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Continental Ranch Specific Plan Parcel 67 - Minor Revision
F. ANN RODR~GUEZ: RECORDER RECORDED BY: SGP DEPUTY RECORDER 1456 PE3 SMARA TOWN OF MARANA ATTN: TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 DOCKET: PAGE: NO. OF PAGES: SEQUENCE: PLAN MAIL AMOUNT PAID 12702 1497 3 20052430767 12/16/2005 11:50 $ 8.00 ADMINISTRATIVE MINOR REVISION TO CONTINENTAL RANCH SPECIFIC PLAN PARCEL 67 ~ ,~! "Ii. :~;;;!: "'::;r l:~:~ ~;~:: ~::;~ :~" .I;l ~:::l ':;;1" .~ ADMINISTRATIVE MINOR REVISION TO CONTINENTAL RANCH SPECIFIC PLAN PARCEL 67 BACKGROUND. A. Commercial Retail uses are permitted within the Industrial land use category of the Continental Ranch Specific Plan (CRSP), but are limited to those retail uses which are ancillary to other permitted uses and which do not exceed 45% of the floor area of the established use. See CRSP pages V-I 0 and V-II. B. Parcel 67 of the CRSP has an Industrial land use classification, is in excess of 100 acres, and has been primarily and substantially developed with permitted industrial uses. C. The Developer of the Arizona Pavilions retail center adjoining the northwest boundary of Parcel 67 wishes to use an adjoining portion of Parcel 67, not to exceed five acres, as shown on the attached Exhibit A, for a movie theater. ADMINISTRATIVE MINOR REVISION. 1. The CRSP provides in relevant part: "Revisions that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Town Manager." CRSP page VII-7. 2. The Town Manager finds that the proposed movie theater use of up to five acres of Parcel 67 is a minor change, is a reasonable extension of the existing retail center, and satisfies the overall goals and objectives of the CRSP. 3. Under the above-quoted authority granted in the CRSP to the Town Manager, the proposed movie theater use of up to five acres of Parcel 67 is hereby approved as shown on the attached Exhibit A. DATED this qf'.. day of December, 2005. TOWN OF MARANA By/VLWDI1 cu- Town Manager l!. I:;;!~~ ...;;r ~'::l I!:~) 'In,," l)l ::~. It (.1 :f;::r, {00001537.DOC /2} 12/8/2005 1:39 PM ,9l9>( ~ ..: l!';) co ...< i>:I U P:: ..: 0.. I I' ll~ ;1' I J I II : I I, II I ili '.. I~ I.... ,~~ II :1 ::;;; ~: ''''''I'' ,~I ~::;;l\ ~~~, f:il l ,::'1, ~:l ~::l "J CONTINENTAL RANCH SPECIFIC PLAN Prepared For: Town of Marana 13251 North Lon Adams Road Marana, Arizona 85653 Prepared By: The Planning Center 110 South Church, Suite 6320 Tucson, Arizona 85701 With AssiStance From: The WLB Group, Inc. 4444 East Broadway Tucson, Arizona 85711 Adopted April 5, 1988 (Ordinance No. 88.09) Amended: Ordinance No. 92.11 Ordinance No. 96.36 Ordinance No. 97.29 Ordinance No. 98.25 Ordinance No. 99.25 Ordinance No. 2000.01 Ordinance No. 2002.01 Ordinance No. 2002.11 This Specific Plan document has been revised solely in compliance with the Town of Marana Town Council approved amendment adopted on February 5, 2002. The signature below certifies no other amendments, revisions or changes to the text, tables, exhibits, and appendices have been made by The Planning Center. The Plannin~C_~er MARANA TOWN OF MARANA MEMORANDUM TO: Mike Hein, Town Manager FROM: DATE: Joel Shapiro, Planning Director ~ x,.,/ January 30, 2003 SUBJECT: Continental Ranch Specific Plan I am submitting for your review and acceptance a copy of the Continental Ranch Specific Plan, as amended by Ordinance Numbers 2002.01 (Marana Golf Amendment) and 2002.11 (Pulte Homes Amendment). On February 5, 2002 the Town Council adopted Ordinance No. 2002.01, amending the Specific Plan. Upon approval of the amendment, the applicant was required to submit a completely revised Specific Plan incorporating the approved amendments and other minor revisions, including typographical corrections and "housekeeping" clean-up of the plan. Shortly thereafter, Ordinance 2002.11 was adopted, further amending the Specific Plan. Planning staffhas worked extensively with the applicant to assure that all necessary changes to the Plan have been included, requiring the review of several submittals of the revised document. I have reviewed the final submission of revised Specific Plan thoroughly to verify that such changes, as specified, have been made and that no unauthorized changes have been included in the document. I am satisfied that the attached document accurately represents the original adopted Specific Plan along with all of the subsequent amendments that have taken place over the year.s. In accordance with the condition specified in Ordinance No. 2002.01, your acceptance of this amended Specific Plan is required, in writing, within 30 days of its final certified submission. I have included at the end of this memorandum an acceptance line for you to sign, when, upon review of the Specific Plan, you find it to be satisfactory. II'you have any questions regarding the attached plan or need any further information, please call me. Acceptance: Town Manager ORDINANCE NO. 88.09 AN ORDINANCE OF THE TOWN ~,COUNCIL OF T~E TOWN OF. MARANA, AKIZONA ADOPTING A SPECIFIC PLAN FOR THE AMERICAN CONT~AL COM~AN~ W~REAS, the Planning Commissi0n.~of the Town of Marana, after a public hearing, has recommended'approval of a Specific Plan as submitted by the American Continental Company for Lands owned by it within the corporate limits of the Town of Marana; and WHEREAS, the Marana Town Council-has held a public hearing with respect to 'the Specific Plan submitted by the American Continental Company; and W-=Et~EAS, the Marana Tqwn-Council desires to maintain its proper role in shaping future development within i~s exis=ing boundaries; and · WHEREAS, the Marana Town Council has determined'than =he Specific Plan submitted by the ~=~erican Continenua! Compar. y is desirable for the co:ltinued development of the Town of Mar--ne; WHEP~EAS, the requirements of A.R.S.. Secuion 9-45:~.09 have been cump!ied wi~hi -' ~OW, '~ORE, BE IT ORDAiHED uhat 'nhe Town Council of =he Town of Marana, .%~.-izona does hereby adopt ~,h~_ Specific ~lan proposed by the ~erican Continental Company as more fully seu forth in tha~ document e~ti~l~d "Continental Ranch Specific Plan", dated December 3~ 1987, Revision March 10, 198~ and ~evisio~ April 4, 1988, which Plan shall be ~oruhwith a public documeat of the Town; and IT IS FURTHER ORDAINED that any .violation of this Ordinance and the failure to comply with the Specific Plan it incorporates, shall be deemed a class I ·misