ~ [ ;II:" 0 !!: [ UIO z -: -: ;!' ~ ~ ~ ~ ~ ~ ::; i . . SP-g >:r i . . "8iJ" iJ"n: OJ ., ~ - -~ ~ il i ~ z ." :1~ mm ;y ??;j' ~ I:' .~ :: -I g ;!l !R >l " ~ h IF ~ 1>>(1) ~ .. .. g ~ ~HP :-0 'V.. c &' (; e Ii (1)1>> ii'% ~ 3 ~ ~ i? 1 ~ .; ~Q1 <n iil -< ;;; ~ ~ ~CD ~ iH ~ l a ~~ S CD III if 3 ,<4-:1"". ~ II .. ~. l " .J ,---- ------------- , ::-..I.....---.,.~~ I fII.~ .......~, --=- . ........il~ I ..-- I I , , , I I I , I . I I . . . .. . . . . . . . . . . . . . . . . . . . . . . " " . . a"a '.- '8 ~ 0' :.. !. 11:' ~.. e. -. . . .. . . . .. . . . - . - . . . . !!l ~ f ~-~~ ~ //~. -. .- I. .. . . ,~ . . . . . . . . .. .. . . .. .... .... ;. .. e. ..... . . . . . .. -. . .~. . -. ..- -.. . -. . -.. . . . . . . . ... ... . ?i & \ ------ il~ ii' :s :t: z n' 0 AI ;l :s ~ )>:r r; .. =: II II III III :s 'V.... c. iii~ 0 :I III ~ .. III :s :I S (D III ii1 #1" ~ -6' -- ------ r/J=<. ~' == ~ DITIJODD ~ Co " C-Hn-U"U-UO i' ii (J) zo-<---- " 0. ~~:!:;ij;ij;ij;:;! ::l 0 , (J) .... ~ cnzmoooo Q) 0 cn~~ggg" ~ Z )> ~;::~zzzc! -. s:: ::E " r iil~N:;!:;!:;!g"O ... !ll ~ III lD ::J ro 0"" 0 ::l g- oZz~8 z lD lD ,,)>)>;>; -l -0 ~ roo ~ OJ ::l m 1/00 Ii ::l g' ;0 ;00 - mZ .-- o 0-< [ <:: )> 0;0 ::l Co mO fA lD "r -< ~g r i:!~ !J:!o -<-< -~ II I.. J ? . j r I- ~ i /- ------------- ,---- I 'f \ ~. I I I I I I .. .. ii & ,... ,... ,... ,... Northwest Marana Area Plan ,... Implementation ,... ,... ,... ..... ,..... ,... ,.... ,..... ,.... ,... ,.... ,.... ,... ,... ,... Implementation ,... ,... This section of the Northwest Marana Area Plan defines the authority of this Plan and provides procedures and processes for development projects within the Northwest Marana Area. ,... Authority ,... The Northwest Marana Area Plan, once adopted by the Town Council, establishes the land uses, goals, objectives, policies, standards and guidelines, which will guide future development. Whenever there is any question regarding the interpretation of the provisions of this Area Plan or their application to any specific case or situation, the Town Council shall interpret the intent of this title by written decision, and such interpretation shall be followed in applying said provisions. ,... ,... Existing Land Uses ,... A variety of land uses currently exist within the Northwest Marana area. These land uses are shown in the Existing Land Use Map included within this section and include public and institutional, agricultural, parks and open space, commercial, residential, industrial uses. Continued operation of these existing uses is permitted consistent with the existing land use. At such time that the landowner is granted a zone change, an approved Specific Plan, or a Conditional Use Permit, development of these properties shall conform to the requirements of the Northwest Marana Area Plan, or become non- corforming uses subject to the provisions provided in the Nonconforming Structures and Land Uses section of the Town of Marana Land Development Code. I""'" ,... ,... Processing Requirements ,... The Town of Marana encourages the preparation of a Specific Plan for Residential/Commercial Villages and the 1-10 Commercial Corridor. ,... Where a conflict occurs between traditional zoning standards and standards set forth in the Northwest Marana Area Plan, the rules and standards of the Northwest Marana Area Plan take precedent. ,... Specific Plan Process ,... All new and revised specific plans prepared for development projects within the Northwest Marana Area shall follow the goals, objectives, policies, standards and guidelines of the Northwest Marana Area Plan. ,... Zone Change Process ,... All zoning changes shall be performed in conformance with the Town of Marana Land Development Code. Zoning changes also shall comply with the policies, standards and guidelines established within the Northwest Marana Area Plan. ,... ,... 43 Implementation 1 . Monitoring Procedures 1 1 All proposed develoPGlent withiR the Northwest Marana area, regardless of the processing tract followed, must comply with the Monitoring Plan of the Northwest Marana Area Plan. This Monitoring plan shall ensure that the appropriate infrastructure is ad~quately implemented and financed. 1 Within the Town Center and the Urban Southeast planning areas, development shall be closely monitored by the Planning Director. If development proceeds at lower densities than anticipated by the plan, the Planning Director may initiate an amendment to the Northwest Marana Area Plan for consideration and action by the Planning Commission and Town Council to increase the target densities for the various land use categories. Such increases shall be limited in order to maintain the maximum number of units at 12,500. Such an amendment should be accompanied by an analysis of potential impacts on the infrastructure system. 1 1 1 1 1 1 I Review Procedures All proposed development shall be subject to the applicable Town review and approval processes, included but not limited to rezonings, specific plans, subdivisions, development plans and other Town development plan processes. Amendments to the Northwest Marana Area Plan 1 Applications for an amendment to the Northwest Marana Area Plan should follow the same procedure of a General Plan amendment. An amendment shall be considered for appmval if it can be shown that each of the following criteria are met: · Consistency with the Town of Marana General Plan and General Plan Elements is demonstrated. · Consistency with the intent of the Northwest Marana Area Plan. · Consistency with the village concept is achieved. · Adequate circulation to and from and within the Northwest Marana Area IS maintained. · Infrastructure service levels capable of adequately serving the Northwest Marana area are provided. l 1 I ,., I j l l 1 J 1 .I 44 ,.., I ,-. Implementation ,.... ,... Procedure for Initiation -.Application Fee ,... Residential/Commercial. Village development projects may be initiated by any owner or group of owners of property acting jointly, or as a developer authorized to act as ag~nt for an owner or group of owners. Such application shall be made on the forms provided by the Town of Marana Planning Department, together with a filing fee as established by resolution of the Town Council, no part of which is refundable. ,.... Application - Supporting Documentation ,...... ,... An application for a Residential/Commercial Village development shall be accompanied by the following: A. A vicinity map showing location of the site and its relationship to surrounding areas, including existing streets, driveways, major physiographic features such as railroads, rivers, creeks, washes, schools, parks and other prominent features; B. A map or maps of the site at a scale not smaller than one hundred to the inch, showing at least, but not limited to the following items: 1. Site boundaries, 2. Streets abounding or abutting the site, 3. Proposed buildings, including dimensions, identification of types, and the number of dwelling units in each residential type, 4. Location and dimension of all common open space, 5. Location, dimension and design of off-street parking facilities showing points of ingress to and egress from the site, 6. Existing buildings and indication of future use or disposition, 7. Landscaping theme and plans, 8. Proposed land use and densities, and 9. Architectural theme. C. A written statement for development setting out detailed information concerning the following subjects as they may be involved in the development, including, but not limited to the following items: 1. Proposed ownership method, 2. Proposed operation and maintenance of the development and landscaping, 3. General timetable for development, 4. Provisions to assure permanence and maintenance of common open space through homes association formation, condominium development, or other means acceptable to the Town. ,... r' ,... ,... ,.... ,... ,.... ,... ,... ,... ,.... ,... 45 Implementation 1 'l Area Plan Requirements. 1 Residential/Commercial village development shall be subject to the minimum Zoning requirements, except as provided for below: 1. A.. Setbacks. Project setbacks as required by the Residential/Commercial Village goals, policies and standards shall prevail on all perimeter boundary lines. B. Open Space/Park. The open space/park dedication requirements shall be in conformance with the Land Use Element, Open Space Element and the Agricultural/Urban Interface Element of this document. C. Drainage. The drainage requirements shall be in conformance with the Drainage Element of this document. l l 1 Northwest Marana Area Plan Elements The following elements provide direction for the development of a quality urban landscape that embraces the rural heritage of the Northwest Marana Area. A series of goals, objectives, policies and standards are outlined where: 1 1 Goals are broad statements that define the community's hope for the future. They are general in that they do not indicate when and how these goals are to be accomplished. 1 I Obiectives are statements of intent that generally guide future decisions in specific topic areas. 1 1 1 Policies are more specific statements of intent to deal with particular problems in certain fashion. They begin to define the approach to be taken to accomplish the plan objectives, and are in themselves the first step in the development of a solution as they form the basis for Standards and Regulations. Standards are the more precise guidelines or rules, which implement the goals and policies. 1 J 1 1 .. .., I J 1 46 'l I J Ii .... DDDDDDDD~ ~ iil~ 0 " m .... X z ~~~~~~8~~~ ~ 0 :;:: ~ ;"C;ACC;,,;::;,,~!; ;:a. ll> )> ~()<Il"'~()~()()1!. :a.::r iil ::I ::I Cil floflo;";o:I:;o:I:C,, ., ~ '" '" z!il~~gjQgj!:<g: u::II III III Ii -l -0 <IlmC :I:;":I:~- IllUl ~- 0 1>> =lzill oro~~ r- :;: ::I "U... ::I 1SI ~~~ ~ ~ .= III iii3: r ::I ~ c 5f>O z z t5 :I III ~ ::I zmC G> G> ~ Q. c. ., f '" '" ~ Ql C III -< z :I G> (ft S d) III ,,4,,1" J' iF ..~ &'~ /! Ii' " ~ ? , =J ~ <; .---- ------------- ..---_.._~- ---------~-- l~ ----------- F I L _- :':;_ ::=;"." ...,-c: _.- ~"""I'):>,;. I I I I I I I I . n n n . I I I o:----=-'" ~.~,;:;-:-::~ ,... ,... ,... .... Northwest Marana Area Plan ,... Land Use Element ,... .... ,... ,... r- ,..... . ,.... ,..... .... ro ,... ,... ,... ,... ,... Land Use Element ,..., ,... Northwest Marana Land Use ,... This portion of the Land Use Element and its accompanying Northwest Marana Lar)d Use Map, designates the general distribution, location and extent of the uses of land within the. Northwest Marana Area. The purpose of this portion of the Land Use Element is to provide for the appropriate distribution of population densities and building and structural densities and intensities. ,... - The Residential/Commercial Village land use concept, as well as its corresponding goals, objectives, policies and standards, are provided in the Residential/Commercial Village section. The following goals, objectives, policies and standards provide for the distribution of land uses, as well as, guidance for such land uses within the Northwest Marana Area. ,... ,... Land Use Goals, Objectives, Policies and Standards ,... Goal 1 : Direct development to those areas, which have in place, or have agreements to provide, service capacity to accommodate growth in an environmentally acceptable manner. ,... ,..... Objective (a): Designate appropriate land uses within the Northwest Marana area based on available and projected public facilities to provide for appropriate urban densities and intensities. ,... Policy 1: The Town's Land Development Code shall be based on and be consistent with the following land use classifications within the Northwest Marana Area. Standards: ,..... ,... 1. Agriculture/Open Space classified lands are lands which are predominantly used for agriculture, crop fields, and other agriculture uses included in the Agriculture Preservation Element of this Area Plan and conform to the Agricultural designation of the Town of Marana Land Development Code. Agricultural/open space land uses shall also comply with the requirements contained in the Open Space and Natural Resources Element of this Area Plan. !n addition, agriculture/open space classified lands include the Santa Cruz River Wildlife Habitat Corridor further described within the Open Space and Natural Resources Element of this Area Plan. Wildlife Habitat Corridor uses shall be limited to public access, native vegetative community restoration, user-based and resource-based recreational uses, multi-purpose trails ,.. ,... ,... - ,... 51 Land Use Element '1 1 (pedestrian, equestrian, and bicycle oriented) and non- residential uses necessary to manage such lands (i.e. ranger stations and park amenities). ..., J 2. Agriculture/lnstitutional classified lands are those lands within the Northwest Marana Land Use Map which include the University of Arizona Agricultural Experiment Extension. This area could accommodate Pima College and University of Arizona agriculture related extension programs and/or agriculture related research facilities. Ranchette/Estate classified lands are lands, which are predominantly used for large estates, ranchettes, specialty farms, horse farms, multi-purpose/equestrian centers and dwelling units and shall conform to the Agriculture zones of the Town of Marana Land Development Code. Ranchette density shall be 1.0 dwelling unit per 10 acres. Estate density shall be 1.0 dwelling unit per 5 acres. At the current time lands classified as "Ranchettes/Estates" may be developed at densities of up to one house per acre, provided that floodwater depths on property and surface streets leading to property are less than 12 inches. Livestock such as cattle, goats, and pigs is permitted within Ranchettes/Estates classified lands, in accordance to standards provided within the Town of Marana Land Development Code. In addition, arenas for equine events are permitted in Ranchettes/Estates classified lands provided that they are adequately watered or sprinkled as to lessen dust. In addition to those requirements provided within the Town of Marana Development Code, Ranchette/Estate land uses shall comply with the requirements of the Northwest Marana Area Plan. (1). On-lot Horse Keepinq: a. On-lot horse keeping will be permitted within Estate/Ranchette land uses. A minimum lot area of 5 acres is required for on-lot horse keeping. b. A total of 1 adult horse may be kept for each acre of land within a parcel. c. A greater number of horses and/or uses such as riding academies, breeding farms and horse training facilities may be permitted subject to a Conditional Use Permit. Foals shall be considered adults when 8 months old. 1 1 1 1 I 1 1 J 1 1 J 1 .., l 1 J 1 1 I 1 52 .., ,... Land Use Element ,... ,... - (2). Additional and/or more restrictive standards may apply to a Conditional Use Permit. In addition, horse-keeping facilities must comply with State and local laws. All 00- lot horse keeping shall comply with the followmg minimum standards. a. Horses are not to be kept or pastured within 30 feet of the dwelling of the owner or within 100 feet of any dwelling other than the owner of said horses. b. Horses shall not be kept or pastured in the front yard or street side yard of the building unless the pasture is turfed and irrigated. c. Adequate fences or walls shall be installed and maintained so that each animal is confined on the premises. Acceptable materials for corrals include steel pipe, painted split rail fence or similar material to be approved by the Planning Director. Chain link fencing is not permitted for corrals. All enclosures shall be a minimum of 5 feet in height. d. Each animal shall be provided with an adequate sized enclosure to provide reasonable movement, air and light for good health. Corral enclosures shall be a minimum of 280 square feet with an additional 200 square feet for each additional horse. Stalls shall be a minimum of 10 by 10 feet with an attached outdoor area or separate outdoor enclosure. e. Corrals an9 stables shall be maintained in a clean and sanitary condition at all times. f. Corral enclosures shall be sprinklered regularly to eliminate dust. (3). State of Arizona No-Fence District or Open Ranqe: In addition to provisions provided above, comply with the State of Arizona No-Fence District or Open Range laws. ,.... - r ,.... ,.... ,.... ,..... ,... - - ,.... ,.... 3. Lands classified as Institutional consist of public buildings and grounds, other public facilities (including sewer facilities, solid waste facilities, drainage facilities, and potable water facilities), public health systems, educational uses, and publicly own multi-purpose centers. - ,... ,... 53 Land Use Element ,.., I 1 1 4. Residential/Commercial Village classified lands provide loca- tions for dwelling units at low, medium and medium-high densities. This land use includes commercial and office designations intended to be in close proximity of neighborhoods and development of a village core concept. Additional requirements for this land use classification are provided in the Residential/Commercial Village section of this Area Plan. 1 l 5. Lands classified as residential low density shall be limited to a density range of 1-3 RAC and not allow livestock. The minimum lot size permitted within this land use shall be 10,000 square feet. In addition, development shall conform to all the requirements set forth in the Northwest Marana Area Plan. 1 J 1 , 1 6. Lands classified as Airport Commercial consist of commercial and light industrial related uses compatible with the Marana Northwest Regional Airport and adjacent areas. Additional requirements for this land use are provided within the Airport Element and the Economic Development Element of this Area Plan. 1 1 1 1 1 7. Lands classified as 1-10 Commercial Corridor In the Northwest Marana Land Use Plan Map correspond to areas intended to provide for regional shopping malls and employment related uses. 8. Lands classified as Industrial/Business Parks in the Northwest Marana Land Use Plan Map are intended to promote businesses that will benefit from having a regional airport in their proximity. These land use shall allow business parks and uses permitted in the Campus Business Center and Light Industrial zones' of the Town of Marana Land Development Code. l 9. Town Center classified lands shall comply with the provision of the Town Center Element and the Design Guidelines provided in this Area Plan. In addition, uses within the Town Center shall comply with the Town of Marana Land Development Code, where applicable. 1 I I 1 J 1 1 54 1 I ,... Land Use Element ,... ..... ,... 10. Resource Production/Reclamation classified lands include active mining operations and the landfill located within the Northwest Marana area. Lands currently utilized for mining shall be reclaimed for other uses at the time mining operations are abandoned. In addition, the landfill may be reclaimed for recreational purposes. ... ,.-- Policy 2: Allocate amounts and types of urban land uses on the Northwest Marana Land Use Map in a manner where public facilities are provided to serve such urban land uses. (Urban land uses shall be herein defined as residential, commercial and industrial land use categories). ,.... Standards: ,... 1. Designate residential, commercial and industrial land uses in the Northwest Marana Land Use Plan Map. ,... ,... 2. Neighborhood and retail commercial services shall be permitted within the urban land uses to provide small-scale retail and service establishments, which will serve the convenience needs of adjacent areas. ,... Objective (b): Proposed development may be approved where the public facilities meet or exceed the adopted level of service standard. ,.-- Policy 1: Establish level of service standards for public facilities and procedures for the review of proposed development. to determine its impact on level of service standards for public facilities. ,.-- Standards: ,.... 1. Establish per capita Level of Service Standards for water, sewer and waste collection facilities owned and operated in the Town based on existing and projected facility capacities. ,.... 2. Establish Level of Service standards for transportation facilities in the Transportation Element of this Area Plan. ,.... 3. Establish provISions for drainage and stormwater management within the Drainage Element of this Area Plan. ..... 4. Establish provisions for open space, multi-purpose trails and recreational facilities within the Open Space and Natural Resources Element of this Area Plan. ,.... - 55 l""\ Land Use Element 'l 5. Establish provisions for safe and convenient on site traffic flow including the provisions of needed vehicular parking for all development in accordance with the parking requirements of the Town of Marana Land Development Code. : .., I 1 " 6. Issue building permits only when the necessary facilities and services are in place and/or when developer provides sufficient proof that those facilities will be in place. 1 J Goal 2: Identify areas in need of redevelopment and infill development. 1 I Objective (a): Identify and designate areas, which are feasible for redevelopment or renewal. Policy 1: Apply for federal and state funds to redevelop and renew any identified blighted areas, where the Town finds there is a competitive feasibility to receive such funding. 1 I '1 Policy 1: Develop and maintain a list of all known prehistoric and historic sites within the Northwest Marana Area. 1 1 l 1 Goal 3: Establish historic and resource preservation provisions. Objective (b): Establish historic resource preservation provisions to protect and preserve historic and prehistoric resources within the Northwest Marana Area. Goal 4: Establish appropriate lot size and height relationships. Objective (a): Establish appropriate lot size for residential development. Policy 1: Lots less than 6,000 sq. ft. in size shall be discouraged unless appropriate amenities and/or infrastructure are in place and the lot is located within the Town Center or in close proximity to schools, parks, commercial uses, and village cores. Policy 2: Use of lots less than 6,000 sq. ft. in size shall require specific Mayor and Council approval prior to preliminary plat approval. 1 1 1 Objective (b): Establish appropriate height relationships to existing residentces. 1 .. Policy 1: Where single story residential construction exists on a single family residential lot on the date of adoption of this plan, no multi-story structures within 100 feet of the property line of the existing residential property are permitted. l 1 56 1 r- Land Use Element ~ - ,.... Objective (c): ~stablish appropriate height relationships to arterial and collector roads. ,... Policy 1: No more than 40 percent of the lots abutting an arterial or collector roadway may be multi-story residential construction. ,... The Residential/Commercial Village Land Use Concept ,... The concept of residential/commercial villages proposes three residential categories, which include low density, medium density and medium-high density residential land uses. The location and distribution of residential densities propose a transitional concept, which locates medium-high densities at the core of the village and lower densities at the edges of the development, providing a gradient from edge to core. Medium-high densities occur internally within each village and are intended to include community support facilities such as health fitness center, commercial services, parks and open space, recreational facilities such as play grounds and swimming pools, schools, day care centers and social activity areas, which will create a focus of activity and identity to each of the villages. These medium-high density areas are referred to in this Area Plan as Village Cores. Villages are defined by arterial and collector road system and other natural and/or man- made edges. The village concept provides a smooth transition into adjacent areas, while promoting the rural character valued by residents of the Northwest Marana area. This concept also promotes sustainability by accommodating commercial services as market forces determine their location. In addition, this land use concept promotes interconnectivity by providing trail system and open space connections throughout the urbanizing areas. In addition to goals, objectives, policies and standards provided within t~e Land Use Element, the Community Design Element and the Community Design Guidelines, Appendix A: Southwest Architectural Styles, Appendix B: Southwest Architectural Themes, and Appendix E: Residential/Commercial Village provide additional guidelines for Residential/Commercial Villages. ,.... ,.... r- - ,... ,... ,... ,... Residential/Commercial Village: Average Density Residential/Commercial Village development, approved in accordance with the procedures of this Area Plan, shall maintain the average density indicated in the Northwest Marana Land Use Map. Within the Southeast Urban Planning Area, average density for Residential/Commercial Village shall be 4 RAC. Within the Interstate East Planning Area, the average density for Residential/Commercial Village development shall be 4 and 6 RAC as designated in the Northwest Marana Land Use Map. ,... ,... ,.... ,..... 57 Land Use Element 1 1 Residential/Commercial Village: Density Ranges Within the Residential/C'ommercial village development, a range of residential densities is encouraged. However, the average density designated to the area shall -be maintained. Density Ranqes: Each residential land use within a Residential/Commercial Village development may be defined by a density range in dwelling units per acre as follows: Low Density: 0-3 RAC Medium Density: 3-8 RAC Medium-High Density: Greater than 8 RAC Within the Northwest Marana Area, development will occur and neighborhood opportunities will emerge as development pressures cause the conversion of agricultural lands. The residential/commercial village concept provides a footprint for neighborhood identity and community structure. This concept consists of: · A village core or activity center including residential medium-high densities, surrounded by lower densities. · Villages are bounded by arterial and collector roadways. · Commercial services, which serve the residential areas, may be located in response to market forces. This concept provides identifiable residential/commercial villages that offer a density gradient from a nucleus of activity, followed by medium-high densities, medium densities and ultimately surrounded by low densities. All residential/commercial villages have natural definable edges, well defined entry features, are focused on their own village core, and promote interconnectivity with adjacent projects. 1 1 1 J 1 l 1 , ,., I 1 J 1 1 I Residential/Commercial Village Cores Village cores are intended to be the focal point of these villages, providing a place where residents can meet and participate in community activities. Examples of uses appropriate for the village core include: · Recreational Centers · Commercial Services · Senior Centers · Parks and Open Space . Health clubs · Swimming Pools These community support facilities should be concentrated at the core. In the village core, design elements such as streetscape, multi-purpose trails, and activity centers should be designed in a manner to achieve a unifying theme and identity to the village. ,., '1 .. l " I 1 I ,., I r: 58 ,... Land Use Element ,... ,.... ,... Residential/Commercial Village Character and Identity Each residential/commercial village should be developed to achieve a sense of unique character and identity as individual neighborhoods within the Northwest Marana area. This is accomplished through: . Coordinating landscaping through entire village, . Providing special entry identification at the arterial/collector road entrances to the village, . Providing landscaping palettes at street edges and at village cores. Specific design objectives, policies and standards for village design are contained in this element. Additional design guidelines are included within the Design Guidelines portion of this Area Plan. ,.... ,... ,.... ,... Intent r- The intent of the Village land use is to encourage new development that provides a nucleus around, which neighborhood identity and community structure can be built, and is not limited by the strict application of residential densities and or commercial intensities. Through a specific planning process, or through other development processes, the developer and the Planning Department will work together. Based upon recommendations provided by the Planning and Zoning Commission, the Town Council may approve, disapprove or modify the specific plan or development plan submitted by an applicant. More specifically, it is the purpose of this village concept to: 1. Encourage flexibility in design and development that will result in a more efficient and desirable use of land; 2. Permit flexibility of design, placement of buildings, use of required open spaces, circulation facilities, off-street parking areas, and otherwise better utilize the potential of sites characterized by special features, such as geography, topography, location, size or shape; 3. Provide for maximum efficiency in layout of streets, utility networks, and other public improvements; 4. Produce an integrated or balanced development of mutually supportive uses; 5. Provide a guide for developers and city officials who review and approve developments meeting the standards and purposes of the Northwest Marana Area Plan; and 6. Provide a diversity of price ranges that include low, medium, and high-income levels. r- ,... ,.... ,... ,.... ,... ,... ,... ,... - 59 Land Use Element '1 1 Residential/Commercial Villages Goals Objectives, Policies and Standards . '1 Goal 1 : Protect and preserve the rural character of Northwest Marana Area. l Objective (a): Protect and preserve the Northwest Marana agricultural and rural character through the utilization of rural themes. '1 I Policy 1: Protect Northwest Marana rural character through the provision of appropriate buffers, lot size, setbacks, rolled curbs and rural theme fencing. l Standards: 1 I I 1. An arterial street shall separate agricultural areas from a planned village. 2. Minimum lot size for single family detached homes shall be 6,000 sq. ft. 3. Minimum separation within a planned village between residences shall be 15 ft., unless buildings are attached. 4. An informal street curb is recommended within the planned village. 5. Specific standards addressing drainage, lighting, street right- of-way widths, setbacks and buffer areas shall be in accordance with other elements of this Plan. 1 I Objective (b): Optimal location of recreational facilities, community activity centers and open space within the village core should reinforce village identity while promoting interconnectivity. 1 l l l 1 Goal 2: Provide village identity while promoting interconnectivity. Policy 1: Recreation facilities, community activity centers and open space located within the village core should be located as to provide interconnectivity with respect to schools and other surrounding uses. ,., Standards: "1 1. Require multi-purpose trails to provide interconnectivity within the village and between the village and surrounding uses, adjacent open spaces, and adjacent land uses. 2. Require continuity of multi-purpose trails. Trails should link villages with schools, parks, commercial villages, and community facilities. 3. Adhere to any additional requirements of this Area Plan. 1 I '1 " 'I 60 ,.... Land Use Element ,- ,.... Policy 2: Location of schools and parks in villages shall reinforce individual village identity. ,- Standard: ,.... 1. Whenever feasible parks and schools shall be located together to create a large park-like facility, combining parkland and associated large open play areas together. ,... Goal 3: Reinforce Northwest Marana's identity while promoting unique individual village image. ,.... Objective (a): Promote unique individual village image through the use of landscape and design treatments. ,.... Policy 1: Require special landscape and design treatments at major entrances to villages. 1. Develop unique entry solutions to each village. 2. Establish individual identity at arterial access points. 3. Include theme paving, entry monuments and tree and landscape palettes particular to the village. 4. Integrate lighting for street and monument with street sign design. . 5. No structures or plant material higher than 3 feet shall occur in the "clear zone" to preserve visibility at corners. 6. Provide meandering. sidewalks within the arterial and/or collector edge. ,.... Standards: ,.... ,.... ,.... ,.... - ,.... ,.... ,.... ~!" ; , 1 , I' III ~ I: "II'! j' H .: W 11:: ~; -- -- ,.- Entry to a village including theme paving, entry monuments, bikepath, sidewalks and landscaping ,.... 61 ,., I Land Use Element 1 1 Policy 2: Require landscape materials, entry monumentation and walls be designed uniquely to each village. .., I Standards: 1. Along each village arterial edge, a special selection of village theme trees shall be developed and a meandering sidewalk shall be provided 2. Entry monumentation shall be unique to each village and consistent with the architecture themes established in the Design Guidelines. 3. Village perimeter walls that are developed along the arterial or collector edge shall be compatible with entry monumentation by incorporating similar materials. Concrete or concrete block walls are to be decorative or be applied with textured stucco surfaces. Lighting and planting can be incorporated in the design. 4. All exterior wall treatments should be of more than one material, or if the same material is used, it should be utilized with a varied textural treatment. 5. All exterior walls shall be undulating. 6. Construction finish and color of walls should be complementary to the major buildings on the site. 1 , 1 1 1 1 1 Policy 3: Each village core should have its own identifiable character. l Standards: '1 1. Provide interconnectivity between core and adjacent residences. 2. Utilize a predominant architectural theme for the village core areas that is complementary to that of adjacent residents. 3. Provide a place for social interaction. . 4. Provide for recreational needs of varying levels. 5. Provide village with a functional urban structure/form. 6. Establish a visually attractive environment. 7. Provide a focal point for village and inter-village linkages (trails, paseos, etc.) to function as a unifying element of the village. .., I , 1 ,.., I I "1 Policy 4: Architectural designs and concepts should be guided by criteria that reinforces the sense of community identity and avoid the feeling of bland uniformity. '1 1 " 62 ,.... Land Use Element .... ,.... Standards: ,... 1. Encourage a variety of compatible architectural styles. 2. Require de-emphasized garages and varied building setbacks. 3. Provide varied roof lines. 4. Trash areas shall be retained in central locations. These locations shall be completely enclosed by a minimum height of five (5) feet with a wall that is architecturally compatible with the structures being served. 5. To reduce litter and increase aesthetic value, permanently placed litter containers, shall be architecturally designed to blend with surrounding buildings and amenities. 6. Walled subdivisions are discouraged. ,... ,... ,... ,.... Policy 5: Develop equipment screening standards that allow for the use of and maintenance of equipment while preserving the architectural character and integrity of buildings. ,... Standards: ,... 1. Construction, finish and color of walls and fences utilized for equipment screening purposes shall be the same as the major buildings on the site or of approved compatible materials. 2. Design of the equipment screen shall screen from eye level all visual access to the equipment. 3. All roof and ground mounted equipment shall be screened from view on all sides. 4. All screening shall be architecturally integrated with the building design and where necessary a roof parapet wall shall be used to screen roof-mounted equipment. ,... ,... ,... ,... Policy 6: Develop landscape design standards for planned villages that enhance the quality of the environment and contribute to high quality, safe and energy efficient development and economical maintenance costs. - Standards: ,... 1. Develop a landscape character, which strengthens the residents' perception of the Northwest Marana area as a "unique" place. 2. Create a soft transition between urban development and natural open space. 3. Enhance the pedestrian character and climate of the community of the village core areas and people gathering places by providing a shaded canopy. ,... ,... ,... 63 ,.., Land Use Element 1 4. Utilize complementary plant palettes to differentiate village . entry features, common areas, and residential streetscapes. 5. Require dual water lines and the utilization of alternative water sources to minimize strains on the Town's water supply. 6. Encourage a landscape theme that creates a shady appearance to counter the hot, arid conditions of the community's summer climate. 7. Require building design to be consistent or complementary with adjacent buildings. 1 .., J 1 Policy 7: Require streetscape standards provided within the Transportation Element of this Area Plan. 1 I Policy 8: Require buffer standards provided within the Agriculture/Urban Interface Element and the Drainage Element of this Area Plan. 1 1 Policy 9: Require on-site landscape standards provided within the General Design Guidelines of this Area Plan for commercial uses. 1 Policy 10: Require architectural, lighting, parking and sign age standards provided within the Design Guidelines of this Area Plan for commercial uses. '1 Goal 4: The location and distribution of residential densities should transition in a manner that locates lower densities at the edges of a village to provide an edge of residential uses, which is compatible with immediate surrounding existing residential areas. 1 I 1 I Objective (a): Residential/Commercial Village development shall transition from low density at village edge to higher densities toward the village core area. Policy 1: Provide standards for Residential/Commercial Village Development. l 1 Standards: 1. Residential/Commercial village core areas should include community support facilities such as schools, day care centers, commercial services, churches parks, and other recreational and social activities, which create a focus of activity and identity to the community core. 1 I l 1 J 1 I 64 1 ,... Land Use Element ,... ,... ,... 2. A gradual transition of densities should occur from one density .category to another. This transition shall occur by providing similar type units at the edges between the interface of one density to another and/or by landscape buffers, street separations, orientation of residential units and similar methods. 3. Where single family attached products abut single family detached products, a minimum 30 feet rear setback shall be provided for the single family attached homes. 4. The preferred front separation between single family attached and detached residences shall be a collector street with a 25-foot minimum setback from street right-of-way for both products. 5. Single-family units and apartments shall be separated by a collector street, park or minimum 40-foot wide landscaped buffer. 6. Apartment and townhouse residential shall be separated with 20-foot front yard setbacks. Where these products back up to each other they shall be separated by a minimum 25- foot landscape area. 7. Where commercial is located next to single family detached units, a collector or arterial street, or a landscape buffer and setback shall separate the uses. 8. When a commercial parking area faces a residential area, on a street, a 15-foot minimum landscape buffer shall be provided on the commercial street side. 9. Where single family attached or detached units abut a commercial area, a 20-foot landscape buffer provided on the commercial property, shall separate the commercial and residential uses. 10. New development shall provide cc;>mpatible transitions with existing larger lot residential development. Single-family detached residential units should be developed on lots that immediately abut single-family residential homes and shall be similar in area to the existing lots. 11. New residential development located on the same block with existing developed residential lots shall provide lots of generally the same area as the existing lots, however need not exceed one (1) acre in area. This applies to frontage on both sides of the street. ,... ,... ,... ,.... ,... ,... ,... ,... ,... ,... ,... ,... ,... ,.... - 65 Land Use Element 1 1 12. Where new residential lots back onto the rear of existiog developed residential lots, the minimum area of the new lots shall be generally the same as the existing lots, but need not exceed one (1) acre. 13. Higher intensity commercial services, such as those permitted under the Village Commercial zone, should be located at major community entrances for convenience and accessibility. 14. Require the clustering of community service, educational and recreational uses within the core area. To promote development of these activities, these types of uses will be permitted in medium density areas as a permitted use. 1 I " 1 , 1 l 1 1 I 1 . 1 1 1 1 ,., I , 1 1 , 1 66 r, I J iHnn~ f~~~ ii~~ ~' '!r~ .=~ 1: -r H Z !i,;aHill U~ 0 ... gg" ;+ ~~ '. [.5 ;;;;H I""" :I>:r I ~ ~ "'f l>> .., ~ _~-:::-:--A':t't'W"~C=-::~~ ~~ i ~ L ~ Ill) ~~ a. UI i:: f ~ 'V.... ~~ C iii3: \l' l!' {ft ~ ~;u'." :1111 r;r f/J '. '8 (D .., "' if ~" III :I j!; III r ~~ ~ ~ ift<~ ,...(~"1:t- " I~ i ~ ,JJ ~ ; f " // [I ':k F "=<f ii ........ .. .. ti a ,... Land Use Element ,... ,..... Town Center Planning Area Land Use Concept ,... ,.... The Town Center Planning Area is intended to be the focal point of Northwest Marana. The Town.Center shall function as the place where residents can meet and participate in community activities. The configuration of the core area should be flexible and consistent with the intent of providing accessibility to the surrounding neighborhoods through a system of pedestrian walkways, trails and open spaces. Town Center uses include recreation center, senior citizen centers, senior housing, parks, libraries, schools, churches, commercial, multi-purpose center, health clubs and other public facilities, institutional and recreational uses as provided within the Town Center Element of this Area Plan. The Town encourages property owners to work together to develop cohesive commercial developments on larger parcels by joint ventures or joint design efforts. Important considerations in the development of commercial areas include a complement of activities and continuity of on-site circulation, access and design themes. ,... ,... ,... ,... The desired concept for development consists of a community activity center surrounded by residential neighborhoods bounded by major roadways. Design elements should be designed in a manner to achieve a unifying theme and identity as defined within the Design Guidelines of this plan. The Town Center should be designed to achieve a sense of unique character and identity accomplished through coordination of landscaping, entry identification at arterial road entrances, landscaping at street edges, and within the core in accordance with specific goals, objectives, policies and standards provided in the Town Center Element of this Plan. ,.... ,... ,... ,... - - ,... ,... ,.... ,... 69 ,... r- ,.... ,.... Northwest Marana Area Plan ,.... Town Center Element ,... ,... ,.... ,... - ,... ,... ,... ,... ,.... ,.... ,.... ,.... ,.... ,... Town Center Element ,... ...... The Town of Marana General Plan identifies the need to establish a Marana Heritage Center within the Northwest Marana' Area. This traditional core area (downtown) should provide a service orien~ed, retail, Gultural and office center for the Northwest Marana community. The vision of residents for this area includes heritage events and Southwest themes integrating specialty shops with public plazas, and open space for activities shared by the agribusiness tier and easily accessible from residential neighborhoods surrounding the Town Center. The Town Center should function as the community's governmental, social, cultural, recreational and retail center. Recognizing that expansion will bring steady development pressure to this area, the following goals, objectives, policies, standards and guidelines are designed to promote the desired image and character while planning for healthy growth. ,...... ...... ,... ,... The Town Center ,.... The Town Center is intended to be a focal point of public and private commerce and employment center surrounded by medium density residential neighborhoods with strategically located community facilities. The Town Center is sized to be of an optimum configuration combining elements of circulation, land use, density, and access with its "Southwest" inspired architectural styles and its rural flavor providing a unifying theme and a strong sense of community identity. ,.... ,.... Goal 1: Allow commercial property to be developed in a vibrant, sustainable and economically efficient manner that will contribute to the economic base of the community, while encouraging a strong identity. ,.... Goal 2: Establish safe, effective, sustainable and attractive pedestrian friendly transportation systems, which interconnect public, institutional, residential, commercial, and recreational areas within the Northwest Marana Area and provide linkages to those areas adjacent to it. ,.... ,...... Objective (a): The Town Center should have its own identity. This is in part determined by its location, shape, and type of facilities and services offered. Further individual imaging needs to be established by: ,...... ,.... . Unique perimeter road landscape theme; · "Southwest" inspired architectural themes for community facilities, public and commercial buildings; · Parks, schools and people gathering activity centers; · Appropriate on-street and off-street parking and multi- modal transportation system; and · Medium and higher density residential villages at walking distance from the Town Center. ,... ,... ,... 73 Town Center Element r'l I 'l Town Center Policies: 1 1. Provide location opportunities for village services 2. Establish a unique character or identity 3. Provide a place for social interaction 4. Provide for recreational needs of varying levels 5. Provide a vital and vibrant multi-purpose center with a functional structure/form 6. Establish a visually attractive environment 7. Establish efficient and effectively organized land use patterns 8. Provide a focal point for Northwest Marana residents and adjacent neighborhoods 9. Provide linkages (trails, paseos, open space corridors, plazas, courtyards) 10. Function as a unifying element of the Northwest Marana area. 1 , " I , 1 1 , Town Center Design Guidelines 1 , The following design guidelines apply to the Town Center. The guidelines provide a contextual framework for commercial, mixed use and residential development to conserve the small town character of the Northwest Marana Area. In addition to these guidelines, development shall comply with Design Guidelines provided within the Community Design Element of this Area Plan. 1 1 Policy 1: Buildings shall be built close to the sidewalk to channel pedestrian movements and force people into closer proximity. 1 Policy 2: Create interesting storefronts that encourage pedestrian activity. .., I Policy 3: Front doors and windows shall be visible and directly face the sidewalk. ,.., I Policy 4: Parking lots shall not be placed along the street front. 1 Standards: 1. Locate parking lots out of sight, behind or to the side of buildings. 2. Provide pedestrian connections from parking lot to buildings. 3. Provide landscape buffers for parking lots. ,., I ,., . I Policy 5: Provide ample street seating and create public spaces with seats. r"'I ~ r"'I I 74 r"'I I I ,-. Town Center Element ,-. ,-. Policy 6: Encourage walkways suited for social strolls, which provided adequate continuity, lengths and widths. ,-. Policy 7: Enhance neighborhood identity with street trees by providing species diversity from block to block, which : . conforms to plant palette. ,-. Policy 8: Utilize traffic circles where appropriate. ,... Policy 9: Require the utilization of public art in conformance with design guidelines. - ,... ,... ,... ,... ,.... r'" ,... ,..... r- ,... ,-. - 75 ,... ,... ,... ,..... Northwest Marana Area Plan ,... Community Design Element & Design Guidelines ,,-. ,... - ,... ,... ,-. ,....... ,...... ,... ,..... ,... ,.... ,.... ,... ,... - Community Design Element The purpose of the Community Design Element is to encourage and ensure, to the maximum extent possible, the establishment of a quality urban landscape within the Northwest Marana Area. The various elements of the urban landscape, include the planted landscape structures, architectural styles, roads, buildings, the land itself and most importantly the vision of the residents. This element intends to provide general guidel.ines. for the Northwest Marana Area. An architectural study should be conducted to articulate "Southwest" architectural themes, which reflect the rural heritage of the Northwest Marana area. ,-. ,.... - The Northwest Marana area presents a duality where the "Southwest" meets urban needs. This duality must be expressed through the appropriate articulation of space while balancing interaction and privacy, workplace and home, marketplace and recreation needs. Creating this interaction, evoking the rural heritage or flavor of the area and providing for other needs such as aesthetics, privacy and tranquility, is the primary purpose of the Community Design Element. ,..., ,... - ,.... Community Design Goals The Town of Marana General Plan identifies goals in all of the areas mandated by the State of Arizona law. These goals are generally implemented through the use of the Town's Land Development Code, Zoning and Subdivision Ordinances, Capital Improvement Programs, and other regulatory or implementation tools. The Town of Marana General Plan provides goals that are broad in that they apply to the Town as a whole. The following are community design goals that apply specifically to the Northwest Marana Area. ,... ,... ,.... ,.... ,. ,... ,.... r- ,.... ,.... A. Character Design and coordinate development in the Northwest Marana Area to establish the identity valued by its residents. Enhancing the individual more rural heritage of the Northwest Marana area will improve the image and appearance and promote the functional efficiency of the Town. B. Aqricultural and Rural Preservation Preserve and promote agricultural areas and agribusiness by providing standards, such as the establishment of rural design criteria, scenic road standards, interface between agricultural areas and urban areas guidelines and buffers, and preservation of agricultural themes and heritage of the area. C. Marana Northwest Reqional Airport Foster an agribusiness tier providing airport related industrial uses compatible with abutting agricultural land uses. In addition incorporate standards based on Federal Aviation Regulations with regards to objects affecting navigable airspace, approach profiles and runaway protection zones and airport influence area. 79 '1 Community Design Element n I D. DrainaQe Incorporate the provision of appropriate design criteria for stormwater retention with standards for stormwater facilities maintenance, off-site . drainage considerations and phasing. n . 1. . I E. Development Incentives Provide incentives to developments that foster sustainability principles through the utilization of techniques and methods such as low energy consuming construction, passive heating and cooling, the utilization of xeriscape landscape, and energy efficient building technology. 1 1 F. Parks and Open Space Provide appropriate recreational facilities and open space to meet the needs of all segments of the community for recreational activities and social interaction. .., G. Transportation & Traffic Circulation Promote the efficient use of existing and proposed roadways, consider park and ride shuttle service between the Northwest Marana Town Core and the Southeast Urban Planning Area, and include a well defined system of recreational trails, including, pedestrian, bike and equestrian trails. 1 n , . H. Land Use Plan Concept & Land Use Interface Develop a land use concept based on location, ownership, timing and density/intensity of development consistent with the Town capabilities to provide infrastructure and services. The land use concept shall take into consideration existing uses, ownership and compatibility with adjacent land uses. Smooth transitioning and appropriate buffers should apply where required. A land use pattern shall be developed which meets the basic needs of Northwest Marana residents fo~ essential services, working and living areas, and areas for pursuit of leisure time activities. ., ,., I " I r"J I In summary, the overall goal of the Northwest Marana Area General Plan Amendment is to provide for the implementation of the General Plan, emphasizing the needs of the Northwest Marana area, and focusing on the topics of community character, infrastructure, commercial services, parks, recreational trails, land use and other public service activities. '1 , 1 .., . ., ..., .... 80 ,- Community Design Element - ,-. Community Character . In this document, community character consists of the following elements: ,...... ,.... . Sense of Community Identity . Open Space and Rural Character . Protection of Significant Environmental Resources . Landscape Design . Architectural Design - The following community character goals, objectives and related policies are structured to reflect these elements. ,.... ,...... Community Character Goals, Objectives and Policies The following overall goals should guide development within the Northwest Marana Area: ,.... ,.... Goal 1 : Encourage the development of visually attractive public, institutional, commercial and residential developments within the Northwest Marana area, balancing the need for efficient transportation corridors with the desirability of a pedestrian, bike and equestrian friendly environment. ,.... Goal 2: Establish appropriate densities and intensities for the Northwest Marana area based on anticipated population and infrastructure needs for the area. ,.... Goal 3: Promote appropriate aesthetic and functional design considerations to protect and enhance property values. ,.... Goal 4: Support appropriate aesthetic and functional design guidelines that reflect the heritage of the area. ,.... Goal 5: Provide appropriate development standards for the provision of required infrastructure. Goal 6: Mitigate the impacts of higher density development through enhanced design. ,.... ,-. Goal 7: Allow commercial property to be developed in a vibrant, sustainable and economically efficient manner that will contribute to the economic base of the community. r- Goal 8: Establish safe, effective, sustainable and attractive pedestrian-friendly transportation systems, which interconnect public, institutional, residential, commercial, and recreational areas within the Northwest Marana Area and provide linkages to those areas adjacent to it. ,.. - 81 Community Design Element 1 I ,., Objective (a): Development in the Northwest Marana Area should be guided by design standards and guidelines which reinforce the sense . of commuhity identity, and yet are visually associated as part of the Town as a whole. . 1 1. Policy 1: Develop a sense of identity for the Northwest Marana Area through the use of appropriate architecture styles for commercial and public buildings. 1 Standards: " I 1. Establish architectural themes for commercial and public buildings. The Town of Marana and the Northwest Marana Area has a diversity of historical roots. The architectural themes can incorporate elements of Western Territorial, Spanish Colonial/Mission, Old Pueblo/Mission, and Southwest Traditional architectural styles as well as contemporary representations and variations of these themes. Architectural styles evoking Southwest themes could be suitable for commercial, governmental, schools and park buildings. Flexibility for contemporary interpretation of these styles shall also be provided. (See Appendix A and Appendix B) 1 ,., I " I ,., I I 2. Recognizing that imposing a predominant architectural style in residential areas is not easy nor desirable, a variety of Southwestern architectural themes are encouraged. (See Appendix A and Appendix B) ,., I Policy 2: Reinforce community identity and create a sense of continuity throughout the Northwest Marana Area through appropriate landscape features within the arterial rights-of-way. Landscape maintenance districts will be established to maintain landscaping within the public rights-'of-ways and landscape easements. " I I .., I ..., I Standards: t"1 I 1. A plant palette that is cotton root rot resistant is recommended for the Northwest Marana area given the susceptibility of the area to cotton root rot. ,., I " ., "1 I 82 ,- Community Design Element - ,... 2. A hierarchy of street tree themes consistent in scale and type to the arterial use shall be developed within the arterial rights-of-way based on results provided by the Transportation Study being conducted for the Northwest Marana Area, included in the Transportation Element. -. ,... ,... 3. Improvements within the street right-of-way and landscape lots shall be in accordance with Town standards related to maintenance districts, slope gradients, and plant material quantity and species. Adopt appropriate development standards as part of the Town regulations. - ,-.. Policy 3: Concentrate commercial development in applicable areas in highly accessible and visible locations. Standards: - ,... 1. The main commercial development area is recommended to be in the Town Center Area. The Town Center will function as a multi-purpose center incorporating offices, public services, retail, visitors center, recreation and open space. This area should incorporate: ,... - . Retail shops, . Farmer's market area, . Restaurants and outdoor cafes, . Sandwich and deli shops, . Courtyards and plazas, . Public library branch, . Public services and offices, . Recreational uses and open spaces. ,.... ,-. ,.... These services should be provided in a significantly open village mall-like configuration. "Southwest" inspired architectural styles shall complement the on site pattern paving, landscaping theme and 'street furniture, including seating, lighting, trash receptacles and information kiosks. This main commercial zone can serve as the gateway of Northwest Marana and may include a Main Street. (See Appendix A and Appendix B) ,.... ,-. 2. Additional commercial development areas are encouraged where appropriate on locations closer to the highway, which provide high access and visibility. Market, office, research and retail shop areas can serve surrounding residential villages, function as regional markets and as employment centers. ,... ,.... 83 Community Design Element 1 ,., 3. Smaller scale neighborhood commercial villages designed to serve adjacent neighborhoods and promote sustainability are appropriate. "Southwest" architectu~al styles should be used to design neighborhood commerCic;:t1 villages that harmonize with the overall character of Northwest Marana. ,., I 1. , 4. Existing commercial and public buildings within the Northwest Marana area should be upgraded to better integrate with surrounding commercial properties through the use of the architectural guidelines established in this Plan. . 1 1 Policy 4: Provide a cohesive community design through the establishment of compatible adjacent uses and street tree palettes. .., I Standards: ., ~ 1. Land use is covered under the Land Use section of this Plan, and compatible adjacent land uses implies gradual transitioning densities from one land use category to another. Estate uses shall always be adjacent to single family detached and not next to attached dwellings or commercial development unless the estate area is separated by an open space corridor or an arterial roadway. This separation shall provide a smooth transition into the agricultural areas. Multi-family and medium density single-family development shall be concentrated in Village Cores with arterial streets and landscaped buffers separating this density from less dense single-family areas as provided within the Design Guidelines. ,.., I 1 1 n I 2. The application of a street tree palette for the Northwest Marana area on adjoining streets will lessen the impact of new development. . ., I " 1 '1 " " I n 84 ,... Community Design Element ,... ,... Open Space and. Rural Character ,.... Objective (a): The rural character, which now characterizes the Northwest Marana area and contributes to its identity should be utilized and maintained to help define overall community character. ..... Policy 1: Connect the planning areas with a continuous open space recreational trail system. .... Standards: ,.... 1. The opportunity exists for the five planning areas to be connected with an interconnecting bicycle/pedestrian/equestrian trail linkage system. Each residential development shall be bordered by a bike path, offering a landscape buffer to adjacent areas. Bike paths may be linked to one another. Arterials may be linked by trails connecting the entire Northwest area. Trails within the emergency parking lanes of the arterial roads could be proposed within a specific plan or subdivision. - ,.... - ,.. 2. If arterials are not there, provide bike trails within the Northwest Marana Area and extend these trails to adjacent areas linking community, neighborhoods, parks and the Santa Cruz River Corridor. These open space corridors shouls be a 30' wide open space corridor with a meandering 8' paved bike path with 2' graded landscaped shoulders on both sides. ,.... ,.... 3. The tree concept should be in informal groups instead of formal lines to reflect a park like setting. ,... 4. The possibility of developing a central trailhead open space connection system depends entirely on the coordination of the various property owners within the Northwest Marana Area and the adjacent Urban Southeast Planning Area. ,.... ,.... 5. To better coordinate planning efforts, the development of specific plans for development within the Town Center Planning Area and the Southeast Planning Areas should be encouraged. Incorporate the Rancho Marana Specific Plan open space and defined trail system within the overall trail system of the Northwest Marana Area. ,.... ,.-- 6. Provide appropriate landscape buffers and separations that reflect the rural character of the area. ..... 85 ,., I Community Design Element " , j Protection of Significant .Environmental Resources ,., I Objective (a): The Santa Cruz River and other significant environmer-ltal resources located within the Northwest Marana Area should be protected and utilized to help define overall community character. 1 ,., I Policy 1: Protection of significant environmental features such as the Santa Cruz River Corridor, existing washes and natural drainage courses shall be required. .., I Standards: '1 1. Natural drainage ways that are determined to be jurisdictional by the U.S Army Corps of Engineers shall be preserved. It is recommended that these natural drainage ways and washes be protected and their natural state enhanced where feasible. "1 I 2. Standards for drainage feature preservation and enhancement are provided within the Drainage Element of this document. 1 I 1 Policy 2: Protection of other natural features and environmental resources shall be required. 1 Standard: Sites shall be planned so as to preserve and enhance vistas of the Tortolita mountains and maintain the overall character of the natural landforms. 1 Policy 3: Provide appropriate landscaped buffer along the Santa Cruz River Corridor and trail system interlinked with the other planning areas. 1 1 Standard: Work closely with the Santa Cruz River Corridor Study Technical Advisory Group in the preparation of goals, objectives, policies and design standards for the Santa Cruz River Corridor. Specific development guidelines should be prepared and implemented for this area by the Town prior to development. 1 I 1 I ,., 'l I 86 1 I ,..... Community Design Element ,... - Landscape Design ,... II'"' Objective (a): Landscape design should enhance the quality of the environment and contribute to high quality, safe, sustainable and energy efficient development and economically feasible maintenance costs. ..- Policies: .... 1. Develop a landscape character, which strengthens the residents' perception of the Northwest Marana Area as a unique place. 2. Create a soft transition between urban development, rural areas and natural open space. 3. Enhance the pedestrian character and climate of the community by introducing the concept of landscaped trail linkages and gathering places. 4. Differentiate Main Street from other community streets. 5. Provide distinct arrival, commercial and entry features. 6. Promote the utilization of drought resistant plants or "xeriscape" that minimizes strain on the Town's water supply. 7. Promote the utilization of cotton root rot resistant plant palettes. 8. Use landscape themes that create a shady appearance to counter hot, arid conditions of the community's summer climate. ,... ,... ,... ,... .... Standards: ,.... 1. Minimum site area devoted to landscaping shall be ten (10) percent not including buffer or setback requirements. 2. Informal groups of trees shall be planted next to structures. 3. Minimum size of 15 gallons shall be required for street and parking lot treatment. 4. All planter areas within the parking lots should be provided with trees at the rate of not less than one tree per four parking stalls. ,... ,... ,... Policy 9: Protect natural desert type environments. Standard: - Plant native drought resistant plants. .... ,... 87 .., Community Design Element .., I Policy 10: Provide flexibility and diversity in plant material selection, while maintaining a limited palette in order -to provide unity and thematic identity to the community. " I Standard: ., , ~ Select plant material for its appropriateness to the community theme, climatic conditions, soil conditions and concern for maintenance. " I Policy 11: All areas required to be landscaped shall be planted with turf, ground cover, shrub and tree materials selected from the plant palette, and appropriate inert materials compatible with plant palette utilized on adjacent developments. 1 " I Standard: ,.., I The owners of parcels, which require landscape development, shall assess any existing landscape areas adjoining their property. Where feasible, landscape development shall reinforce or be compatible with such existing common area setting. " I 1 Policy 11: Require the use of dual water lines to utilize a variety of water sources (CAP, CMID, effluent) for irrigation. " Standard: The owners of parcels, which require landscape development, shall assess all existing water sources and provide dual water lines for the maintenance of landscape areas. " ,., I 1 '""' I ,., I I r, '1 ,., 88 ,... Community Design Element ~ ,... Architectural Design ,... Objective (a): Architectural designs and concepts should be guided by criteria, which reinforce the sense of community identity, avoid the feeling of bland uniformity and enhance the Northwest Marana Area. ,... ,... Policy 1: Reinforce community design identity through the application of unifying architectural themes or features in the design of community services, public buildings, commercial areas, and other community focal points. .... ,... Policy 2: Encourage a variety of "Southwest" architectural styles for residential development within the Northwest Marana Area. ,... Policy 3: Encourage the use of traditional regional construction materials as may be appropriate. ,... Policy 4: Provide for variety and discourage monotony in dwelling design through the use of appropriate guidelines. ,... Policy 5: Conduct an architectural study to determine appropriate architectural themes for buildings, street furniture, lights, and landscape that reflects the "Southwest" rural heritage of the Northwest Marana area and incorporates elements of Western Territorial, Spanish Colonial/Mission, Old Pueblo/Mission, and Southwest Traditional architectural styles as well as contemporary representations and variations of these themes. ,... ,... .... Policy 6: Residential development shall be designed as to de- emphasize garages. ,... ,... ,... - ,.... 89 '1 Community Design Guidelines M I Design Guidelines ,., I These design review guidelines are intended to supplement the development standards contained within the Town Land Development Code. A development may reqUire appli~ation of more than one design technique to meet the requirement. The guidelines provided herein are not intended to be all-inclusive and other equal or better design techniques, as approved by the Planning Director, may be used to meet the requirement. ,.,. r "1 , The purpose of these Design Guidelines is to establish criteria that communicate the standard of development and level of quality desired throughout the Northwest Marana area. ,., ( The Design Guidelines for the Northwest Marana area are intended to: " I · Create a visually and aesthetically appealing environment that incorporates the "Southwest" heritage valued by Northwest Marana residents and establishes new standards for future development. · Provide guidance for the creation of a Northwest Marana Area identity and design scheme; · Ensure that the site planning and design scheme is maintained throughout the area in a cohesive manner; · Provide guidance to Town of Marana staff, developers, architects, landscape architects, engineers, builders and other professions to ensure the desired design quality is maintained. ., '1 '"1 I 'l I. Site Planning Guidelines n A. Building Siting and Orientation ., Buildings should be sited to enhance the character of the Northwest Marana Area's setting, and to facilitate access for employees, customers, residents and visitors. .., · Buildings should be oriented to allow views through and into the Northwest Marana Area and to provide connections and visual access where possible to parks, plazas, trails and open spaces. · Primary entries should be positioned so they are immediately identifiable from the interior driveways and parking areas. · Secondary entrances shall be conveniently accessible from parking and delivery areas that serve the buildings. · Buildings forms should be complementary to the landform in order to minimize cut and fill. Maximize on-site and off-site views. . Maximize solar energy efficiencies. · Create interesting street scenes through varying building setbacks. 1 I ,., .., r'l 90 .., ,... Community Design Guidelines ,.... ,.-. · Create plazas, 90urtyard spaces and pedestrian walks through coordinated placement and orientation of buildings. . Site buildings to minimize the impact of parking areas. .. ,B.- Building Heights ,.... ,.... The maximum building height as provided within the Town of Marana Land Development Code. In addition, see Height Relationship to Existing Residences and Height Relationship to Arterial and Collector Roads Section located within the Land Use Element of this Plan. ,... c. Screening ,.... To ensure a clean and orderly image, it is important to properly locate and screen certain exterior elements that could cause undesirable visual and audio impacts to the environment. Such exterior elements include loading/service areas, storage areas, utilities and communication devices. ,.... ,... GUIDELINES ,... · All loading/service areas shall be accommodated on-site. On-street loading is prohibited. ,..... · Loading, service and delivery areas shall be located on the side or rear of a building. ,.... · Materials, supplies, trucks and equipment may be stored inside a building or behind a visual barrier screen such that they are not visible from streets and adjacent properties. Visual barrier can be dense landscape screen or a combination of wall with landscape materials. ,..... · Refuse generated on-site shall be contained in enclosures hidden from street frontages and adjacent properties. Enclosures shall be located in areas with convenient access for refuse vehicles. ,... ,... · Refuse enclosure walls shall be a minimum 5 feet in height, and constructed of material similar or complementary to the adjacent buildings. ,..... - ,... 91 Community Design Guidelines n I " I Screening of Service Area ,., ". . I " ~ ,., Landscape Screen Sen;cc Yard 1 I · All exterior on-site utilities such as water lines, gas lines, sewer and drainage systems, electrical and telephone wires and equipment shall be installed and maintained underground. Necessary aboveground utilities shall be located behind the street hedge. r'l I I · Service areas shall be screened with a 6-foot minimum dense landscape screen and a 5-foot minimum buffer wall with landscaping materials. 1 .., . H. Noise Mitigation Areas 1 Residential, office and educational facilities must be provided with insulation or otherwise designed to reduce the interior noise level to Ldn 45 or less. . ,., ~ 1 1 .., I 1 " 1 92 1 .... Community Design Guidelines ,.... ,.... ,... II. Circulation and Access ,.... A.. Vehicular Access/Driveways Access points on each development parcel shall be located to maximize traffic flow efficiency and to minimize the disruption of street-side landscaping. - GUIDELINES ,.... ,.... . Share driveways where possible. . Establish adequate separation between access points. . Coordinate access points to correspond with median openings. Right in/right out access should be provided where no median opening exists. . Provide adequate stacking distance at access driveways to avoid traffic back up. . Provide a minimum of two access points per parcel. . Provide appropriate access as required in the Transportation Element. . Provide interconnectivity between developments as required in the Transportation Element. ,.... ,... ,.... ,.... B. Pedestrian/Bicycle/Service Vehicle Circulation ,-. A unique feature of the Northwest Marana area is its integration of pedestrian and bicycle systems. Plazas and natural open spaces should be planned to include pedestrian and bicycle pathways that connect all development areas. These circulation routes are emphasized as recreational amenities and as alternatives to automobile circulation. ,.... ,.... Pedestrian spaces and routes should be designed to invite walking throughout the Northwest Marana area. Routes should be integrated to form a comprehensive circulation system, with convenient access provided between development areas. ,... ,... - ,.... 93 Community Design Guidelines f""I I ,., I I GUIDELINES · Provide safe and .well-identified connections to the primary pedestrian and bicycle paths in the design of the pedestrian circulation syst~m within each of the development areas. - · Provide pedestrian links to all common open space and connections to recreational facilities, governmental office and educational facilities within the Town Center. · Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. · Enhance public pathways and open spaces in central areas with features, such as plazas, seating, and fountains that invite pedestrians. · Where feasible direct the pedestrian traffic to the north side of structures to increase the amount of shading for the pathways · Bicycle parking should be located adjacent to the pathway. · Bicycle and pedestrian paths shall be separated and designed to minimize conflicts with vehicular traffic. · Establish adequate separation between access points. · Require that all pedestrian paths be reviewed for adequate shading. 1 .., I ,., I I 1 1 1 6 '1 .., I c. Alternate Modes .., Encourage the possible incorporation of a Northwest Marana shuttle service with convenient access throughout the area. Shuttle service stops should be located at the entry to the Northwest Marana Area and at key locations along primary and secondary roadways. 1 GUIDELINES n I I · Shuttle shelters should represent a consistel")t design that incorporates the image and identity of the area. · Shuttle shelters should be located near major activity centers. . Shuttle shelters should be lighted. · Shuttle shelters shall be designed to provide shade and protection from inclement weather. . Shuttle stops should be designed as to provide pullouts. ., . 1 I '1 Alternate Modes of Transportation Alternate modes of transportation should be encouraged for employees as a way of reducing the overall number of vehicle trips to and from the site, and reducing required parking. '1 1 94 1 ,... Community Design Guidelines r- ,... . Employers are encouraged to offer incentives for reducing vehicle trips, such as preferential parking for ride sharing. . Employers are encouraged to provide flexible or staggered working hours to reduce peak hour traffic levels. ,... ,... All employers are required to participate in the Pima Association of Governments' travel reduction programs. D. Parking ,... ,... Each development parcel shall provide sufficient on-site parking at any one time to avoid overflow parking into adjacent lots or onto public streets. Adequate spaces shall be preserved for special parking requirements, such as handicapped, motorcycle and bicycle parking. Parking layout shall be designed to maximize efficiency of traffic flow and to minimize vehicular and pedestrian conflicts. A continuous sea of parking should be avoided by breaking up these areas with building placement or landscaping elements. Carpool parking, shared parking facilities, motorcycle and bicycle parking are encouraged. ,... ,... r- Standards for parking are established within the Town of Marana Land Development Code. Electric Vehicle Charqinq Parkinq ,... Today's technology allows for cleaner forms of transportation. The electric vehicle is one example. To support the deployment of electric vehicles, businesses and public agencies have begun to provide charging stations at non-residential locations. Reserved parking spaces for the charging of electric vehicles should be provided in close proximity to employee or visitor entrances, and at a minimum distance to a power source. A charger typically utilizes one standard size parking space. In California, a minimum of one space must comply with state interim guidelines for Americans with Disabilities Act (ADA) compliance. In addition, space should be available for signage and wheel stops. Preferred areas include landscape islands, utility transformer locations (if near building entrances), and parking structure walls near walkways. These spaces will count towards the total number of required spaces. More information regarding location and specifications for electric vehicle charging stations can be found in "Getting Charged Up, A Local Government Guide to EV Public Charging," February 1999, prepared by The Planning Center. ,... ,..... ,..... ,... ,... - - ,..... 95 " Community Design Guidelines ,., .., III. Architectura~ Design Guidelines Architectural guidelines should be established to promote the creation of a , unique, recognizable and consistent architectural character for the Northwest Marana area. These guidelines are intended to promote flexibility. They allow individuality of building character, while maintaining a sense of overall harmony throughout the planning area and its adjacent developments. The guidelines also define how buildings shall compliment each other through coordination of size, materials, colors, building mass, height, and spatial articulation. Architectural design guidelines shall be reviewed and approved by the appropriate agency. Appendix A: Southwest Architectural Styles and Appendix B: Southwest Architectural Themes provide examples of Southwest architectural styles and themes. .., ,. ., I ,., I ,., I A. Architectural Character .., GUIDELINES · Architecture shall reflect current construction technology in design and concept while reflecting the "Southwest" heritage of the Northwest Marana area. " I I ,., · Architecture styles should reflect the "Southwest" heritage of the area. · Attention shall be given to minimize the large-scale visual impacts of buildings. Provision for outdoor "people places" such as plazas, courtyards and open space corridors are encouraged. . Utilize Southwestern architectural themes and elements identified by architectural study. ,., ~ B. Building Site Planning ,., Building placement, orientation, and massing shall be designed to create visual interest from off-site as well as on-site. Proper building site planning also ensures efficient and optimum use of a development parcel. .., ,., GUIDELINES . Vary building setback along the street frontage. . Create aesthetica!ly interesting and functional exterior spaces such as plazas, courtyards and pedestrian walks through coordinated placement and orientation of buildings. . Orient buildings to maximize view potential to the open spaces and to mountain views. ,.., " " I " 96 ,.... Community Design Guidelines ,... ,.... . Internalize and grqup together service and loading areas back-to- back, creating a central "courtyard" for a shared service zone. . Place and orient buildings to maximize visibility from freeways and - local arterials. . Site buildings to minimize the impact of a continuous sea of parking areas. ,..... ,..... ,..... 1. Building Heights and Skylines Building should be designed with a variety of heights to create visual interest and minimize monotony along the street frontage. - ,... ,-. 17 .... ,.... ~ ~ ~ ~--~-'tJ -=-~/7/~/ '7 - Incorporate a variety if building heights to create an interesting skyline. ,... GUIDELINES ,.... ,-. . Incorporate a variety of building heights. . Maximum building height as provided within the Town of Marana Land Development Code. . Preserve vistas ,-. . Provide height ratios for single family and multi-family development ,... ,..... 2. Buildings Buildings shall be designed to convey a hierarchy of order, and to create visual interest through the interplay of light, shadow, color and texture as well as to convey the "Southwest" heritage of the area. (See Appendix B) ,..... ,.... 97 Community Design Guidelines n I ,., GUIDELINES " · Define building entrances through the use of building recesses, projeCtions, colonnades, space frames or other appropriate architectural features. · Design building mass and fenestration in proper proportion and scale with the site, adjacent streets and developments. · Utilize window panels, reveals, recesses, projections and other decorative elements such as molding and arches to segment an otherwise massive, unarticulated exterior wall surface. · Monotonous facades such as a large glass curtain wall are discouraged. · Integrate building material texture and color, joints and patterns into the overall architectural design concept to enhance visual interest. " ,.., ., I .., I .., " " ,., " ~TT//// Use fenestrations, recesses. projections, etc. to segment an other~ise massive. unaniculated wall surface ,., I ,., 3. Building Materials Building materials should be contemporary yet reflect elements of the Western Territorial, Spanish Colonial/Mission, Old Pueblo/Mission, and Southwest Traditional architectural styles as well as contemporary representations and variations of these themes. High quality and durable materials should be used throughout the project. (See Ap.pendix A) ,., '1 1 , '1 98 n . ,.... Community Design Guidelines ,.... ,... The following materials are encouraged: ,.... ,.... Windows · Lightly reflective glass · Tinted bronze, blue, or green glass · Transparent glass ,.... ,.... Walls · Concrete with colored aggregate or an integral color · "Tilt-up" concrete · Brick or adobe · Stucco ,.... ,.... Roofs · Spanish tile. · Asphalt shingles · Slate or concrete shingles · Metal ,.... ,... ,... Colors Colors shall be light and complementary to each other and to adjacent buildings in gen~ral. Accent colors shall be used to add interest at focal areas and entries. Subtle changes in wall color to avoid a monotonous fac;ade are allowed but such practice should be used in a limited manner. ,... ,... GUIDELINES ,... · Colors shall be harmonious and complementary to each other. · Roof colors shall also be complementary to the overall color theme of the buildings. .-. ,..... ,.... ,.... 99 Community Design Guidelines 1 ,.., 4. Roofs and Mechanical Screens Roof design sohall be visually integrated into the overall building architecture. Any mechanical equipment must be properly screened and such screens shall be integrated with the building fayade. .., '1 GUIDELINES · In general, roofs are to reflect the "Southwest" heritage of the Northwest Marana Area. · Sloped and curved forms may be used at entries or other focal areas as long as they are not the dominant roof theme. · Screens for roof-mounted mechanical equipment and penthouses shall be constructed of materials compatible with the building facades. · All roof screens shall be solid and continuous. · Mechanical equipment must be covered by continuous grills or louvers. " I " ,., I n ,., I · Roof top mechanical equipment must be below the top of the parapet or screened to be invisible from the ground. ., I 5. Mechanical Equipment All mounted mechanical equipment should be screened from public view. Screening of such equipment should be architecturally integrated with the main structure in terms of materials, shape, color arid size. 1 1 .., MechJnic,1 screens imegr,ted JS th~ f,ad" of th~ building Roof top mechJniCJI communication equipment " I 1 " Rooftop Screening for Mechanical & Communication Equipment ,., 1""'1 I I 100 ,.., I "... Community Design Guidelines ,... - ,... GUIDELINES . Ducts, pipes, gutters, downspouts, and similar equipment are to be painted to match the surface of the building. ,.... 6. Service Areas Service areas shall be internally located. ,.... GUIDELINES ,... . Loading docks and service areas shall be screened so that these areas are not visible from the adjacent uses through a combination of screen walls, landscaping and/or extensions of the building wall. . Screening walls for the service areas should be compatible with the main building structure in terms of color, form and materials. . Service areas shall be designed to provide for backing and maneuvering on-site and not from a public street. . Truck docks, loading doors shall be well organized and integrated into the building design. ,... ,... r- ,... - 7. Energy Considerations Buildings shall meet energy efficiency and conservation guidelines for commercial construction. Use of passive and active devices and techniques to imprpve building energy performance are encouraged. ,... "... GUIDELINES . Buildings shall be designed and oriented to take advantage of solar access. . Encourage shading devices and techniques such as recessed windows, overhangs, and interior shading devices such as blinds are encouraged. . Encourage energy efficiency and conservation systems designed to shift utility demand such as gas and electricity at off-peak hours are encouraged. . Reflective glass may be used to limit transfer of heat while maximizing available sunlight for interior illumination. . Encourage alternative and renewable recycled building materials, which improve insulation. ,... ,... ,... ,... ,... 101 " Community Design Guidelines .., 8. Public Art . " I I Public art should be provided throughout to enhance the visual- quality of the Northwest Marana area. " · All buildings larger than 50,000 square feet should provide public art. Adjacent property owners are encouraged to develop shared artwork, especially within any shared plaza areas. " I '1 · Artwork should reflect the "Southwest" heritage of the area. · Artwork should be located so that it is reasonably visible or accessible to the public from a major road, open space area or building entrance. '1 I I · Public art shall be integrated in master planned communities. 1 Durability of the art material should be considered. Ongoing maintenance shall be the responsibility of the building owner. n i ,., I ,., I 1 I '1 I ,., 1 " I " . ,., 102 n ,... Community Design Guidelines ,... ,... IV. Landscape ,... A. Landscape Requirements A distinguished landscape design can set the image and character for a development site. The landscape theme for the Northwest Marana area should render a distinctive identity that reflects the rural heritage of the area. The image shall reflect the "Southwest" character that is complementary to the architectural styles and the uses. In general, planting design shall be informal, and the plant palette shall be simple. All landscaped areas shall be of high quality and well maintained year round. ,... ,... ,.... ,.... The landscape development character for these parcels can be divided into two primary landscape design components: Streetscape and On-Site Landscaping. Streetscape applies to treatment of parkways adjacent to roadways, and landscape treatment along roadway edges and intersections. On-site landscaping encompasses entry zones; parking areas; pedestrian plazas and courtyards; building perimeters; loading/service areas; and side and rear setback areas. Guidelines for each of these design components are discussed in the following sections. ,.... ,.... ,.... 1. Streetscapes Streetscape treatment in the Northwest Marana Area shall be clean, simple, and inviting in character. A hierarchy of street scene can be established through the manipulation of setback width and landscape design. Focal points shall be placed at the major intersection areas while landscaping along the arterials. shall have minimal accent planting to promote a strong continuous edge. ,..... - GUIDELINES r · Adjoining parcels for future phase development will have the required streetscape fully implemented when the first phase of development occurs. This will include the planting of street trees and the hedges for parking lots screening. · Prior to the preparation of a final landscape plan, a landscape architect must review impacts on underground utilities. · All trees are to be a minimum 15 gallons and shrubs/hedges are to be a minimum 5 gallons when installed with larger plants interspersed as appropriate. ,.... ,.... ,... ,... ,... 103 ~ Community Design Guidelines 1 . Landscape berm~ shall be undulating and no more than 4 feet in height. 1 n I Turf area Landscape berm " Property line and R.O.\\~ line Groundcover shall be used on slopes steeper than 3: 1 " 1 ~ Landscape Setback} Landscape Berm ,.., r'1 I . The use of a hedge screen or 3 foot masonry wall is encouraged where' parking lots and access drives front directly onto the streetscape. .., '1 Property line and R.O.W line Primary street tree J ,., Informal shrub mass can be planted as an alternative to a clipped hedge ., I .., j Turf area 1 ~ Building Setback . }- 1 Building Perimeter Planting "1 . Streetscape zones shall be well maintained year round. Deceased plants shall be replaced promptly with materials comparable in size to existing plants. ,., 104 ..., I """ Community Design Guidelines ,... ,...... 2. On-site landscape. On-site landscaping js the responsibility of individual parcel owners, and landscape plans shall be submitted as part of the development site plan approval process. The objectives for on-site landscaping guidelines are to establish compatibility of the general landscape image among the five planning areas, and to ensure proper coordination with adjacent streetscapes and common property line landscaping. The guidelines also set provisions for individual identity and flexibility within each parcel. ,... ,... ,... A. On-site Landscaping Design Concept On-site landscaping within the Northwest Marana Area shall be of simple composition, in scale with the building mass, parking areas and adjacent street width. This effect can be achieved through: ,... ,... · The use of a limited plant palette; · Large sweeps of single species along street frontages and vehicular entries; and · Massing of similar plant materials in side and rear yards, and parking lot areas. More detailed treatments, accent trees and use of shrubs is encouraged at formal building entries, pedestrian plazas and courtyards. ,... ,... ,.... Entry Zone An entry zone is the transition area between the public street access point and the private building entrance. This zone includes the entry driveway, access to parking areas, visitor parking and drop-off area, and building entry area. As the entry zone sets the image and identity of a development parcel, a speciallar:ldscape treatment shall be applied. ,... ,... ,... GUIDELINES · Project entry signage must comply with all applicable signage guidelines and be integrated into the surrounding landscape. · For traffic visibility purpose, no trees or shrubs shall be planted within 10 feet of any entry driveway. · No parking shall be allowed along the major entry driveway. · Accent plant materials or specimen trees are recommended at formal building entries but not allowed to encroach into the streetscape setback at the site entries or at sign locations. · Visitor parking and drop-off areas shall be clearly defined with special landscape materials and enriched paving. · Plant selection should conform to the approved plant palette. Additional accent plant materials or specimen trees are permitted with approval from the Planning Director. ,... ,... ,... ,... ,... 105 ,., Community Design Guidelines ,.., ,.., I Fountains or public an works to add interest or serve as focal points. 1- Accent plant materials are encouraged at formal building entries. M Accent trees to define maj or entry drive'wa\: " Project Signage 1 Entry Zone 1 , B. Parking Lot Landscape Parking areas include parking stalls, parking aisles, drive aisles, and other associated on-site vehicular areas. Parking areas must be landscaped to screen them from view from adjacent streets and other properties, and to reduce the adverse visual impact of large paved areas. Landscape materials shall be compatible with adjacent streetscapes and overall on-site landscaping. 1 1 1 .. GUIDELINES . Plant materials, shall be .chosen so that within five years of installation, planting materials shall achieve a 40 percent shading of asphalt areas. . Parking lot trees shall be geometrically arranged in regularly spaced planter bays to create a formal look. Additional trees may be planted in front of stalls. . "1 1 ,., . Trees shall be located in planter bays to provide shading effect to the asphalt areas. 1 ~ I '1 ~ 1 106 ,., I ,... Community Design Guidelines ,... ,... ,... Planter bay .I ,... ,..... ,... One tree per every four parking stalls. ,... .... . Shrubs are to be used in planter bays to screen cars from street frontages, property lines, entry drives and pedestrian walkways. Additional shrubs can be planted in planter bays to further reduce large areas of unbroken paving. All other surfaces within planting areas are to be covered by groundcover or inert material. . Plant selection should conform to the approved plant palette. Additional accent plant materials or specimen trees are permitted with approval from the Planning Director. ,.... r- ,... Parking lot trees - one per every four stalls ,... ,... ,... rr ~sxxxe Lb ~sxxxe ..r:.. - ..~ .. - .. ~ .. - .. - ~ ,... Parking Area ,... ~ ,... 107 Community Design Guidelines ~ I I c. Plant Palette Plant selection should conform to the approved plant palette. Additional accent plant materials or specimen trees are permitted with approval from the Planning Director. 1 1 1- 1 1 ~ 1 J 1 .., , .., 1 1 1 1 I 1 I 1 I 1 I '1 I 108 1 I ... Community Design Guidelines ,..... ,- v. Signage ,.. - Sign age guidelines are intended to ensure consistent sign age standards to reinforce the "Southwest" image and rural character of the Northwest Marana area, while maintaining opportunities for individual identity of each parcel. . Nonconforming or unapproved signs will be brought into conformance at the expense of the entity responsible for the installation of such signs. Signage design, location, size and number of signs must be in conformance with these guidelines and are subject to review and approval. ,.... - GENERAL GUIDELINES ,... . Signage should be sufficient to identify the business associated with the facilities it occupies, but not excessive. . The design of the sign should complement the architectural style and conform to the Town of Marana Land Development Code. . All permanent signs should have a life expectancy of at least ten years. ,... ,.... ,... ..... ,..... ,..... - ,..... ,... ,.. ,.. ,... 109 Community Design Guidelines '1 I 1 I VI. Lighting '1 J Lighting is an important element to create nighttime ambience for the Northwest Marana area. It also provides for the safety and security of pedestrians and vehicular traffic. Lightir:lg .fixtures shall complement the building architecture, and reinforce "Southwestern" architectural themes. On-site lighting fixtures shall be consistent with respect to style, materials, colors and spacing in order to ensure identity and unity throughout the project. Street lighting shall be the same as adjacent developments to achieve a uniform visual environment off-site. 1 l All lighting design and location must be reviewed and approved by the appropriate review agency and conform to the Dark Sky Ordinance. 1 . A. Street Lighting GUIDELINES 1 1 · Street lighting fixtures along major and primary roads should be consistent in design style. · Themes should be consistent throughout neighborhoods and with architectural styles. · Street lighting fixtures on secondary and internal roads should be consistent in design style and match those of adjacent developments. · Luminaries and poles shall have a durable finish. 1 1 I ~! ! i i i i vP I{i qJr tl .......~::: l l Property Line anc R.O.\\' une 30. (anerials) 25. (local streets) ..., 1 Arterials and Local Streets Lighting 1 1. General On-site Lighting On-site lighting includes lighting for parking areas, pedestrian and vehicular circulation, building exteriors, service areas, landscaping, security and special effects. 1 1 1 110 1 - Community Design Guidelines ,... ,... GUIDELINES ,.... · Lights shall be constructed of vandal proof materials, recessed, or otherwise designed to reduce potential problems associated with damage and - replacement of fixtures. · Lighting elements shall have controls to allow their selective use as an energy conservation measure. · Exterior lighting designs shall develop a hierarchy by varying heights and fixtures. This defines the organization of pedestrian and vehicular circulation patterns. · Creative lighting design shall be placed at focal areas such as entrances (both pedestrian and vehicular), plazas and courtyards to provide a sense of place and arrival. · Parking areas, pedestrian walks, and building entrances shall be well lighted for security purposes. · Service area lighting shall be contained within the service yard boundaries and enclosure walls. Light sources shall not be visible from the street. ,.... - ,..... ,..... r' ,... ,... 2. Vehicular Circulation and Parking Area Lighting GUIDELINES · All vehicular circulation and parking lot lighting shall have pole-mounted fixtures, except under parking canopies. · Luminaries and poles shall have a durable finish. ,... ,.... ,... r~ J ( ~~: b; ~ ~ ~ '"' ., ,... .... ~I - Parking Area Lighting - ,.... 111 1 Community Design Guidelines ~ 1 I 3. Pedestrian Area Lighting, GUIDELINES ,.., I . Pedestrian area lighting shall provide clear pedestrian orientation and ident"ify a secure route between parking areas and building entries, and other public - pedestrian spaces. There are two pedestrian lighting zones: walkway lighting and area lighting. · Walkway lighting - Both luminaries and poles shall have durable finish. · Bollard lighting is encouraged along walkways. · Area lighting includes building entries and other public plazas and courtyards. 1 . 1 I 1 1 1/;\ ~~11 <ff), ~~ ~,) /~~[--= \ ~ 5 ~~ 8' ~J IJ~ 1 I 1 I 1 ~ 1 1 1 Pedestrian Walkway Lighting . Building entries can be illuminated with soffit, bollard, step or other comparable lighting. Plazas, courtyards, paths and seating areas should be lighted to ensure pedestrian safety and security. A variety of lighting types may be used for interest and special effects that would reflect or enhance the character and function of the area. Concrete bollards used for pedestrian areas should not exceed 42 inches in height. 1 . ., I I . 1 J ,., I . 1 J 112 'l I ,... Community Design Guidelines ,.... ,... ,... ,... ~~\ - ~) ~ J'r ~"_JL~ ~~ {~~ ,... ,... Bollard Lighting .... ,... . Steps, ramps, and seating walls shall be illuminated with built-in fixtures wherever possible. . . Pedestrian area lighting shall utilize subdued warm-white mercury or incandescent lamps. ,... 4. Architectural Lighting ,... GUIDELINES ,... . All exterior architectural lighting shall utilize indirect or hidden light sources. . Allowable lighting includes wall washing, overhead down lighting and interior lighting that spill outside. - - ,... ~ o 0 --IT II ~. ":. .:. ..:- . I - ,... Illumination from Building .... ,... 113 Community Design Guidelines 1 1 5. Service Area Lighting GUIDELINES · All service area lighting shall be contained within service area boundaries. : . Light source shall not be visible from public streets. · Roof mounted fixtures are not allowed. · Freestanding fixtures shall be painted the same as parking area fixtures. 1 1 6. Accent Lighting GUIDELINES · Accent lighting may be used to highlight architectural elements, landscaping, entries and public areas such as plazas, pedestrian paths or courtyards, and public art. · Light sources such as metal halide or mercury lamps shall be utilized to accurately render plant materials. 1 1 1 'l I J '1 Landscaped accent lighting IJ I .-r~ r/l-~ I ~ Vi ~ ( I ~ csIY>{ ~~7 ~ ~. /\ J !U~~JL ~/'I.J ~ l 1 I 1 '1 ~ 1 l l ~ I 114 ,., ..... ,... ,... ..... Northwest Marana Area Plan , ,... ,... Agricultural and Rural Preservation Element ,... ,... ,... ,... ,... ,... ,... ,... ,... ,... ,... .... ,... ,.... Agricultural and Rural Preservation Element ,.... r- ,.. The purpose of this Element is to promote, preserve and protect the historic agricultural and rural feel, which is unique to the Town of Marana. As Marana, in part, becomes more urban, there continues to be various reasons to maintain the agricultural and rural opportunities. Through the implementation of the following policies, standards and guideUnes. the Town promotes, preserves and protects the agricultural and rural heritage while recognizing community and market demands. The agricultural and rural character, which now characterizes Northwest Marana, is articulated to help define the overall community character. The following goals guide development within Northwest Marana. r ,..... Preservation of Agricultural and Rural Character r- Goal 1 : Promote, protect and preserve the agricultural and rural character of the Northwest Marana area while recognizing the community and market demands. ,.... r- Objective (a): Preserve the agricultural and rural character and heritage of the Northwest Marana Area while recognizing the community and market demands. Policy 1: Maintain appropriate setbacks and/or buffer areas between farm and non-farm properties as provided in the Agricultural/Urban Interface Element. Policy 2: Encourage single loaded streets adjacent to existing agriculture lands. Policy 3: Provide for the extension of future streets to adjacent agriculture lands. Policy 4: No access easements, except where requested by the Town for public safety concerns, shall be prohibited. Policy 5: Development that abuts existing agricultural lands shall provide a buffer that addresses all drainage and irrigation modifications necessary to allow these two uses to co-exist side by side, Policy 6: The nature of potential nuisances associated with adjacent agriculture uses shall be disclosed to buyers in developments adjacent to agriculture and ranch lands. ,.. ,... ,.... r- ,.. ,.... ,... Standard: Disclose potential nuisances which may include, but are not limited to, blowing dust, pesticide use, standing water, insects, unpleasant aromas, wind blown weeds and debris, hours of equipment operation, noise, etc. ,..... ,... ,... 117 ,., I Agricultural and Rural Preservation Element "1 Promotion of Agricultural' and Rural Themes 1 I Goal 2: Provide design standards, which promote agricultural and rural themes, create and maintain edges to help organize land use patterns, maintain visual quality and define farm fields. 1. I Objective (a): Establish design standards for the Northwest Marana area, which create and maintain edges to help organize land use patterns, maintain visual quality and define farm fields, while promoting agricultural and rural themes. Policy 1: Provide standards for fencing along property lines abutting existing agricultural lands. Standards: 1. Fencing along property lines abutting existing agricultural lands should be open type fencing. 2. Perimeter fencing shall be separated from any solid fencing by a minimum of 20 feet. Policy 2: Establish design standards and guidelines for buffers along functionally classified arterial and collector roadways, which promote agricultural and rural themes. Standard: Establish design standards and guidelines for buffers along functionally classified arterial and collector rights-of- ways, which promote agricultural and rural themes within the Agriculture/Urban Interface Element. 'l I 1 I I 1 J 1 1 I 1 1 1 , Vehicular Access for Farming and Agricultural Equipment l Goal 3: New development shall respect vehicular access needs for farming and agricultural related equipment on abutting existing farm and agricultural lands. 1 Objective (a): New development shall not negatively impact nor encroach vehicular access for farming and agricultural equipment to existing abutting farm and agricultural land uses. 'l I J Policy 1: Vehicular access for existing farming and agricultural land uses shall be maintained and/or provided by new development. l 1 I 1 n 118 - Agriculturaland Rural Preservation Element ,.... ,... Economic Development of Agricultural Areas ,... ,... Goal 4: Provide economic development strategies designed to attract and support existing agricultural and ranch uses and activities while promoting innovative nOon-traditional agricultural practices. ,.... Objective (a): Identify economic development strategies designed to attract and support agricultural and ranch businesses while promoting innovative non-traditional agricultural practices and recognizing the diverse needs of the different agricultural, farm and ranch areas within the Northwest Marana Area. ,... ,... Policy 1: Develop an Economic Development Plan for livestock, equestrian lots, equestrian trails and rodeo related businesses for the area of Northwest Marana west of Sanders Road. ,... Standards: 1. A study shall be conducted to develop economic strategies ,... for livestock, equestrian lots, equestrian trails and equestrian related facilities for the Northwest Marana area west of Sanders Road. This study should identify economic incentives and provide development standards. ,... 2. Work with the Chamber of Commerce, the Town of Marana Planning Department and identified stakeholders to form ,... an advisory group. 3. Prepare an Economic Development Plan, which addresses ,... the specific needs of the area. 4. Identify infrastructure required to support the types of ,... businesses and uses that will support a rodeo and phasing mechanisms for the provision of such infrastructure. ,... 5. Identify potential nuisances and prepare a mitigation plan. ,... Policy 2: Identify appropriate land uses for the area west of Sanders Road, which are compatible with planned rodeo and serve to attract rodeo related businesses. ,... Policy 3: Support and encourage traditional farming and related activities such as the establishment of veterinary clinics and farming related services. ..... ,... 119 1 Agricultural. and Rural Preservation Element l Policy 4: Encourage high value crops and other forms of non- traditional agriculture and farm activities. 1 Standards: 1- 1. Through partnership with the University and the school district, identify funds to develop educational programs that provide skills on organic faming, pesticide free produce growing, "u-pick operations," and hydroponics. 1 3. Support natural fresh product, "u-pick operations," nursery stock, and horse stabling services. l 1 2. Encourage the establishment.of a farmer's market. .., I Flood Mitigation within Agricultural and Rural Areas Goal 5: Promote flood mitigation strategies that reduce flood related vulnerability. 1 . Objective (a): Identify ways to reduce risk of flood damage in agricultural and rural areas affected by repeated floods within the- Drainage Element. ,., I Policy 1: Prepare a Flood Mitigation Plan for the Northwest Marana Area. 1 J Policy 1: Encourage the development of neighborhood associations that include farmers and residents. l l 1 1 Good Neighbors Approach Goal 6: Promote good neighbor relationships between agriculturalists and new residents. Objective (a): Promote good neighbor relationships between farmers and new residents. Policy 2: Provide the establishment of symbiotic relationships between local farmers, new residents and area businesses. 1 I 1 1 1 120 ,... ,... ,.... ,... - ,... ,... ,... r ,... ,.... ,.... ,... . ,.... ,.... ,.... - - ,... Agricultural and Rural Preservation Element Standards': 1. Organize, support and maintain a farmers' market for the Northwest Marana Area, which serves residential areas' . while boosting farmers' economy. An open market structure could be designed within the Town Center for this purpose. 2. Promote the organization of a food co-op where local farmers can sell their products at wholesale prices, providing an opportunity for local businesses, such as restaurants, to purchase local produce at reasonable prices. 3. Incorporate cultural events that celebrate the rural heritage of the area throughout the year as part of the farmers' market concept. \ 121 ,.... ...... ,... ,... Northwest Marana Area Plan .. ,.. Agricultural/Urban Interface Element ,... ,... ,... ,... ...... ,... ,... ,... ,... ,... ,... ,.. ,... ,... Agricultural/Urban Interface Element ,... ,... ,... The purpose of the Agr.icultural/Urban Interface Element is to protect, preserve and promote the agricultural character of the Northwest Marana area through the appropriate articulation of elements, while incorporating agricultural themes. This Element shall be used in c~njunction with the Land Use Element, the Drainage Element and the Open Space and Natural Resources Element. ,.... ,.... Goals, Objectives, Policies and Standards for Agricultural Interface r' Goal 1: Protect, preserve and promote the agricultural character of the Northwest Marana area through the appropriate articulation of transitional elements, which incorporate agricultural themes. r' Objective (a): Adopt development standards for functionally classified Arterial and Collector rights-ot-ways, which incorporate agricultural themes. ,.... r" Policy 1 : Require landscaped buffers, which incorporate agricultural themes, along functionally classified Collector or Arterial rights-of-way for development abutting existing agricultural land uses. ,... Standards: 1. Require a landscaped buffer of a minimum width of 100 feet along functionally classified Collector or Arterial roadway, measured from the property line. The 100 feet buffer may include stormwater. management facilities for on-site retention. Under this option, the developer is required to maintain the buffer. The 100 feet buffer can be dedicated to the Town, in which case, stormwater management facilities will need to be included within the development in accordance with requirements provided within the Drainage Element of this Area Plan. 2. An off-roadway multi-purpose path shall be incorporated within this buffer. 3. Landscaped buffer shall be continuous along the roadway. 4. Landscaped buffer shall be landscaped using either indigenous vegetation or agricultural vegetation. 5. Plants selected for landscaped buffer shall be resistant to cotton root rot. 6. Require open fencing at the edge of the road right-of-way as it defines the limit ot public maintenance responsibility and evokes a sense of respect for surrounding agriculture uses. ,... ,.... ,... ,... ,... ,... - ,... 125 7. Right-of-ways for functionally classified arterial roadways is 250 feet wide. Right-of-way for functionally classified collector roadways is 190 feet wide. 1 1 1 . Agricultural/Urban Interface Element 1- .--' '"'-' ,"-'\.)' 1 I ., ."r~' 'I .u ~/,.... ;'IYyf} "';. "1 I l 1 ,.., 1 Landscape Buffer (100 Feet) Including Retention, Pedestrian/Bike Amenities and Access to Development ., Policy 2: Require landscaped buffers, which incorporate agricultural themes along all functionally classified Collector or Arterial rights-of-ways for existing agricultural land uses. 1 '"1 J Standard: Provide a landscaped buffer of a minimum of 20 feet wide, measured from the back of the ultimate sidewalk location, on the opposite side from the 100 feet buffer, within the public right-of-way, along functionally classified Collector or Arterial roadways. Policy 3: Require landscaped buffers, which incorporate agricultural themes, along all functionally classified Collector or Arterial rights-of-ways on properties previously used for agricultural land uses, which are being rezoned for urban uses. '"1 I 1 1 1 1 J '1 126 - Agricultural/Urban Interface Element r- ,... ,... Standards: 1. Require a landscaped buffer of a minimum width of 1 pO feet along functionally classified Collector or Arterial roadway, measured from the property line. The 100 feet buffer may include stormwater management facilities for on-site retention. Under this option, the developer is required to maintain the buffer. The 100 feet buffer can be dedicated to the Town, in which case, stormwater management facilities will need to be included within the development in accordance with requirements provided within the Infrastructure Element. ,.... r- ,... ,... .''''.'''''...-------- ~-"'-- ,... ,... ,... ,... ,... Landscape Buffer (100 Feet) Plan View r- 2. An off-roadway multipurpose path shall be incorporated in this buffer. 3. Landscaped buffer shall be continuous along the roadway. 4. Landscaped buffer shall be landscaped using either indigenous vegetation or agricultural vegetation. 5. Plants selected for landscaped buffer shall be resistant to cotton root rot. 6. Use of open fencing at the edge of the road right-of-way shall be encouraged as it defines the limit of public maintenance responsibility and evokes a sense of respect for the agriculture and rural heritage of the area. ,... ,... ,..... - - 127 Agricultural/Urban Interface Element ........". Landscape Buffer (100 Feet) - Including Retention And PedestrianIBike Amenities Policy 4: All buffers shall be irrigated with non-potable water. Standards: 1. Encourage water harvesting within major buffers. 2. Require that the runoff from the adjacent roadway retained within the buffer area. 3. Extend CAP/CMID/effluent. I l 1 1 I 1 '1 I I l 1 I 1 1 ,., 1 1 be 1 '1 ,., 1 ,., I 1 1 1 I 128 ,.. ,.... - ,.... Northwest Marana Area Plan ,.. Open Space and Natural Resources Element ,.. ,... ,... ,... ,... ,.... ,... ,.... ,... ,... ,.. ,... ,.... ....... ,... Open Space And Natural Resources Element ,..... ,... "...... Wealth of natural resources and open space has contributed to Northwest Marana's cultural heritage and development patterns. The convergence of valleys and mountain landscapes has drawn people to this region from prehistoric times to the present, and has shaped settlement patterns and economic development. Dedicated protection of this unique combination of high quality natural resources, such as the Santa Cruz River Corridor and the open space valued by residents, is the key to promoting Northwest Marana's future economic vitality and a high quality of life for all citizens. ,... "...... Open Space and Natural Resources Goals, Objectives, Policies and Standards ,... Goal 1: Preserve the unique and significant biological and visual features of Northwest Marana's rural, agricultural and natural environment. ,... Objective (a): Preserve the unique and significant features of the Santa Cruz River Corridor. ,... Policy 1: Work with the Parks and Recreation Director, the Santa Cruz River Corridor Study Group and public interest groups to implement a comprehensive open space and natural resources program for Northwest Marana. ,.... Standards: ,..... ,... 1. Continue to forge strong partnerships with regional interests and continue as the local entity responsible for studying arid evaluating open space and recreation activity options for the Santa Cruz River Corridor within the Marana Town limits. ,... ,.... 2. Update the Town of Marana Park, Trail and Open Space System Master Plan, and other applicable plans to include policies and strategies for the pr'otection and use of the Santa Cruz River Corridor. ,... ,... Policy 2: Encourage, when feasible, retention of f100dway areas as natural drainage ways. Standards: ,... 1. Encourage, when feasible, the ecological management of f100dways and promote their use as open space, such as linear parks, wildlife habitat, and pedestrian, equestrian, and bicycle-friendly trails. ,.... ,... 131 Open Space And Natural Resources Element 1 1 1 I 2. Identify appropriate land uses compatible with the 1 DO-year f1oodways, such as agricultural row crop/pasture, recreational, wildlife habitat and open space uses. n I 3. Where urbanizing, employ appropriate development standards for development within the 1 DO-year floodplain. ,.., I Goal 2: Integrate open space multi-purpose corridors that promote interconnectivity, multimodal transportation opportunities and efficient dry and wet utility delivery. 1 I Objective (a): Integrate open space multi-purpose corridors that promote interconnectivity within the Northwest Marana area. 1 Policy 1: Promote interconnectivity of new trail system with Primary, Connector and Local Trails designated in the Town of Marana Park, Trail and Open Space System Master Plan within the Northwest Marana Area. '1 I 1 I Standards: ~ 1. Identify new trail systems within the Northwest Marana area and approve the Town of Marana Park, Trail and Open Space System Master Plan to reflect the Northwest Marana Trail System with proposed linkages connecting to proposed regional and district parks. " I 1 2. Provide interconnectivity between the proposed trails in Northwest Marana with those designated by the Pima County Regional Trail System within the Northwest Marana area as Primary, Connector and Local Trails. ~ '1 I ., . 3. Require new development within the Northwest Marana area to provide multi-purpose trails around the development, which provide interconnectivity between the development and adjacent developments, agricultural areas, open space, schools, and public and recreational facilities. l 1 4. Require that multi-purpose trails are incorporated in the design of buffer areas between urbanizing areas and agricultural areas. " I 1 1 " 132 ~ Open Space And Natural Resources Element - - Goal 3: Achieve a sustainable balance between the conservation, use and development of the area's natural resources. ,.... Objective (a): Achieve a sustainable balance between the conservation, use and development of the area's natural resources. - ,... Policy 1: Develop programs to attract environmentally sensitive industry to Northwest Marana area and require new development to increase the utilization of effluent and other renewable water resources. ,... Standards: ,... 1. Lower water costs through the use of irrigation distribution lines. This can be used as an incentive to attract and support environmentally sensitive industries. - 2. Promote education of the community concerning minimal impact technologies, and encourage their use by local businesses. ,.... Policy 2: Develop incentive programs to reduce energy and water consumption. ,... Standards: ,... 1. Work in cooperation with public and private utility and water providers to encourage conservation of water and energy. ,.... 2. Cooperate with other agencies to provide incentives for water cost reduction. ,.... ,.... 3. Develop a public education program promoting water harvesting techniques, and use of alternative water sources such as combination of Central Arizona Project (CAP) water and effluent water to decrease the use of groundwater consumption. - 4. Support programs to encourage individuals and businesses to replace high water-using vegetation with water saving landscapes in areas in which this practices are appropriate, such as the 1-10 East Planning Area. ,... - 5. Consider a pricing structure for potable water that encourages use of irrigation water. - 133 Open Space And Natural Resources Element 1 6. Ensure adequate water supply (effluent) to protect riparian habitat. 1 1 1. 1 1 Policy 3: Delineate a wildlife corridor along the Santa Cruz River. Standards: 1. Designate those areas along the Santa Cruz River Corridor, which are flood hazard prone, as a wildlife corridor. 1 1 2. Map Wildlife Corridor in the Northwest Marana Area Plan. 3. Define activities compatible with the established wildlife corridor. 4. Encourage revegetation of areas within the f100dway to provide adequate habitat within wildlife corridor, where appropriate and feasible. ,., I " I Policy 4: Encourage cooperation among natural resource management agencies, other professionals and local school districts in developing environmental education materials and outreach programs. 1 1 Standards: 1. Develop a "Sense of Place" project to enhance understanding of the unique cultural history, environmental context, and land uses of different areas in Northwest Marana. ..., I I .., I 2. Institute programs to instill "common courtesy" practices to correct environmentally negative behaviors such as litter. " I Goal 4: Promote the development of appropriate and sufficient park and recreational facilities to serve the Northwest Marana area. Objective (a): Promote the development of appropriate and sufficient recreational facilities to serve the Northwest Marana area based on population projections. .... I 1 1 . '1 134 ,.... Open Space And Natural Resources Element ,.... ,.... ,.... Policy 1:. Utilize the Town of Marana Park, Trail and Open Space System Master Plan to identify projected park and recreational facility needs through 2020 for the Northwest Marana area. ,.... Standards: ,.... 1. . Reflect the needs of the Northwest Marana area to provide sufficient recreation and open space acreage, baseball, little league, soccer, softball, multi-purpose and football fields, basketball, racquetball, tennis, and volleyball courts, picnic facilities and swimming pool facilities for the population in accordance to standards provided within the Town of Marana Park, Trail and Open Space System Master Plan. - ,..... ,.... 2. As portions of the Northwest Marana area urbanize, require periodic reviews and updates of the Town of Marana Park, Trail and Open Space System Master Plan Projected Park and Recreational Facility Needs Through 2020. ,... - 3. Develop an implementation strategy for delivery of the needed recreation amenities for the Northwest Marana area. ,...... 4. Allocate land for regional and district parks by providing 6 acres of developed park per 1000 of population within the urbanizing portions of Northwest Marana. ,.... 5. Promote joint use with other entities such as Marana Unified School District (MUSD), Pima Community College, YMCA, etc. ".... ,.... 6. Identify areas for special use facilities such as amphitheater, rodeo arena, arts center, museum and arboretum. ,.... Policy 2: Provide appropriate standards for maintenance of multiple-purpose corridor along the Santa Cruz River Corridor. ,... ,... ,... 135 Open Space And Natural Resources Element 1 1 .., Standards: -. 1. Provide a minimum 100' wide multipurpose trail -for equestrian, bicycle and pedestrian users along the east and north side of the Santa Cruz River Corridor. ,., I I ..., I 2. Identify funding sources for Santa Cruz River Corridor maintenance plan. " Policy 3: Provide appropriate access points to trail and to restroom facilities along the Santa Cruz River multiple purpose corridor. '1 I Standards: 1. Provide access points for equestrian, bicycle and pedestrian users along the Santa Cruz River Corridor Trail at least every mile. " I I '1 2. Provide access to restrooms along Santa Cruz River Corridor Trail every two (2) miles. '1 Policy 4: Establish standards to recognize the portion of the Juan Bautista de Anza National Historic Trail within the Northwest Marana Area. n I . Standards: 1. Develop a partnership with the National Park Service, other federal, state and local agencies, and non-profit organizations to recognize the historical significance of the Juan Bautista de Anza National Historic Trail within the Northwest Marana area. '1 " I 2. Identify areas for the location of interpretive facilities along trail segments within the Northwest Marana area. 1 ., 3. Identify funds for the construction of interpretive facilities along trail segments within the Northwest Marana area. Goal 5: Harvest urban runoff for use. 1 " I 1 n I 136 - - - ,..... Nor(hwest Marana Area Plan ,.... Drainage Element ,.... .... '""" - ,... - - ,... ,... - ,... ,... ,... .... ,... Drainage Element ,... ,... ,... The following goals address hazards and opportunities regarding the provIsion of drainage within the Northwest Marana area. ,... Safety "Related Goals, Objectives, Policies and Standards ,... Goal 1 : Protect the Santa Cruz River f100dway from additional encroachment and incompatible development while continuing to enhance the riparian habitat. Goal 2: Prevent urbanization of existing flood hazard areas. ..... Objective (a): Comply with Federal Emergency Management Agency and State Department of Water Resources regulations pertaining to development within flood hazard areas. ~ ,... Policy 1: All new developments shall adhere to the Town of Marana floodplain management ordinance, state law and the. requirements of the Federal Emergency Management Agency pertaining to development within the floodplain. ..... Standards: ,... 1. Require that no new development occur within the f100dway of the Santa Cruz River, as defined in the conditional letter of the map revision for the Santa Cruz River (after completion of the lower Santa Cruz Levy Project), and it's successor letter of map revisio.n. ,... ,... 2. With the exception of public facilities designed for retention/detention purposes, require that development within the floodplain fringe area (that area lying between the periphery of the 1 DO-year floodplain of the Santa Cruz River and the floodway for the Santa Cruz River) be constructed such that the finished floor elevation is a minimum of one foot above the 1 DO-year water elevation associated with that location. ,.... ,... ,.... 3. All residential development within the floodplain fringe area shall be low density, with a maximum of one residence per acre where the floodwater depths in the area are less than one foot and, and no more than one home per five acres where the floodwater depths exceed one foot, in which case buildings and structures shall be clustered at the highest elevation on the site. ,... ,... - 139 'l Drainage Element ,., .., . 4. Public facilities designed for retention purposes in floodplain areas shall be reviewed by the Town on a case by case basis. : ,., Land Use and Environmental Goals, Objectives, Policies and Standards '1 I Goal 3: Enhance the urban area through establishment of drainage related greenbelts adjacent to public roadways and new developments. 1 Objective (a): Ensure that flood hazards in the region are not exacerbated by new development related increases in runoff. 1 Policy 1: Ensure that retention and detention are performed on all new developments in accordance with existing practices within Pima County for developments that have the ability to discharge into a waterway. r"'I I '1 Policy 2: Require 100 percent retention of all storm water runoff in the properties that do not have direct discharge into an acceptable drainage way. n Standards: .., 1. For all properties that may discharge into an approved watercourse (a watercourse which is continuous to the Santa Cruz River) that standards sited in the City of Tucson/Pima County Retention/Detention Manual shall be employed. ,.., 2. For properties, which do not have the ability to discharge into an acceptable watercourse, the retention of all onsite- generated runoff shall be required. . " I , 1 I 3. All retention areas shall be drained within a 36-hour period of time if they are reaching the entire 1 DO-year storm. " 4. All retention basins shall be designed to be as shallow as possible with multiple uses encouraged, particularly recreational and riparian area reestablishment. ,.., I 5. Retention basins requiring security fencing are specifically discouraged. ' ,., I I 1 140 ,.., I I ,... Drainage Element ,.... - ~ 6. Large retention basins adjacent to major public roadways shall be encouraged for the purposes of creating a sense-of openness, establishing a multi-use trail, riparian reestablishment areas, passive and active recreation, and the harvesting of storm water runoff from the adjacent public roads. ,... ,... Conveyance of Run-off from the Tortolita Fan Area ,.... Goal 2: Provide for the safe and efficient conveyance of floodwaters from the Tortolita Fan area to the Santa Cruz River. - Objective (a): Identify alternatives for the conveyance of storm water runoff, which presently inundates vast areas adjacent to I nterstate 1 O. ,..... Policy 1: Develop a drainage master plan for the urban southeast portion of the Northwest Marana plan amendment showing alternative for conveying these floodwaters to the Santa Cruz River. - ,... ,.... ,.... ,.... ,... -- ,... ,... .... 141 ,... - ,... ,... Northwest Marana Area Plan ,... ,.. Transportation Element ,... ,... ,.... ,.... ,... ,... ,..... ,.... ,... ,..... - ,... ,... ,- Transportation Element ,... ,... ,... A multi-modal transportation system; which provides for the safe and efficient movement of people and goods, is needed to support existing and future development in the Northwest Marana area. The purpose of this element is to establish appropriate development standards that will provide a basis for addressing transportation nee'ds within, the ,Northwest Marana Area. The Transportation Map is included in this Element. ,... ,...... Transportation facilities in Northwest Marana are currently uncongested, and offer a high level of service to the residents and businesses in the area. The existing infrastructure is, however, designed for the current rural uses. Urbanization will rapidly strain these existing roads in both capacity and function. Of particular concern is the region's reliance upon Interstate 10 as a major transportation corridor, which will necessitate significant public investment for access via new and improved interchanges, mainline capacity and operational/safety improvements. In addition there are safety concerns related to the existing roadway infrastructure, which must be addressed. ,...... ,... The Transportation Element is closely related to the Land Use Element. This is due to the inherent two-way relationship between land use and transportation. Land use patterns directly affect the demand for transportation facilities, with more intensive land uses generating more traffic and requiring greater degrees of accessibility. Conversely, the transportation network affects land use in that access provided by transportation facilities (existing or proposed) influences the use of land located adjacent to these facilities. ,...... ,...... ,..... The Town is currently working on the initial phases of a comprehensive, town wide transportation study, which will further refine the area needs, goals, objectives and alternatives after the completion of this Area Plan. ,..... Transportation Goals, Objectives, Policies and Standards ,... Goal 1: Preserve the existing level of service and high quality of the roadways within the area, minimize future traffic congestion, preserve air quality, and improve the safety on existing facilities. "... ,... Objective (a): Establish safe, convenient and efficient level of service standards, which shall be maintained for all motorized and non-motorized transportation systems. ,... Policy 1: Establish level of service standards for existing and proposed roadway segments serving the Northwest Marana area. ".. - ,... 145 ,., Transportation Element 1 Standards: "1 ~ 1. Require that all development proposals analyze their traffic impact upon both the existing roadway network as weir as the anticipated impact upon the roadway network at build out. n l. 2. Require that all roadways be designed for Level of Service (LOS) "C" or better performance. 1 I 3. Any project, which would degrade the Level of Service of an existing roadway below LOS "C," shall be responsible for providing mitigation to maintain the LOS "C" performance. 1 I 1 I 4. Traffic Impact Analyses shall be performed for all development in the planning requiring either a development plan or plat. All development shall be evaluated at a level of detail commensurate with the magnitude of development, as determined necessary by the Town Engineer. 1 I 1 J Goal 2: Reduce the dependence on the on the automobile by ensuring that a variety of transportation modes are available within the Northwest area, so that a wide range of transportation opportunities are available within the region. " I I .., I Objective (a): Provide a multi-modal transportation system, which serves existing and future land uses. Policy 1: Establish standards for public and private roadways. 1 1 Standards: 1. All public and private roadways serying developments having, or planning to have, residential densities exceeding one house per acre shall be curbed, and shall be provided with sidewalks on both sides of the road. All sidewalks shall comply with the requirements of the ADA. r-, I n 2. All arterial and major collector roadways shall have paved onstreet multi-purpose lanes for alternative modes usage. r'l 3. All arterial roadways and designated collector roadways shall have offstreet shared use paths placed within a 100' wide vegetated buffer. This buffer/shared use path shall only be crossed by minor collector roadways (1500 ADT) or larger volume roadways. These shared use paths shall 1 '1 .., 146 - Transportation Element ,... ,... ,... typically be located on one side of the street only, however there may be locations where the shared use path is necessary on both sides of the roadway to provide for safery or route continuity. - 4. Park and ride lots shall be provided at all interstate interchanges. ,.... 5. A comprehensive Transit Study shall be performed in conjunction with the Master Transportation Plan Update. The Transit Study shall look at commuter/express service needs, circulator (local) transit needs, special service needs (such as dial-a-ride), and the potential for rail transit service opportunities on the existing railroad corridor. - ,... 6. Consideration shall be given to route continuity for neighborhood electric vehicles, which can operate only on streets with posted speed limits of 35 mph or less. ,... ,... Goal 3: Systematically implement the regional transportation plan in a logical, equitable, and timely fashion that ensures a continuous high level of service to the community. ,..... Objective (a): Local transportation planning efforts shall be consistent with the regional transportation plan and provide standards to ensure appropriate levels of service. ,... Policy 1: Provide standards for fund identification, rights-of- way, roadw.ay design and phasing. ,... Standards: ,... 1. The Town should establish a mechanism for the collection and allocation of funds necessary for the timely development of interchange access improvements for Interstate 10. The Town shall coordinate right-of-way needs at new and reconstructed interchanges with Arizona Department of Transportation during the development review process. ,... ,... 2. Conveyance of all necessary rights-of-way to the Town for planned arterial and collector roadways shall occur immediately after any rezoning approvals are granted within the plan's area. ,... r- ,.... . 147 " Transportation Element '1 3. Roadways shall be designed so they may be easily and economically upgraded to their ultimate configurations without requiring major reconstruction of the original roadway infrastructure. New roadways may be phased: in terms of cross section and structural section, as approved by the Town Engineer. " I ,.., I 4. All proposed new arterial roadways passing through a development shall be initiated with a minimum of 2 travel lanes and 2 multi-use lanes with the first phases of development of the project to ensure route continuity. 1 I ,., 5. The Town should develop a Major Streets and Routes Plan which identifies the location and width of required right-of- way dedications for the Town's arterial and collector roadway network. ., n Goal 4: Provide development standards for arterial, collector and subdivision streets that are appropriate for the Northwest Marana area. r'l Objective (a): Establish appropriate development standards for arterial, collector and subdivision streets for new development and infill development. r'l I Policy 1: Require that new development and infill development conform to established development standards. '1 Standards: 1. Require the use of a greater amount of storm sewer and concrete gutters in areas of relatively low slopes. Retention of all development related stormwater is required where an adequate outfall to the Santa Cruz River is not available. 1 1 2. Prepare street standards for arterial and collector streets that provide for easy increases in road width with a minimum of disturbance of existing traffic. 1 ,., I 3. Prepare roadway standards for the "Town Center" that allow for the establishment of a "Main Street" with its traditional downtown parking and traffic characteristics. n I 1 . I'"l I ,.., 148 ,.... Transportation Element ,... ,... ,... 4. Develop. Subdivision Street Standards that address the roadway requirements for production housing developments. These standards are to encourage curvilinear streets, streetscape, alternate modes and route continuity between subdivisions. ,.... ,.... 5. Establish street development standards for roadways in the rural ranchette portions of the Northwest Marana Area that consider reduced pavement widths and sections and flexible drainage requirements which are consistent with the rural character of the ranchette communities. ,.... Goal 5: Ensure that communities located near major arterials and the Interstate have noise and other roadway related nuisances considered in the design process. ,.... ,.... Objective (a): Identify strategies to minimize the impact of Interstate noise and other roadway related nuisances and incorporate such strategies in the design process. ,.... Policy 1: Establish standards to minimize the impact of Interstate noise and other roadway related nuisances. Standards: r-' ,.... 1. Consider eliminating the existing frontage roads, and utilizing the frontage road right-of-way for drainage collection, riparian area re-establishment, utility corridors and noise buffering purposes. ,.... 2. Ensure that all new Interstate interchanges have grade separations with the railroad, to reduce congestion associated with train passage, improve crossing safety, and minimize railroad crossing related noise. ,.. ,... 3. Require buffer yards along all collector and arterial roadways for all development. ,.... ,.... ,.... ,.... 149 o ~ ~ f ~ o ::I e~~1J ~~~~ ii~ a'b>~~ ~I~; ~ ~ jj) :J ;0 o i ,/- " ~g ; ~ ~ ::I <> II> II> r;: -I :2 ~ gj c ll' 3. ~ fit :il- e;; -<! a :""OS- -. <> :;0 z n ~ ~ ~ o '" ~ m a g :::i!:S"''''' VJ,....,.I/f #" 1" J / ,~' r;: ~ $ /~/~- // .{,' / ....-------- jf ,/ -I " ell Z:J lD III i'g 0;+ " ell ;lI\'... o' :J z o ~ .::r ., :e IDID DIU) "lI.... iii3: ::II>> ., I>> ::I I>> k ,~:-. ~' s /' l l / ~ ! ~ .5. / ~ J' r .-1'~) ~ _________1______________ ~ ;p ~ p---- ------------- D I -~ ~~>,,- I '~.~ I I o o D 9 D 9 o D n I 9 o o o . .(' P' f' .-:;::; -~ Cl[) ;j ;j !;; 1ft .- ,... r- ,... NQrthwest Marana Area Plan ,... Airport Element r- ,.... r ,... ,... r- ,..... ro r- r- ,..... ,.... r- ,..... ,... Airport Element ,... ..... ,.... To protect the airspace around the airport and approaches to each runway from hazards that could affect the safe and effIcient operation of aircraft arriving and departing, Federal Aviation Regulations (FAR) Part 77, shall be used as a guideline in establishing regulations pertaining to potential hazards. This Element includes goals, objectives, policiep a~d standards related to airport planning. The Airport Influence A~ea Map is located at the end of this Element. ,... ,... Definitions Pertaining to Airport Planning ,... The Federal Aviation Regulations (FAR) Part 77, the State of Arizona and the Airport Master Plan provide the following definitions: r- Airport Influence Area - The State of Arizona enacted legislation, which gives governing bodies and local communities the ability to establish Airport Influence Areas (AlA) to aid in notifying owners and potential purchasers of property that they are in an area that is subject to aircraft noise and overflight. An Airport Influence Map is provided in the Airport Master Plan. ,... r Approach Profiles - The Approach Profiles and Runaway Protection Zones depict that portion of the airspace surrounding the airport, which directly relates to each runway end's respective approach surface. Approach profiles depict physical features such as topography, roadways, railroads, trees, etc. that are within the vicinity of each runway end and which may affect the approach surface. ,-. ro Civil Airport Imaqinarv Surfaces - Civil airport imaginary surfaces are established in Section 77.25 of the Federal Aviation Regulations (FAR) with relation to the airport and to each runway. These imaginary surfaces include: a. Horizontal Surface - A horizontal plane 150 feet above the established airport elevation, the perimeter of which is constructed by swinging arcs of specified radii from the center of each end of the primary surface of each runway of each airport and connecting the adjacent arcs by lines tangent to those arcs. The radius of each arc is: . 5,000 feet for all runways designated as utility oryisual . 10,000 feet for all other runways b. Conical Surface - A surface extending outward and upward from the periphery of the horizontal surface. c. Primary Surface - A surface longitudinally centered on a runway. When the runway has a specially prepared hard surface, the primary surface extends 200 feet beyond each end of that runaway. When the runaway has no specially prepared hard surface, or planned hard surface, the primary surface ends at each end of that runway. d. Approach Surface - A surface longitudinally centered on the extended runway centerline and extending outward and upward from each end of the primary surface. ,..... ,-. ,... ,...., ,... ro ,... 155 Airporl Element 1 f'1 e. Transitional Surface - These surfaces extend outward and upward at right angles to the runway centerHne and the runway centerline extend at a slope of 7 to 1 from the sides of the primary surface and from the sides of the approa.th surface. - "1 j ~ 1 . Compatibie Use Zones (CUZ) - Compatible Use Zones comprises land uses located within the Airport Influence Area (AlA) Land uses within the Compatible Use Zone should be compatible with land uses established in the On-Airport Land Use Plan. 1 1 On-Airport Land Use Plan - The purpose of the On-Airport Land Use Plan is to coordinate uses of airport property in a manner, which is compatible with the functional design of the airport facility. The Airport Master Plan identifies four land use categories, which include airport operations area, general aviation areas, commercial/industrial aviation related, and open space. '1 ~ Runway Protection Zones - An area off the runway end delineated to enhance the protection of people and property on the ground. The Runway Protection Zones Plans and Profiles are used to identify physical features, which may affect the approach surface of each runway end. 1 ~ 1 J Airport Planning Area Goals, Objectives, Policies and Standards 1 The following goals, objectives, policies and standards address hazards that could affect the safe and efficient operation of arriving and departing aircraft and the establishment of I compatible land uses in those areas abutting airport property. 1 1 , Safety Related Objectives, Policies and Standards Goal 1: Protect the airspace around the airport and approaches to each runway end from hazards that could affect the safe and efficient operation of arriving and departing aircraft. 1 1 Objective (a): Comply with Federal guidelines regulating hazards that could affect the safe and efficient operation of arriving and departing aircraft. 1 Policy 1: Require that Federal Aviation Regulations (FAR) Part 77 serve as guidelines in the establishment of regulations pertaining to potential hazards. 1 1 ,., 156 1 ,... Airport Element ,... ,... Standards: ,.. ,... 1. Require all vertical distances of objects, included but n-ot limited to buildings and structures, towers, roadway overcrossings, bridges, and railroad crossings affecting and/or obstructing navigable space comply with regulations provided in Section 77.23 Standards for Determining Obstructions, of the Federal Aviation Requlations (FAR) Part 77, as amended. ,... ,... 2. Require stormwater management facilities located close to approaches to each runway or within Runway Protection Zones or at any such distance in which flying birds become mobile objects obstructing visibility and navigable space, be designed in a manner, which discourages the presence of flying birds. ,... ,... 3. Require development encroaching Runway Protection Zones to comply with the Runway Protection Zones Plans and Profiles, provided in the Airspace Plan of the Airport Master Plan, in conformance with Federal Aviation Requlations (FAR) Part 77. ..... ,.... 4. Require that any activity resulting in an increase of aviary population, including, but not limited to wildlife mitigation plans and/or construction of retention basins or any project potentially believed to increase bird population within the designated Airport Influence Area, be reviewed by the Airport for safety concerning birds obstructing navigable space. ,... ,... Land Use Compatibility Objectives, Policies and Standards ,... ,.... The responsibility for determining the acceptable and permissible land uses and the relationship between specific properties and specific noise contours rests with the local authorities. Federal Aviation Requlations, Part 150, Land Use Compatibility and Guidelines are not intended to substitute federally determined land uses for those determined to be appropriate by local authorities in response to locally determined needs and values in achieving noise compatible land uses. Federal Aviation Requlations, Part 150 recommends guidelines for planning land use compatibility within various levels of aircraft noise exposures, which are included in the Airport Master Plan. As the title indicates, these are guidelines only. FAR part 150 explicitly states that determinations of noise compatibility and regulation of land use are local responsibilities. ,... r ,... ,... 157 Airport Element 1 1 Goal 2: Establish land uses that are compatible with the airport and with the agricultural areas surrouncHng it. 1 Objective (a): Establish an official Airport Influence Area (AlA) in conformance with State of Arizona enacted legislation and the Federal Aviation Regulation (FAR) Part 77, Airspace Plan. 1- Policy 1: Work with the Airport to designate an official Airport Influence Area, which take into consideration aircraft noise and overflight paths that will help in the designation of compatible land uses. Standards: 1 1 1 1 1 1. Work with the Airport to designate an official Airport Influence Area. After conducting a public hearing, the designated Airport Influence Area shall be adopted by the Town Council. The Interim Airport Influence Area is the Horizontal Surface as depicted in the Airport Influence Area (AlA) Map, Sheet 9 of 9, Airport Master Plan. 2. Once the Airport Influence Area is designated and adopted, notify owners and potential purchasers of property that they are in an area that is subject to aircraft noise or overflight. '1 J 3. Conduct a study to establish design guidelines for the Airport Influence Area that help minimize the impact of aircraft noise, such as the utilization of curvilinear roads and appropriate streetscape, etc. 1 1 1 1 J 4. Designate compatible land uses within the Airport Influence Zone. 5. Adopt development standards for heights of future structures which could pose a potential hazard to air navigation. Objective (b): Establish safety cones or non-public congregation areas. Policy 1: Establish safety cones or non-public congregation areas for primary runway approach areas so that compatible land uses can be identified for those areas. 1 1 J 1 1 158 'l ,.... Airporl Element ,..... - Standard: ,.... - Work with the Airport to establish appropriate safety con-es or non-public congregation areas for primary runway approach area. Land uses in which public congregation occurs, including but not limited to, educational or institutional facilities, houses of worship, open space, recreation grounds, shall be prohibited within this safety cone or non-public congregation area. ,... .. Objective (c): Establish land uses within the Airport Compatible Use Zone (CUZ), which are compatible with the On-Airport Land Use Plan. ,... Policy 1: Designate land uses, within the Airport Compatible Use Zone (CUZ), which promote aviation and agribusiness related activities and are compatible with the On-Airport Land Use Plan. ,.... Standards: ,..... 1. Utilize aircraft noise contours, overlaid on the current and future land use maps of the Airport Master Plan, to determine potential incompatible land uses within the Airport Influence Area and its vicinity. ,... ,..... 2. Identify noise sensitive land uses potentially impacted by aircraft noise based on guidelines provided by Federal Aviation Regulation (FAR) Part 150 for planning land use compatibility within various levels of aircraft noise exposure, included in the Airport Master Plan. ,..... .... 3. Work with the Town of Marana Planning Department, the Marana Chamber of Commerce, the Airport Advisory Committee, and other stakeholders-in the designation of land uses within the Compatible Use Zone (CUZ), which promote: a. Campus business centers, aviation related research and laboratories, b. Aviation related light and heavy industrial uses, c. Appropriate uses for Runway Safety Zones, such as agricultural raw crop. ,..... - ,..... ,... ,.. 159 Airport Element 1 l 1 Economic Development RelE!ted Goals, Objectives, Policies and Standards Goal 3: Identify strategies and mechanisms to boost economic development within the Northwest Regional Airport/Agribusiness Planning area. no I I Policy 1: Develop an Economic Development Plan for the Northwest Regional Airport. l 1 11 , Objective (a): Identify strategies and mechanisms to boost economic development and attract businesses, which are compatible with the airport and surrounding areas. Standards: 1 1. Work with the Town of Marana Planning Department, the Marana Chamber of Commerce, the Airport Advisory Committee and stakeholders to develop an Economic Development Strategy, for marketing purposes, and outline an Economic Development Plan. 1 1 ~ 2. Identify Federal Aviation Regulation funds for the acquisition of State owned Lands surrounding the Northwest Regional Airport. 1 l 1 ,., 1 ~ 1 I ~ 160 1 I Ii: ... DDDi . . 0 " . . ... . . z ~~~~ i. s: ~ ~-g-gg ~ '" iil :!,> ",::I. ::I." ::I. " CD ~~~fI) :;- '" '" ::!J -I -0 "''"3 c: ~ ~ ii> g~~ ., " " ~ " ~ S' g' Q. ..-- ~ 3' c: "ia!!!. " Cl> N it Co '" 0 '" '" -< " Cl> f ijl} s ::: "'I '0 o ;:I- .... ~ ~ C lD ~ n lD ~ "'I lD m / z o ;:s. ~::r .. :e m ID VI 'VPI' i':J: ~1lI .. III ~ OJ -~" ~ -.' :;, )} .l" / jj II 1/ Ii Jr =- i ., l .~ 1\ ---------r------------- ,---- ," ------------- ------~-- I J_ ]o~ J)'" ~==-. =-'<-=--==-~~ ~/ . . . . ... ... ii ~ r-o r r-o ,... Norlhwest Marana Area Plan ,... ,... Economic Development Element ,... ,... r-o ,... ,... ,... ,... ,... ,... .... ,... ,..... r-o r' Economic Development Element ,... ,... ,-. The economic development vision for Northwest Marana is that the area will become a vital economic center. Focused economic development efforts can lead to a strong and diversified economy, resulting in quality jobs, viable and safe neighborhoods, well- planned communities, a sustainable natural resource base, adequate infrastructuFe, ample entrepreneurial opportunities, sufficient capital, a nurtured cultural heritage, a well-eaucated and highly trained labor force and an expanded tax base. ,.... ,.... The Town of Marana Economic Development Administrator administers the Town's economic development program. The Arizona Department of Commerce, the Town of Marana Chamber of Commerce and the Greater Tucson Economic Council play key roles in the articulation of Northwest Marana's economic development goals. f"'" Economic Development Goals, Objectives, Policies and Standards ,.... ,... Goal 1: Encourage economic diversity and job creation, which are compatible with Northwest Marana agricultural and rural heritage and natural and cultural resources. - Objective (a): Encourage economic diversity and job creation, which are compatible with Northwest Marana agricultural and rural heritage and natural and cultural resources and promote innovation. - ,.... Policy 1: Recognize the Town of Marana Housing and Community Economic Development Department as the forum to coordinate and exchange information regarding area economic development activities, and work with the Department to accomplish Northwest Marana economic development goals. ,-. Standards: ,-. 1. Work with the Economic Development Administrator, the Arizona Department of Commerce, the Town of Marana Chamber of Commerce, the Business Advisory Committee, the Marana Northwest Regional Airport Advisory Committee and other appropriate federal, state and regional entities to coordinate local economic development plans. ,..... ,..... ,-. 2. Submit an annual report to the Town Council summarizing economic development efforts within the Northwest Marana area. ,... ,..... 165 Economic Development Element 1 1 I 3. Develop promotional material such as slide show, video, web p~ge and vision poster with the Northwest Marana Economic Development Vision to attract potential businesses to the area. - 1 1- - 4. Develop a promotional weekly column in regional newspapers. Policy 2: Expand Northwest Marana's industry base by taking advantage of market opportunities in regional, national, and international markets. 1 1 1 Standards: 1. Work towards establishing Northwest Marana 1-10 Highway Corridor as a major hub for jobs in the area. n I 2. Work towards establishing an industrial hub that benefits from the presence of Union Pacific Railroad. fl J 3. Work with the Airport Manager towards attracting aviation related services to those lands adjacent to the airport. 1 . 4. Work with the Northwest Marana Equestrian/Multi-purpose Center to designate and market lands adjacent to this Center for service-oriented businesses complementary to it. 1 . 5. Promote tourism-oriented businesses and industries to national and international visitors. 1 6. Work towards establishing the Northwest Marana area as a dominant link between the United States and Mexico; and continue to support the expansion of free trade with other countries. ~ 1 7. Continue to support and promote agricultural/institutional facilities and activities within the Northwest Marana area. . Policy 3: Prioritize and target those economic sectors in which Northwest Marana can create or sustain a competitive advantage for economic growth and job creation. 1 J 1 1 1 166 " ,.... Economic Development Element r" ,.... Standards: . r- .1. Encourage the development and expansion of targeted industries including agricultural related research, aviation related, regional distribution, high tech and other clean industries. r- 2. Encourage and promote the development of Northwest Marana tourism industry. - 3. Fully utilize existing community assets to maximize the Town's visitor industry. ,... 4. Establish a visitor's center in the Town Center. ,... Policy 4: Support and encourage efforts to diversify the economic base of Northwest Marana. ,... Standards: ,... 1. Encourage a solid and ongoing partnership between the Town of Marana Housing and Community Economic Development Department, the Arizona Department of Commerce, the Town of Marana Chamber of Commerce, the Business Advisory Committee, the Marana Northwest Regional Airport Advisory Committee, the Greater Tucson Economic Council and other major stakeholders. - ,.... 2. Establish partnerships with Pima Community College and the University of Arizona to support an educational system designed to meet the needs of a diversified economy, including the development of high-tech educational programs. ,.... ,.... 3. Cooperate with the Economic Dev~lopment Administrator in the recruitment of businesses. ,... 4. Collaborate with the Town of Marana Chamber of Commerce to promote business opportunities. ,.... 5. Develop a marketing strategy to market the Northwest Marana area. ,.... ...... .-. 167 Economic Development Element 1 .., I Goal 2: Promote a business-government relationship that addresses the needs of businesses to ,?perate in a.positive and mutually beneficial environment. 1 -" Objective (a): Promote a business-government relationship that addresses the needs of businesses to operate in a positive and mutually beneficial environment to boost economic development within Northwest Marana. Policv 1: Develop new and support existing partnership programs, which promote cooperation among public agencies, industry, and the community. l' 1 1 Standard: Continue and expand new and existing partnerships to provide services through programs and incentives. 'l I Goal 3: Create an entrepreneurial environment of productivity and innovation that promotes business start-ups and business growth. 1 Objective (a): Create an entrepreneurial environment of productivity and innovation that promotes business start-ups and business growth within the Northwest Marana area while addressing the needs of existing businesses. ,., Create a partnership with Pima Community College and the University of Arizona to foster the development of community programs in the Northwest Marana area. 1 1 1 1 1 1 1 Policy 1: Create partnerships that promote community-based educational support for potential entrepreneurs and business owners to develop or refine accounting, cost analysis, marketing and other essential business skills. Standard: Policy 2: Support financial assistance and specialized training programs to encourage the development of small businesses, minority-owned and women-owned businesses. 1 . ,., 168 n ~ Economic Development Element ,.... ,... Standards: . ,.... . 1. Encourage risk reduction mechanisms that provide great.er capital availability to small businesses, and minority-owned and women-owned businesses. r- 2. Identify existing local businesses funding needs. ,... Policy 3: Encourage financial institutions to be responsive to the needs of minority and women-owned businesses and disadvantaged business enterprises. ,.... Policy 4: Encourage economic development activities that will strengthen neighborhoods and agricultural communities. r- Standards: ,.... 1. Provide educational training and employment opportunities close to home. 2. Provide necessary support services. ,..... 3. Promote and encourage economic participation for all citizens. r ,..... 4. Support economic opportunities within the agricultural community such as the establishment of "you pick" farms and other businesses identified within the Agriculture Preservation Element of this Area Plan. ,.... Policy 5: Develop public and private initiatives to provide the funding and capital resources needed to finance small business and economic growth within the Town Center. - Standards: ,.... 1. Identify Federal, State and private funds available for business and economic development. ,.... 2. Publicize information concerning available funds, grants, programs and economic incentives. ,... 3. Promote existing economic development programs. ,... 4. Identify funding assistance to cover architectural rendedng costs for existing businesses within the Town Center. ,... 169 Economic Development Element 1 1 1. Develop a marketing plan to Increase the visibility of economic development efforts. 1 1. 1 Policy 6: Increase coordination and visibility of current economic development efforts. Standards: 2. Work with appropriate groups to promote economic development in targeted areas (Town Center, Airport, Equestrian Center, 1-10 Highway Corridor). r"1 I 3. Work with the Town of Marana Chamber of Commerce, the Economic Development Administrator and other community groups and organizations to disseminate information on the impact of economic development in targeted areas. 1 n ~ Policy 7: Work with affected parties to enhance and emphasize the positive assets of targeted areas in efforts to retain and attract new business and industry to Northwest Marana. 1 1 1 1 1 Standards: 1. Evaluate infrastructure plans for targeted areas. 2. Encourage the development of neighborhood plans that include efforts to promote economic development in targeted areas. Policy 8: Promote a positive economic climate and business support system. to encourage the attraction and location of targeted industries in targeted areas. Market the targeted areas to prospective businesses in cooperation with the Town of Marana Economic Development Division, the Town of Marana Chamber of Commerce, the Greater Tucson Economic Council, the Business Advisory Committee, the Northwest Regional Airport Advisory Committee and the Arizona Department of Commerce. 1 1 1 Standard: 1 1 . 170 1 . r"'" Economic Development Element ,.... r"'" Policy 9: Pursue and implement Federal and State Economic Qevelopment Programs. r"'" Standards: - 1. Identify the potential for the establishment of an Enterprise Zone Program and a Free Trade Zone Program. The State offers enterprise zone tax incentives to encourage businesses to create jobs in economically distressed areas. This program may apply to existing businesses along Sandario road. ,-. ,... 2. Establish, where feasible, the Federal Empowerment Zone, Enterprise Community designation, or other similar programs. ,... 3. Continue to support the Colonia Program through the Rural Development Administration. ,.... Policy 10: Develop special economic initiatives, which promote coordination, communication and implementation of economic development priorities to meet the needs of targeted areas. ,-. ,..... Goal 4: Provide a labor force qualified to meet the present and future needs of Northwest Marana's employers. ,... Objective (a): Provide a labor force qualified to meet the present and future needs of Northwest Marana's employers ,... Policy 1: Advocate and facilitate regarding education goals Northwest Marana. community dialogue and objectives for If- Standard: ,... Develop an industry skills council that includes representatives from the farming and agriculture community, the business community, the educational community and the general public to effectively communicate current and projected skill needs. ,... - ,... ,.... 171 Economic Development Element 1 1 Policy 2: Encourage the development of public and privately C!.dministered training programs. .., I Standards: 1. Encourage institutions and businesses to establish vocational training internship and apprenticeship programs. 1 1 2. Support and facilitate the efforts of agencies that focus on regional workforce development so that the skill needs of business and industry are adequately identified. 1 1 I 1 '1 '1 1 , 1 1 I " 1 ,., 1 f1 I 172 .., ,..... ,.... ,... ,.. Northwest Marana Area Plan ,.. Development Incentives - ,... - ,.... ..... ,.... ,.... ,.... ,...... ,... ,.... ..... ,... ,... ,... Development Incentives ,.... ,.. ,..... This section includes development .incentives, which promote high quality sustainable development within the Northwest Marana Area. ,..... Development Incentives Goals, Objectives, Policies and Standards ,.... Goal 1 : Establish development incentives that promote high quality sustainable development. ,... Objective (a): Establish development incentives that promote high quality sustainable and energy efficient development through the use of techniques and methods such as: · Varied frontage · De-emphasized garages · Interconnected pedestrian linkages · Responsible water use · Cooling of pavement · Appropriate stormwater retention · Energy efficient design technologies ,..... ,.. ,... ,.. Policy 1: Encourage and reward the utilization of design innovation, energy efficient technologies and sustainability principles through the provision of development incentives. ,... Standards: ,... 1. Grant flexible densities or reduce amount of frontage requirement to developments that incorporate: a. De-emphasized garage - varying front yard setbacks can be granted if garage is de-emphasized b. Architectural design - Design that incorporates innovative energy efficient design technologies and promotes sustainability principles. c. Xeriscape landscape (only where appropriate) d. Responsible water use - incorporates water harvesting methods and technologies. ,... ,.... ,... ,... 2. Development may use the public right-of-way for multipurpose trails, open space and drainage requirements provided in the Northwest Marana Area Plan with the provision of a quality maintenance program approved by the Town. ,.... ,.... 175 ,... ,... ,... - NQrthwest Marana Area Plan ,... ,... Appendix A: Southwest Architectural Styles ,..... r"" ,... ,... ,... ,... ,-. ,...... - ,... ,... ,... ,... r- ,... Appendix A: Southwest Architectural Styles ,.... Spanish Colonial Architectural Style ,... The sketch below illustrates the Spanish Colonial architectural style. Typical vocabulary of this architectural style can be applied to single family and multi-family residences as well as to commercial buildings. ,.... r- ,... ,... ,... ,..... Elements of Spanish Colonial architecture include: r- 1. Simple strong one and two story volumes 2. Roofs of 4 in 12 to 5 in 12 pitch 3. Clipped eaves and simple tilerakes 4. Courtyards and patios 5. Finished edge of platforms 6. Stucco (smooth texture) 7. Clay barrel tiles 8. White, tones of peach or sandy pink as primary colors with blue and green accents 9. Timber framing and accents 10. Limited use of arches 11. Windows deeply set or defined with Roof Pitch r"" " ,... -,4 12 Optional corbel ,... Roof pitch can be 2 in 12 over balconies or accent features ,..... - ,... ,..... Typical chimney cap and molding ,...... 1 .., I Appendix A: Southwest Architectural Styles " I Territorial Architectural Style ,., The sketch below illustrates the Territorial architectural style. Typical vocabulary of this ar- "1 chitectural style can be applied to single family and multi-family residences as well as to commercial buildings. Elements of Territorial architecture include: 1. Simple strong one and two story volumes 2. Flat roofs of varying heights 3. Parapet copings typically capped with brickwork, masonry and occasionally wood 4. Portales and loggias 5. Stucco (smooth texture) 6. Brick or masonry are also used 7. Desert earth tones: beige, tan and sand are typical colors. a. Delicate wood moldings and accents 9. Doors and windows are set flush with wall surface 10. Wood trim, reminiscent of Greek Revival detailing, defines major openings Wood column cap and trim & wood post or column 1 I ., I "2.-, ~ 'l '1 J ., '1 Roof Detail '1 n I 1 Oecorative brick cornice at parapet wall with flat roof 1 I ,., I ~. ........ n Oecorative brick cornice with dentils ., I ., I 2 ,., ..- ..- Appendix A: Southwest Architectural Styles ,-. Pueblo Architectural Style ,-. The sketch below illustrates the Pueblo architectural style. Typical vocabulary of this archi- tectural style can be applied to single family and multi-family residences as well as to com- mercial buildings. .- .- ,.... ,-. .- Elements of Pueblo architecture include: 1. Simple strong one and two story volumes .- with softly rounded corners 2. Flat roofs of varying heights with parapets Roof Forms and canales to drain water ,.. 3. Portales and loggias are typical entry features 4. Stucco (smooth texture) ,.... 5. Brick or masonry are also used 6. Desert earth colors: beige, tan and sand are typical colors. r- 7. Trim is slightly darker tone 8. Doors and windows deeply set and and defined with a wood lintel ,-. 9. Doors typically of heavy paneled wood Parapet walls with flat roofs, exposed vigas, 10. Windows have straight tops and wood is heavy timber lintel and clay or wood canales the preferred material ,-. ,... Low courtyard walls & wood gate with driftwood trim ,.. ,..,. ,-. 3 1 I Appendix A: Southwest Architectural Styles " Southwest Territorial Architectural Style 1 I The sketch below illustrates the Southwest Territorial architectural style. Typical vocabulary of this architectural style can be applied to single family and multi-family residences as well as to commercial buildings. 1 , Elements of Southwest Territorial architecture include: 1. Simple one story volumes with pitched roofs, using the volume inside the gable as a "second" story. Dormers are used with restraint 2. Hip or gable roofs are common with pitches occasionally being less steep for porches and loggias 3. Stucco with smooth texture is typical wall material, using desert tones or beige, tan and sand for wall colors 4. Roof is metal, corrugated or standing seam, typically in red, green, or silver 5. Doors and windows are set flush with the wall surface 6. Trim is typically lighter in tone, usually white 7. Wood trim, reminiscent of the Territorial (Greek Revival) detailing defines major openings 8. Doors typically are "Colonial" styles or paneled wood '1 I I 1 1 'l " 1 J 1 I Roof Detail 1 ~~lf~ ~:w;',~W'-;f%li~~'!- ,-'~~~~- -:.;;:.-~--~-,- ~ .---- ~-- -.- _:::::_:~~--J,::Lfj/-;=;- ,,,', '~":" '1/".":/ ~ ~ \, ',' "/,',/; \':<, ",:, . r~}/ "-.'\'.; \; I VI. \ ; I \~\r':.\i 1 1 1 '1 Painted sheet metal roof. exposed rafter tails, wood beams, braces and post 1 'l J l 4 '1 I . ,... - ,... ,... Northwest Marana Area Plan ,... r- Appendix B: Southwest Architectural Themes ,... r- ,... r- ,... r- ,... ,... ,... ,..... ,.... ,... ,... Appendix B: Southwest Architectural Themes Southwest Territorial How to Speak Southwestern This 3,000 square foot new commercial gallery is located on historic Lower Canyon Road in Santa Fe. The design recalls the traditional Territorial architectural style and responds to issues and concerns of the neighborhood residents. A Glossary of Southwestern Architectural Terms adobe: a building material traditionally made of mud and straw, commonly made into bricks An open plan exhibit space provides versatility for shows of paintings, sculptures, and southwestern antiquities. A bathroom, kitchenette, and sunny office support this exhibit space. A full basement lends additional storage. bancos: low (earthen) benches, built into the walls for sitting canale: water spout or roof drain Although the structure fills the allowable zoning envelope, the careful exterior treatment avoids any box-like resemblance. Also included on the site are a generous parking lot, landscape areas, and an exterior sculpture garden. entrada: entryway hacienda: territorial mansion ,. jardines: garden latillas: small branches, usually used to form a ceiling, often place on viQas rammed earth: a type of construction where walls are built by compacting soil and aggregates in wooden forms on the site The Southwest Territorial style includes simple one and two story structures with pitched roofs. Other architectural elements include: dormers used sparingly, hip or gable roofs with less steep pitch for porches or loggias, smooth texture stucco, standing seam metal roof, doors and windows flush with the wall surface, and wood trim, reminiscent of the Territorial detailing defining major openings. 1 " 1 , ., I I 1 I '1 1 1 ,., I . '1 J 1 4 1 1 1 '1 I 1 .., 1 1 1 I r- - Appendix B: Southwest Architectural Themes ,... ,... This small office building incorporates dramatic sculptural features at the entrance portal and elsewhere, creating a progressive southwestern character. r ,.... ,... The combination of southwestern architectural elements, which articulate contemporary forms is not only desirable, but also encouraged. ,... Territorial ,.... The Territorial style includes simple one and two story structures, flat roofs of varying heights, parapet coping, typically capped with brickwork or masonry, portals and loggias, smooth finish stucco or brick or masonry, delicate wood moldings or accents, doors and windows set flush with the wall surface, divided pane windows, and wood trim, reminiscent of the Greek Revival detailing, defining major openings. ,... r- ,... The home to the right articulates elements of the Territorial with a contemporary touch. ,... ,... '; ~~\\::.'~ ~ y... ~~t~t::;~ ' ~ ) '{\/ ,:' , ~~~ .-;"~"7\~~..:_ J_~~~- II ;.- ,~?~r.~~:'~~;~rj!~ ~~:!~ ;~-~t.~~ ..~~' ..~~~~ ~.~- r&'~ ~''";;t.>.._,.,V' :_ ~~ ~"',_ \ '/.k... .~.,.~~.I'f "~ ~ i\i.;;::'~ ii" """. J~1-'::: """ ;i~" . . .. ~ ~ . - Pueblo Style ~..",. Il!" The Pueblo Style includes simple one and two story structures with softly rounded corners, flat roofs with parapets and canales to drain, exposed viga beam ends, deepset windows and doors, simple courtyard walls, walkway texture, and feature entry gates. ,... ,... ,.... ,... ,... 2 1 Appendix B: Southwest Architectural Themes " I Commercial Development Accent landscapes, fountains and accent textures on walkway pavement provide interesting features at the commercial building entrance while building character and identity (right). 3 1 1 1 1 I 1 n J 1 , 'l The courtyard on the left incorporates elements of Span~h Co~nml and Mission, providing a pleasant area within a commercial village for relaxation. l 1 1 1 I 1 . l l l 1 , r ,... Appendix B: Southwest Architectural Themes ,..... ,... Commercial Development (Continued) ,... " , ,.., ~ ,..... ,... >; ,... r' Architectural styles shall include elements of Southeast Traditional, Spanish Mission and Spanish Colonial, Pueblo, and Territorial architectural themes, combined with contemporary styles. ,... ,..... The office building on the right illustrates the articulation of contemporary themes with the Pueblo architecture style. ,... --!... ,... r ,... r r r ,... New commercial development in the Town Core and Southeast Planning Areas shall incorporate sustainability and interconnectivity principles through the provision of pedestrian oriented amenities and compact and efficient development. The multi-purpose building on the left includes a variety of retail uses, outdoor cafes, art galleries and private and public offices, f~~~~'~ " ~~~ ._~ " {~f' 'lff~~I~' l" ,"'"'~.f ~~ .....,~ ,,' I~" .,.:j~" ~.oJ ' .x.... PiI ,'..t; '"~ ' ill ~~ 14' ~ .. .~...ti:~!~, ,," ~..( . \' . r~- (~'~.'~. ::,.,... _ d ,~,~. !O".--'"i'~~ ,J.~~ ~-. ' f imli".~~i;'~;i' .~~..-" ~-'~~ . ~4~~~\7~~ ",;ill;~~'" ~'S.:,.;;...' ., .,,", ..... ...-..........-.-.__- - "1..1 t~__S ~ ~ ~ Inviting courtyards that incorporate landscaping themes and amenities while reflecting Southwest flavor are encouraged (left), The utilization of architectural themes, landscape palettes and appropriate street furniture creates an ambiance and defines the identity of the villages (bottom riaht and leftJ. 4 'l Appendix B: Southwest Architectural Themes 1 ~ Commercial Development (Continued) .}li~.~;J~:'" . "~?k!>.'~X'" "i:. . )~c1.~- .~ I.,~ ''! ~ ~'~':'.' ="- cj.$)~ ;ffl.~.",:- "~~'i':i",<'{;,. . ~&i~zi~;'.~;:"i'.1 '~~W~..~ -~:~"l-: !:~ 'r1' ,.~~"'S:: I ..~..... ~~~A~: ~~'_'h~,.,~. ~i ~:i:'~:'.,;1i0it'~(.(~ -,,-:,,--;,c;..,:,: - ;\..'.....'-,.,- ~~'\~.~1t~~;'l~ :... '" " ~:'~~ "91 ".J~ ~_ 1~'.{r'/'S. '''k~''' "!' I ~....;.~ - ,c,' k' \ ;~~ . ,.,. r:,~~.>.., ~. ~!~'# ~.~~~..:... The Spanish Mission Revival commercial village (right) includes hotel, restaurant, retail shops, outdoor cafe and pedestrian amenities. This type of commercial village is desirable within the Town Center Planning Area. r'1 I I Accent colors and textured facades combined with landscape details provide a warm and inviting look, 1 1 1 I 1 1 1 , 1 1 1 Pueblo revival features provide this commercial building with a distinctive identity that harmonizes with more contemporary versions on adjacent lands. 1 l 1 I l 1 1 I 5 ,., I ,... r Appendix B: Southwest Architectural Themes r" I ...... Residential Development (Village Gores) ,.... ro ,... ,... r"" r" The 'Villqge Core. (bottom ileft) includes community service facilities and Irecreationalamenities in a setting that lis both relaxing and desirable. Pedestrian linkages ,connect the central core to the ,adjacent commercial service areas and rmedium density residential villages located in the core. r" r ,.... ,... ,.... ,... ,... ,... r .1 I ~I q L ifhese residential villqges '(Ieft andl: bottom right) iillustratefhearticulati?nq, of Southwest styles wIth!! contemporary themes. Oifhis',' development incorporates medium-j high densities with sustainability principles, which make for a more ,energy refficient environment. D' Variations in roof/ines and building 'Shape combine with landscaping palettes and 'building design Jo I :produce Ithe:high ,quality medium-high I density residential development' encouraged within the:' Residential/Commercial Village/Core. a I Within village cores, recreation" community oriented, commercial: services and rmedium-high densities. can harmonize to create a ,distinct~; ;identity. ~. Interconnectivity with adjacent ,Iandl. luses thro~gh the establishment I.of multi-purpose trails contributes to :the development of community'identity. ~. 6 ,., . Appendix B: Southwest Architectural Themes 1 1 . Residential Development (Architectural Themes and Details) A photo from the porch overlooking a courtyard shows the building's Southwest Territorial Details (right). 1 J A building entrance with Pueblo elements (left). l 1 1 A contemporary building showing design features reflecting the Pueblo architectural style (below). " J P'.. y; ,~-:=: 1 .., 1 1 1 This residence provides a contemporary representation of Spanish Colonial (left). 1 1 1 . '1 'l 7 1 I ,... l""" Appendix B: Southwest Architectural Themes [ <~ ."'~, .,." ..n..ih..~---... ..... .~" .~, fN~"--'-.~ .'. g " Ii": , ~. '~~~.~~.. " r .l . iC, .".". .. ~. ~. .' .. ,,'. . · 13" ;:;cr-,.,,~. ' ;~ ;oi,r._,.,\", tt.".'_ '-. J:-.." ...... ~. ~ ).. -~, .,~ ~ . '-' .. '. ~ . ~':':'.;.>.~., . >._.;;,,~... .)ift. ", . ~ ;"::'f< ::.:.-"":_ -... ~~::~ If. , ,... ,... I Residential Development (Architectural Themes) r- ,... r- r- ,... Residences incorporating Pueblo elements (bottom left) and Southwest Territorial elements (bottom right) are also appropriate architectural themes to promote Southwestern flavor while providing a diversity of residential palettes. ,... r ,... .- ':I;'.i ,... r r ,.... ,.... ,.... ,... Spanish Colonial style (left) and Span~h C~onml Contemporary (bottom right) are appropriate Southwestern architectural themes for residential developments within the urbanizing areas. ~.:.:-- .. .. ilJ1 :~ ~1 ~ 8 ,... ,... .. r Northwest Marana Area Plan ,... r Appendix C: General Plan and Area Plan Matrix r ,... ,... ,... r- ,... ,... ,... ,... ,... .. ,... ,..... ,... ,.... ,... ,... ,... ~ en o (9 '"O<D s:o 'v ~ t::: I B:~ _t::: ~ E ~ E <D 0 (90 en .>< t::: i::: ~~ ~~ ~t::: o~ t:::Q. $ en o e: ~~ (jco t::: .~ rn '"O~ t::: CO <D~ 0......... 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Ul .Q ~~ IB 5=15 0 't:ro 0. -"OCUlUl a.> o.Qj E::: ~ ~~ .E g l... CI) .2E t:::~ o CI) :;:::~ t1:lC/) "0.- t::: - :::l.S2 0..... LL~ ..r::: :::l CI) 2 ~o ~Q) U3 .~ '. Q) ::C/) co~ o :::l C9LL i I I.~ I! :E Ul "E~ ro::: "0.::: Co 2 a.> Ul C a.> C :2 8 > ..... o (l) a::E Ul Ul a.> a.> >- >- - .~ UJ ~ ]j ~'t: :: ro ::E 0' -" a.>.!: E ~c8 ~.~ ro E .52 iii ~ CIl .oa.>_iii a.> "0 0.>- :2 ~~ CI) ~"Og;~ a:~~~ E c .Q _co ro't:a.> u 0 u o 0. c -Ulro a.>c.= Ul ro c ~.=a.> ! I i I " " I I 1 1 " I 1 '1 " I 1 N .., .,.... .., I 1 .., I 1 .., ~ 1 " I '1 I Ul a.> >- I~ 3: "0 ro _ o - ..... Cl U '(ji .- a.> ai'O u.= Ul.~ a.> :0 Ul -roa.> ro _ c c CJ).- Cla.>Qi .~ "0 :2 0::::: ro Cl I ~~ I 't: (jj :: c E>. - 0 t: .~ o c u a.> ,... r-o ,... ,... Northwest Marana Area Plan ,...... Appendix 0: Northwest Marana Monitoring Plan ,...... ,... ,...... ,... ,...... ,...... ,..... ,... ,... ,.... ,.... ,... ,... ,... - ,... Appendix 0: Northwest Marana Monitoring Plan ,... Development Monitoring Program ,... Purpose ,.... The Development Monitoring Program and procedures are intended to provide the Town of Marana with an accurate record of the type, size, status and timing of various development projects within Northwest Marana and systematic method for assessing the impacts of these development proposals on the Northwest Marana area's infrastructure. This, in turn, will allow proper advance planning by the Town staff in terms of design of infrastructure improvements and capital financing. ,.... ,..... The monitoring program and associated data base will also assist the Town to ensure that a degree of development flexibility can be exercised as the Northwest Marana Area Plan is implemented, but that overall density and development ceilings can still be maintained. ,.. Scope of the Monitoring Program r- The following infrastructure systems are included in the monitoring program: a) Traffic and roadway facilities b) Water and sewer facilities c) Storm drainage systems ,..... - Development monitoring questionnaires have been prepared for each of the above topics and are included as Tables D-1 through D-4 in this section. ,.... Specifically, the monitoring program will address the following infrastructure information: Traffic ,... a) ,..... b) r- c) Traffic demands and roadway requirements associated with development proposals within the project area, which will include traffic forecasts resulting from completed development within Northwest Marana, as well as forecast traffic for those projects which have been approved but not constructed. Timing of roadway improvements based upon a given level of development in the project area. Signalization needs at key intersections within Northwest Marana. ..- Water and Sewer ,.... a) Cumulative water and sewer demand in system prior to requests for development review, including demands from projects approved but not yet constructed. b) Water and sewer demand for the development proposal in question based on standardized generation factors. ,.... ,..... 1 Appendix 0: Northwest Marana Monitoring Plan ,., I .., c) New cumulative water and sewer demand, including the development being considered along with assessments for system improvements to accommodate total demands. 1 Drainaqe l""\ I I a) Cumulative existing water run-off at the boundaries of the project area, prior to consideration of individual development proposals. b) Cumulative water run-off at project boundaries considering the latest development increment being reviewed, as well as all other previously approved development projects, completed or not, to establish the theoretical maximum outflow of anyone concentration point. ., I I n I I Program Input Requirements n I The monitoring program requires the input of accurate development-related information in order to provide a credible database and deliver accurate forecasts. This data, to be collected as part of the monitoring questionnaires, includes: n a) Project location within the Northwest Marana area. b) Existing land use data for the project location. c) Proposed land use type and density/intensity. d) Daily trip generation rates, AM and PM peak hour trips for adjacent street source (traffic portion only). e) Identification of drainage areas affected by the proposed project and estimate of both existing (pre-project) 1 DO-year storm run-off and with construction of the project (drainage portion only). f) Estimated water consumption and sewage generation rates as a result of the project in question (water and sewer only). In each instance, applicants are required to use standardized Town generation rates for traffic, water and sewer usage and water run-off unless alternative arrangements are made with the Town of Marana Engineer's office. n I "1 n n I " I Program Outputs The following types of output can be achieved from the monitoring program. M I a) Traffic demand forecasts, including a summary for background (existing) traffic plus approved development traffic plus proposed project traffic. The forecast demand volumes can be summarized by traffic component, such as increase in town-wide traffic, increase in regional through traffic and Northwest Marana traffic. Results of this output function can be compared with base traffic demand forecasts (background traffic plus approved development traffic) to determine specific impacts resulting from development of proposed projects. b) Roadway improvement phasing summaries and estimates regarding the level of remaining development which could occur prior to the need for additional improvements. "1 1 " . ,., 2 '1 ,... ,... Appendix 0: Northwest Marana Monitoring Plan ,.. c) Signalization needs. d) Estimated water and sewer' demand for all linkages and key facilities in the Town's water an~ sewer system. e) Storm water run-off estimates for each drainage basin compromising the project area and impacts on major surface and subsurface drainage facilities. - ,... ,..... Cycle of Activity ,... The following general cycle of activity described the proposed day-to-day functioning of the monitoring program. ,... a) The Town of Marana Planning Department will distribute monitoring packets to potential development applicants consisting of: . Blank monitoring questionnaires (traffic, water, sewer, drainage). . Instruction forms, including standardized infrastructure generation rates. b) Completed questionnaires are returned to the Planning Department along with development plan submittals. This is the "input" phase of the monitoring process. The Town Council will establish a processing fee, by resolution, to recover costs. c) Information contained in the questionnaires are reviewed and evaluated by the Town staff. Town staff inputs this data into the various computer models (traffic, water, sewer, drainage). d) Results of the modeling runs are reviewed by Town staff to determine the type and level of infrastructure improvements that are needed to accommodate development caused by background conditions plus previously approved projects plus development. Appropriate conditions of approval are placed on approval of development project. e) If project is approved, impact information is added to the base conditions of the various infrastructure models. r- ,... ,... ,... r- ,.... r- r- r- ,.... ,... r- 3 Appendix 0: Northwest Marana Monitoring Plan '1 " TABLE 0-1 Northwest Marana Area Plan Monitoring Program Traffic Analysis Questionnaire 1 '1" . Please complete the following questions regarding the proposed project. This questionnaire must be submitted to the Town Planning Department along with a copy of any required traffic impact analysis for the proposed project. 1 1. Project Name: 1 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.) '1 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): '1 'l ,.., I Traffic Analysis Zone (Town Zone): .., " 4. Land Uses - Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of" each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (Le., specialty retail, restaurants, etc.). ,., ,., Land Use Unit Amount ,., ..., n " I 4 n - ,.. Appendix 0: Northwest Marana Monitoring Plan 5. Provide project trip generation by land use. Use the approved trip generation rates provided by the Town. . - - ,.. ,.... r- ,... Total Project r- If necessary, attach additional sheets to answer the above questions. ,.. ,.... ,.... r- r- ,... ,.... ,.. ,.... ,... 5 n Appendix 0: Norlhwest Marana Monitoring Plan .., TABLE 0-2 Northwest Marana Area Plan Monitoring Program Water Analysis Questionnaire 'l .., Please cOlnplete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. 1 1. Project Name: n I . 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). .., 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): 1 ,., I I ,., I 1 ,., 4. Land Uses - Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (Le., specialty retail, restaurants, etc.). r-, " Land Use Unit Amount " '1 ,.., I " I 6 r-, I ,-. ,.. Appendix 0: Northwest Marana Monitoring Plan 5. Calculate estimated water demand by land use type. Use water demand factors provided by the Town. Attach additional sheets if necessary. ,.... Land Use Unit Est. Water Demand - - ,.... r" r- Total Project ,.... ,.... I 6. Describe any additional characteristics of the project, which may influence or affect water demand for the project (Le., special water conservation measures, etc.). r- ,.... - ,-. ,.... ,.... r" ,..... r- 7 Appendix 0: Northwest Marana Monitoring Plan n I I '1 TABLE 0-3 Northwest Marana Area Plan Monitoring Program Drainage Analysis Questionnaire .., " t I Please complete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. ., . 1. Project Name: ,., I I 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). ,., 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): r'1 ,., I n I ,., I . ,., 4. Indicate the drainage area or areas in which the project is located. ,.., ,., '1 ,., ,.., " 8 n ,.... ,.... Appendix 0: Northwest Marana Monitoring Plan ,.. - - ,.. ,... ,.... ,..... I r- r ,.. ,..... ,... ,.... ,.... ,- ,... ,.. 5. Describe existing uses located on the project area and give the best estimate :of the length of time this condition has existed. Also estimate amount of impervious , (Le"., paved, asphalted or concrete) existing within the project boundary: 6. Provide a summary of proposed land uses, unit of measure (dwelling units, square footage, acreage, etc.) and amount of each type of land use. Land Use Unit Amount 7. Calculate estimated 1 DO-year water run-off for the proposed development area for existinQ conditions. Impervious area includes building area, concrete or asphalt paved areas and other covered structures such as patio covers, garages, etc. Pervious areas include orchards, lawns, gardens and natural, undeveloped area: a. b. Pervious area (acres): Pervious area run-off in cfs (1.3 X line a): Impervious area (acres) Impervious area run-off cfs (2.6 X line c): Total area (acres) (line a + line c): Total estimated run-off (line b + line d): c. d. e. f. 9 n Appendix 0: Northwest Marana Monitoring Plan ., ,., 8. 1 Calculate estimated 1 DO-year water run-off from the proposed development , project. Pervious and impervious covers are as described in Question 7. Please use standard Town coverage values for different types of land uses: '1 a. b. Pervious area (acres): Pervious area run-off in cfs (1.3 X line a): Impervious area (acres) Impervious area run-off cfs (2.6 X line c): Total area (acres) (line a + line c): Total estimated run-off (line b + line d): ., I 1 c. d. ,., e. ,.., f. 9. Describe any additional characteristics of the proposed project which may influence or affect estimated water run-off (i.e., construction of detention or retention ponds, etc.): ., . I '1 n I n ,., ., ,., I " 1 10 n I I ,... .- Appendix 0: Northwest Marana Monitoring Plan ,.... TABLE 0-4 Northwest Marana Area Plan Monitoring Program Sewage Analysis Questionnaire ,... .- Please complete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. ,... 1. Project Name: 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). ,...... 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): ,.... .- ,.... ,... ,.... 4. Land Uses - Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (i.e., specialty retail, restaurants, etc.). ,.... ,.... ,.... Land Use Unit Amount ,.... ,.... ,... ,..... 11 Appendix 0: Northwest Marana Monitoring Plan r'J I 1 a. Calculate estimated water demand by land use type. Use water demand factors provided by the Town. Attach additional sheets if necessary. " I Land Use Unit Est. Water Demand '1. l " I n . I ,., . Total Project " .., '1 I ., n . ,., I ,..., I n ~ ..., 12 .., .... r'" ,... ,.... Northwest Marana Area Plan ,... Appendix E: Recommended Revisions ,... ,... ,... ,... ,... ,... ,... ,... r- ,... ,... ,... ,... - ,..... Appendix E: Recommended Revisions ,... ,... ,... This Appendix includes recommended reVISions to the Town of Marana Land Development Code, the Town of M~rana Park, Trail, and Open-Space System Master Plan, the Marana Northwest Regional Airport Master Plan, and the Marana PlanniRg Area: Arizona State Land Department Land Use Concept. : ,... Town of Marana Land Development Code ,... The following table includes recommended revisions to the Town of Marana Land Development Code in order to provide consistency with the Northwest Marana Area Plan. ,... TABLE E-1 ,... NORTHWEST MARANA AREA PLAN TOWN OF MARANA LAND DEVELOPMENT CODE . REVISION MATRIX ,- Northwest Marana Area Plan Northwest Marana Recommended Area Plan - Revisions to the Town Chapter/Element of Marana Land (Page #) Development Code Implementation, Implementation Include Northwest . Authority , (Pages 43-44) Marana Area Plan . Processing Requirements, implementation . Monitoring Procedures, procedures. . Review Procedures, and . Amendments to the Northwest Marana Area Plan Residential/Commercial Village Projects: Implementation Adopt procedures for . Procedure for Initiation - Application Fee, (Pages 45-46) Residential/Commercial . Application - Supporting Documentation Village Projects. . Area Plan Requirements Agriculture/Open Space Land Use Element Adopt standards for Standards for the Santa Cruz River Wildlife (Page 51) Santa Cruz River Habitat Corridor Wildlife Habitat Corridor. Ranchette Estate Classified lands Land Use Element Adopt standards for On- Standards for On-Lot Horse Keeping (Page 52) Lot Horse Keeping. Establish Level of Service Standards for: Land Use Element Adopt Level of Service . Water, sewer, waste collection facilities (Page 55) Standards for public owned and operated in the Town based facilities and procedures on existing and projected facility for the review of capacities. proposed development. . Transportation facilities. . Drainage and stormwater management. . Open Space, multi-purpose trails and recreational facilities ,.... ,- ,..... r" ,.... ,- ,- ,... i" ,... 1 Appendix E: Recommended Revisions TABLE E-1 ' NORTHWEST MARANA AREA PLAN TOWN' OF MARANA LAND DEVELOPMENT CODE REVISION MATRIX (Continued) Northwest Marana Area Plan Northwest Marana Recommended Area Plan - Revisions to the Town Chapter/Element of Marana Land (Page #) Development Code Residential/Commercial Village Standards Land Use Element Adopt standards for (Pages 57-66) Residential/Commercial Villages, Town Center Standards & Design Guidelines Town Center Element Adopt Town Center (Pages 73-75) standards and design guidelines. Community Design Standards Community Design Adopt community design Element standards. (Pages 79-89) Community Design Guidelines Community Design Adopt Community Guidelines Design Guidelines (Pages 90-114) Standards for the promotion of rural themes Agricultural and Rural Adopt standards for the Preservation Element promotion of rural (Page 117) themes Standards for flood mitigation within agricultural Agricultural and Rural Adopt standards for areas Preservation Element flood mitigation within (Page 120) agricultural areas Standards for Agricultural/Urban interface Agricultural/Urban Adopt standards for ~nterface Agricultural/Urban (Page 125-128) interface Standards for Open Space and Natural Resources Open Space and Adopt standards for Natural Resources Open Space and Natural Element ~esources (Pages 131-136) . Safety Related Standards Drainage Element Adopt stormwater . Land Use and Environmental Standards (Pages 139-141) retention and stormwater . Conveyance of Run-off from Tortolita Fan management facilities Area standards for the urbanizing areas of Northwest Marana. Develop a Drainage Master Plan for the Urban Drainage Element Adopt standards for Southeast portion of the Northwest Marana Area (Page 141) conveying waters to the Plan, showing alternatives for conveying waters Santa Cruz River based from the Tortolita Fan to the Santa Cruz River. on the results of the Drainage Master Plan. Transportation Standards Transportation Adopt transportation Element standards. (Pages 145-149) 2 1 1 " ,., I I 1 1 1 I '1 ,., I ~ 1 I ~ I r-, 1 I I 1 " I ,., " " ,.., - Appendix E: Recommended Revisions ,.... ,.... " TABLE E-1 ,.... - "NORTHWEST MARANA AREA PLAN TOWN OF MARANA LAND DEVELOPMENT CODE REVISION MATRIX (Continued) ,- r- Northwest Marana Area Plan Northwest Marana Recommended Area Plan - Revisions to the Town Chapter/Element of Marana Land (Page #) Development Code Airport Safety Related Standards Airport Element Adopt airport safety (Pages 156-157) related standards. Land Use Compatibility Standards Airport Element (Pages 157-159) Development Incentive Standards Development Incentives (Page 175) ,- ,... ,..... ,..... It is recommended that the Town of Marana Land Development Code be updated for consistency with the Northwest Marana Area Plan in accordance to the following procedures: ,.... 1. Develop a Northwest Marana Area Regulations section, reflecting all code related standards and requirements included in the Northwest Marana Area Plan. ,- ,- 2. Cross-reference all pertaining sections. of the Land Development Code (i.e. Zoning, Subdivisions, Flood Plain and Erosion Hazard Management Code, etc.) to reference the corresponding section containing Northwest Marana regulations. This will make the Town of Marana Land Development Codes more user-friendly. ,..... ,- - ,... ,... ,.... 3 Appendix E: Recommended Revisions Park, Trail, and Open Sp"ace System Master Plan Table E-2 shows recommended revisions to the Town of Marana Park, Trail and Open Space System Master Plan for consistency with the Northwest Marana Area Plan. TABLE E-2 NORTHWEST MARANA AREA PLAN PARK, TRAIL AND OPEN SPACE SYSTEM MASTER PLAN REVISION MATRIX Northwest Marana Area Plan Northwest Marana Recommended Area Plan - Revisions to the Town Chapter/Element of Marana Park, Trail (Page #) and Open-Space System Master Plan Standards for the Santa Cruz River Wildlife Land Use Element Include standards for the Habitat Corridor (Page 51) Santa Cruz River Wildlife Habitat Corridor Work with the Parks and Recreation Director, the Open Space and Once developed, include Santa Cruz River Corridor Study Group and public Natural Resources the Northwest Marana interest groups to implement a comprehensive Element Open Space and Natural open space and natural resources program for the (Page 131) Resources Program. Northwest Marana Area. Update the Town of Marana Park, Trail and Open Open Space and Update to include Space System Master Plan to include policies and Natural Resources policies and standards strategies for the protection of the Santa Cruz Element for the protection of the River Corridor (Page 131) Santa Cruz River Corridor Include Northwest Marana Area Plan policies and Open Space and Update to include standards for: Natural Resources policies and standards . Floodways, Element for floodways, multi- . Multi-purpose trails and (Page 131-136) purpose trails and . Recreational facilities recreational facilities. 4 1 I '1 1 ". I . 1 ,.., I "'1 '1 I l 1 I 1 1 .., I ,., I I ,., ., 1 1 1 ,.... Appendix E: Recommended Revisions .... ,.... . TABLE E-2 ,... NORTHWEST MARANA AREA PLAN PARK, TRAIL AND OPEN SPACE SYSTEM MASTER PLAN REVISION MATRIX (Continued) ,... ,... Northwest Marana Area Plan Northwest Marana Recommended Area Plan - Revisions to the Town Chapter/Element of Marana Park, Trail (Page #) and Open-Space System Master Plan New trail system within the Northwest Marana Open Space and Identify Northwest area with proposed linkages connecting to Natural Resources Marana area new trail proposed regional and district parks Element system within the Master (Page 37) Plan. Northwest Marana area proposed district and Open Space Park and Identify Northwest regional parks. Trail System Map Marana area proposed (Page 37) district and regional parks within the Master Plan Floodway (post-levee) within the Northwest Open Space Park and Identify floodway (post- Marana Area Trail System Map levee) Northwest (Page 37) Marana area in the Master Plan. Delineate those areas along the Santa Cruz River, Open Space and Delineate Santa Cruz which are flood hazard prone, as a wildlife Natural Resources River Wildlife Corridor in corridor. Element the Master Plan (Page 37) Standards for maintenance of multiple-purpose Open Space and Include these standards corridor along the Santa Cruz River Natural Resources in the Master Plan. Element (Page 135-136) Standards for the Juan Bautista de Anza National Open Space and Include these standards Historic Trail within the Northwest Marana Area Natural Resources in the Master Plan. Element (Page 136) ,... ,... ,... ,.... ,... r- ,.... ,.... ,..... Marana Northwest Regional Airport ,..... The Northwest Marana Area Plan Land Use Map, located on page 67 of this document, designates Airport Commercial land uses and shows the Avra Valley Road realignment. In addition, the Airport Element of the Northwest Marana Area Plan provides standards for safety and economic development related policies and standards that should be incorporated in the Airport Master Plan for consistency with the Northwest Marana Plan. ,... ,... ,... 5 Appendix E: Recommended Revisions 1 Marana Planning.Area: Arizona State Land Department 1 1 1. 1 The Northwest Marana Area Plan Land Use Map, located on page 67 of this document, designates a variety of desired land uses within lands that are currently owned by the Arizon'a State Land Department. The adopted Northwest Marana Area Plan Land Use Map should be provided to the Arizona State Land Department. It is recommended that the Town of Marana meets with the Arizona State Land Department to discuss revisions to the Marana Planning Area: Arizona State Land Department Land Use Concept. Such revisions should be consistent with the Northwest Marana Area Plan. ,., r 1 J n I 1 I ,., I 1 1 1 I 1 1 J '1 , 1 6 1 6 fl r" ,... ,... ,... Norlhwest Marana Area Plan ,... Appendix F: Residential/Commercial Village Concept ,... ,... ,... ,... ..... ,.... ,..... ,...... r" ,... ,... ,..... ,... - ,... Appendix F: Residential/Commercial Village Concept ,.. The Residential/Commercial Village land use is based on the old concept of self- sufficient neighborhoods, where people clustered their homes and places of work together for commerce, socialization, and recreation within a self-contained village. It is modeled after old neighborhoods, where walking, not driving, was the way for neighbpr to visit neighbor, and where a vibrant plaza or park is the focus of community life. - Designed as a "neo-traditional" community, Residential/Commercial Villages incorporate residences, recreational facilities, parks, schools, and commercial services in a pedestrian-friendly environment. Residential compounds, a diverse but coherent architecture, and proximity to the Village plaza or core provide an attractive streetscape for residents, workers and pedestrians. The Village offers differing lot sizes at various prices to enhance economic diversity. The compact village core with extensive open space, its energy efficient designs, and its emphasis on water recycling and conservation will provide a healthy model for future development in Northwest Marana. The Residential/Commercial Village concept offers an alternative to urban/suburban sprawl while providing its residents with a range of attractive homes close to parks, work and shops. _ ,... ,.. - ,... ,... ,... Figures 1, 2 and 3 illustrate different approaches to the Residential/Commercial Village land use concept. The core of the village contains park area, which includes a school. This core is surrounded by high-density residential and commercial uses. Medium density residential surrounds the core with lower densities at the fringes of the village. Roads incorporate multi-purpose trails to encourage pedestrian activity. ,... ,... ,... ,... ,.. ,... ,...... ,.... Figure 1: Village Concept ,.... ,.... Legend _ Arterial/Collector == Local Streets with Multi- purpose Paths Community Core: ~ . 8 Park/School Commercial Residential Medium-high [III Residential Medium ~ Residential Low .... 1 Appendix F: Residential/Commercial Village Concept 1 " ,:~~-~~i ~~::~:ollector ~.~ .. .......... ,,1(,~~ ::.>.: ':.: :.~;~;~....=-= Local Streets with Multi- ,~.~) . '~!(f:.::~ !.... purpose Paths ~ &j}f.C<~" <:":::: I Community Core: , '~:.:: I ~ Park/School , '~i: Commercial Residential Medium-high 1 I 1. 1 1 , 1 1 Figure 2: Village Concept , UID r.::'I ~ Residential Medium Residential Low ,., I 1 · Streets are designed to balance traffic between pedestrians, bicycles and automobiles 1 1 . Features of a Residential/Commercial Village Development · Combination of streets, pedestrian and bicycle-friendly paths, village green and pocket parks to encourage interconnectivity. 1 · Garages de-emphasized and houses and porches '!loved closer to street to further encourage neighborhood interaction. 1 · Shops and offices directly accessible from tree-lined streets or rear parking lot to encourage shopping and browsing. l · Complimentary mixed land uses all within a comfortable walking distance. " 1 '1 2 ,., ,.. Appendix F: Residential/Commercial Village Concept ,... - """ Legend ,- Arterial/Collector r" Local Streets with Multi- purpose Paths Community Core: ,... E3 Park/School . Commercial a Residential Medium-high ,... Figure 3: Village Concept ,.. !IIJ Residential Medium E;] Residential Low ,... ,.. ,..... As shown in Figures 1, 2 and 3 above, the concept of the village should adapt to environmental opportunities and constraints. Figure 1 represents an ideal situation where the concept works as defined. Figure 2 represents an irregular-shaped village located on a parcel of land that presents envi.ronmental constraints. In this case, the natural drainage and washes are preserved by the provision of park and open space which also includes a 100 percent retention area, somewhat shifting the core of the village. ,... """ Figure 3 illustrates a village, which is adjacent to the Santa Cruz River. The concept adapts to environmental opportunities and constraints by providing a green corridor that connects to the River multi-purpose trail. .... Specific goals, objectives, policies, and standards are provided within the Land Use Element of this Plan. In addition, Appendix A and Appendix B include examples of Southwest architectural styles and themes that are appropriate for Residential/Commercial village developments. r- ,... ,... ,... 3 ,... ,.. ,... ,... .NQrlhwest Marana Area Plan - Appendix G: Development & Housing Programs ,... ,... ,... ,... ,... ,... ,.. - ,... ,... ,..... - ,... ,.... ,... ,.. Appendix G: Economic Development & Housing Programs ,... ,.... EcolJomic Development Programs ,1...1. - ,.... A variety of economic development programs have been implemented in a wide diversity of communities to promote economic development. These incentives include land pricing, tax abatements, grant writing, revolving loan fund, the industrial park concept, and state incentives. ,.. Land Pricing ,... One successful program implemented in Albion, Michigan, is Land Pricing. There are many properties in the Albion area (both undeveloped and previously developed) that are available for lease or sale at rates that are very competitive for this region. Industrial Park lots owned by the Albion Tax Increment Finance Authority are priced at $6,000 per acre, with substantial incentives available based on amount of investment and job creation. ,.. ,... Grant Writing ,... Assistance can be provided to businesses in applying for and obtaining grants to help fund aspects of the expansion or development for services such as Workforce Development and job training. - Industrial Park Concept ,..... The industrial park is set up as a building shell that can be used to house start-up businesses or businesses that are new to the community and don't wish to build their own facility. These buildings make business start-up fast and affordable. ...... ...... ...... - ,... .... 1 Appendix G: Economic Development & Housing Programs "1 1 1 1 Programs to Promote Economic Development '1 Downtown Revolving Loan Program The Downtown Revolving Loan Fund (RLF) is designed to be a form of alternative financing for development projects by businesses in a specific area. This type of loan program has been utilized by a number of communities in the State of Arizona to boost economic development within existing commercial areas. Through this program, the municipality, upon the review of the Planning Department, may waive the building permit fees within a specific District. A Northwest Marana Economic Development Council could be established to administrate this program which facilitates 0% interest loans up to $50,000 for qualified facility owners to: . Improve appearance of existing facilities; . Increase property values; · Provide an opportunity to existing businesses located within the Town Center area to upgrade, complying with community design guidelines developed for the Northwest Marana Town Center area; . Increase retail sales; and . Promote cultural events and tourism. 1 , 1 ,., I 1 J '1 I These loans can be used for fa<;;ade work such as building exteriors, landscaping, signage and parking. The process, once established, includes a simple application and review process. Any business is eligible to apply for a loan once the prograr:n is established. '1 J Empowerment Zones 1 l 1 1 The State of Arizona offers enterprise zone tax incentives to encourage businesses to create jobs in economically distressed areas. The approvals are retroactive to Jan. 1, 2000, and bring the statewide number of enterprise zones to 22. Businesses that locate in an enterprise zone may be eligible for state income tax credits over three years of up to $3,000 per new job created. The jobs must be full-time, pay at least the wage offer by county and pay at least 50 percent of health insurance costs. 1 Businesses may also be eligible for a property tax reduction of 40 to 60 percent for five years. To qualify for the property tax incentive, a business must be woman or minority- owned or a small manufacturing firm and invest at least $2 million in fixed assets in the zone. 1 n 2 n I I r' ,... Appendix G: Economic Development & Housing Programs ,... ,... To qualify as an enterprise zone, 'an area must have an unemployment rate for t~e preceding two years of 150 percent of the statewide rate, or the poverty rate must pe 150 percent of the statewide rate reported in the most recent U.S. census. The zone must cover at least one-quarter square mile and its population must be at least 1,000. ,... In fill Incentive District - ,... In 1998, the Growing Smarter Act was enacted to create an urban growth management framework to address the problems associated with urban growth. This legislation (Laws 1998, Chapter 204) strengthened land planning processes by enhancing the requirements for general and comprehensive plans, provided for the acquisition and preservation of open space areas through a variety of planning and purchasing mechanisms and created a Growing Smarter Commission to make recommendations for long-term growth management. ,... ,... The Growing Smarter Act allows the governing body of a municipality to create one infill incentive district if three of the following conditions exist in the proposed area of the district: 1. A large number of vacant older buildings or dilapidated structures, 2. A large number of vacant or underused parcels of property, obsolete or inappropriate lot or parcel sizes or environmentally contaminated sites, 3. A large number of buildings or other places where nuisances exist or occur, 4. An absence of development and investment activity compared to other areas in the Town, 5. A high occurrence of crime, and 6. A continuing decline in population. ,... - ,... The Growing Smarter Act requires the governing body of a municipality that established an infill incentive district to adopt an infill incentive plan. .... Arizona Main Street .... ,... "Downtown" is a major industry. It provides products and services, and its contribution to a local economy is significant. The downtown areas of small communities in Arizona are the historic centers of commercial and social life. The legislatively-mandated and award- winning Main Street Program fosters economic development within the context of historic preservation by working as a partner with local and state agencies, property owners and business people to revitalize downtown areas. - .... ,... ,...... 3 Appendix G: Economic Development & Housing Programs '1 ,., I I Rural Economic Development Initiatives 1 I Arizona communities are faced with a variety of economic issues and challenges. A community must market itself effectively and successfully to remain competitive. Attracting new investment, providing quality jobs and maintaining a good quality of life are crucial to the survival of rural life. .., 1 The RED I program provides direct assistance to rural communities in organizIng an economic development program or effort, and evaluating community resources. Qualified rural economic development programs and organizations with an on-going commitment to economic development can be recognized through REDI accreditation. The REDI program provides both technical and matching grant assistance. 1 I 1 , REDI Program Goals and Objectives assist communities in: · Developing a plan to become more attractive for capital investment and industrial and business locations while preserving and maintaining existing business and industry; · Developing an effective, locally generated program of activities; · Providing public recognition to communities and regions making the effort to become better prepared for economic development; and · Providing professional interaction. 'l "1 1 Rural Tourism Development 1 Tourism is the second largest industry in the state of Arizona. The economic impact and jobs created by tourism have a significant influence in the state. In recent years, rural and Native American communities have become interested in developing tourism as an economic development strategy. 1 The purpose of the Rural Tourism Development (RTD) Program is to help communities achieve their tourism development and management goals. The RTD Program is community based with a focus on the strengths of individual co~munities. r'1 I I The Program helps communities determine if tourism is an effective economic development tool for their areas. It assists communities with organizing their tourism efforts and making decisions about the direction and extent of tourism development and growth. The Program is dedicated to helping communities achieve a sustainable tourism industry that will result in economic diversification and growth. 1 1 J " I Business Retention and Expansion The Business Retention and Expansion (BR&E) Program is a service provided to Arizona's communities by the Arizona Department of Commerce Community Assistance Division. " ,., 4 n ,... ,... Appendix G: Economic Development & Housing Programs ,.. ,... - This program helps organizations responsible for retention and expansion develop-: a program to retain and encourage expansion of existing businesses. The program places significant. emphasis on creating a business environment for stable, successful companies. It also provides resources to aid in the design and implementation of a locally defined and community-based BR&E program. ,... ,... Available Housing Programs ,... This section provides a list of available housing programs available to local governments within the State of Arizona. The creation of a grant writer position to aggressively pursue funding for the improvement of existing housing stock within the Northwest Marana area is recommended. ,... Arizona Housing Trust Fund r- ,... Established in 1988, the Arizona Housing Trust Fund (HTF) was created to provide a flexible funding resource for local governments and nonprofit housing organizations to help them provide affordable housing opportunities to low- and moderate-income families in Arizona. The HTF receives money from a 55 percent allocation of unclaimed property deposits and interest on unexpended funds. ,... Eliqible Applicants: Entities that may apply include cities, towns, counties, local housing authorities, tribal housing organizations and nonprofit organizations. ,... ,... EliGible Activities: The HTF funds a wide range of activities. Forms of assistance may be grants or loans, which may finance an entire project or may be combined to leverage private or other public funding sources. Eligible activities include, but are not limited to: . All costs associated with new construction, acquisition and/or rehabilitation of housing to be used for homeownership, rental, transitional or emergency shelter. . On-going assistance programs such as the rehabilitation of housing occupied by low- income homeowners, rental-subsidies assistance and operating costs for emergency or special-needs housing. . Special set-asides to provide funding for planning and pre-development activities and homebuyer assistance programs (down payment/closing cost assistance). ,... ,... ,... ,... Eliqible Beneficiaries: HTF activities must ultimately target and provide benefit to households with incomes at or below 80 percent of the area median income. The fund is legislatively mandated to set-aside funds for rural projects and to emphasize assistance to households with children. ,... ,... 5 Appendix G: Economic Development & Housing Programs .., I I 1 '1 Application Process The Department accepts development applications for funding on a bimonthly ba~ls. Applications consist of a description of and justification for proposed activities. Those that meet minimum underwriting and program thresholds are funded, if funds are available, and are competitively scored if the department receives requests that exceed the amount of funding available. Emergency or sole-source funding may also be provided in certain circumstances, e.g., funds to match federal housing dollars or to keep housing programs from folding. This flexibility, at the discretion of the director of HID, allows the fund to be very effective in leveraging other housing resources and assisting in emergency situations. 1 J 1 Federal Low-Income Tax Credit l 1 , The Low Income Housing Tax Credit Program provides low-cost rental housing assistance to many Arizona residents. Administered by the Arizona Department of Commerce, this program provides a dollar-for-dollar credit against federal income tax liability for owner/developers of qualifying residential rental projects for a period of 10 years. The credit is intended to produce a cash subsidy to aid in the production of affordable housing and, in return, the developer agrees to restrict rents for a period of time. 1 f'1 I 'l Approximately $6 million in federal income tax credits is available annually to developers willing to build or rehabilitate residential multi-family apartment projects and make them affordable. The federal tax credits finance approximately 60 percent of overall construction costs. The tax credits are typically sold for 60-70 cents on the dollar with the proceeds used toward the cost of construction. For example, $6 million in annual credit authority taken 10 years equals $60 million. "(his $60 million produces $36 million in available cash ($60 million x 60 percent) to produce affordable rental housing. To date, more than $44 million in tax credits has been allocated assisting in the creation of 10,000 units of low-income housing. These projects have leveraged more than $500 million in Arizona's construction industry. 1 I ,., J l Federal Home Funds '1 HOME is a federal housing block grant program created by the National Affordable. Housing Act of 1990. It provides funds to state and local governments to design housing projects with nonprofit and for-profit developers. The Office of Housing and Infrastructure Development (HID) makes available approximately $5 million each year to local governments and nonprofit organizations statewide. Other areas of Arizona also receive direct HOME funding from the federal government, the Maricopa and Pima County Consortia and the city of Phoenix (approximately $12 million). HOME gives states and local governments the flexibility to decide what kind of housing assistance, or mix of housing assistance, is most appropriate to meet their housing needs. 1 ., , .., '1 6 " ,.... ,... Appendix G: Economic Development & Housing Programs - ,... EliGible Applicants _ Eligible applicants include local units of governments, community housing development . organizations ("CHDOs," specially formed nonprofits), rural councils of governments (COGs), re.gional behavioral health agencies and other state agencies. ,... ,... EliGible Activities Financing for all costs associated with new construction, or acquisition and/or rehabilitation of housing to be used for homeownership or rental opportunities. On-going assistance programs include rehabilitation of housing occupied by low-income homeowners or renter-subsidy assistance. .... Eliqible Beneficiaries HOME activities must ultimately be targeted for and benefit low-income households. Homeowners assisted with HOME funds may not exceed 80 percent of the area median income; renters must not exceed 60 percent of the area median income. ,... ,..... Application Process Starting in June 1997, the department began accepting applications for development projects on a bimonthly basis. Applications for on-going housing programs are accepted at least one time per year. Applications consist of a description of and justification for proposed activities. Those that meet minimum underwriting and program thresholds are funded, if funds are available, and are competitively scored if the department receives requests that exceed the amount of funding available. Awards typically range from $100,000 to S300,000 and may be in the form of a loan or a grant. ,... ,... r" Community Development Block Grants ,... The Department of Commerce, Office of Housing and Infrastructure Development (HID) administers the federal Community Development Block Grant (CDBG) Program for non- metropolitan counties in Arizona. Approximately $10 million is available every year to local governments for housing and community development needs. The purpose of the CDBG Program is to "develop viable communities by providing decent housing, a suitable living environment and expanding economic opportunities, principally for persons of low and moderate income." r" ,... EliGible Applicants The state's CDBG program is available only in non-metropolitan areas of the state (outside of Maricopa and Pima counties and excluding the cities of Flagstaff and Yuma). The cities within Maricopa and Pima counties, the counties themselves, the cities of Yuma and Flagstaff, and Arizona's Indian Tribes receive their CDBG funds directly from the federal government. Nonprofit entities, special districts, unincorporated communities and private-for-profit entities can receive CDBG funds to implement a proposed activity, but only through a city, town or county. Eligible for application are the 13 remaining counties and the 70 other smaller or non-metropolitan cities and towns in Arizona. ,... ,... ,..... .- 7 Appendix G: Economic Development & Housing Programs " 'l .., Eliqible Activities . Develop and upgrade basic infrastructure such as streets, water and waste water systems; . Improv.e housing stock by rehabilitating existing homes or supporting new housing development; . Construct or renovate community facilities such as parks and centers that serve seniors, youth or the homeless; . Create or expand public services such as programs to assist the disabled or low- and moderate-income persons needing skills training; . Assist businesses to expand by creating or retaining jobs through loans or infrastructure improvements n. I 1 1 Eliqible Beneficiaries At least 70 percent of all CDBG funds received by the state must be used for projects that benefit low- and moderate-income persons (Le. those earning at or below 80 percent of the area median income). 1 1 Application Process The CDBG Program has two components: a Regional Account (RA), which receives about 85 percent of each year's allocation; and a State Special Projects Account (SSP), which has various components that attempt to address unique concerns of rural Arizona. While the SSP is competitive statewide, the RA may operate on an entitlement or competitive basis depending on the region. 1 1 Communities apply to the four non-metropolitan regional councils of governments (COGs) for funding from the RA. The COGs are: the Northern Arizona Council of Governments (NACOG), the Western Arizona Council of Governments (WACOG), the Central Arizona Association of Governments (CAAG) and the Southeastern Arizona Governments Organization (SEAGO). These COGs conduct an initial review of the applications for fundability and then forward their funding recommendations to HID for final approval. 1 I 1 I 1 Special Needs Housing ,., I I I I. I I The Special Needs Housing Office helps develop affordable housing opportunities for a variety of special-needs groups. The office administers HUD grants and provides planning, technical assistance and program advocacy services to organizations and agencies serving low-income special-needs groups. HID currently administers nine HUD grants providing supportive housing to over 1,000 homeless persons with serious mental illnesses throughout Arizona, with an annual expenditure for housing and services of more than $10 million. The program works to coordinate all resources, including federal, state and local, to increase emphasis and funding for special-needs housing. Special- needs groups identified include, but are not limited to, serious mental illness, chronic substance abuse, HIV/AIDS, homeless, victims of domestic violence, developmentally disabled, farm workers and frail elderly. 1 1 1 1 8 "1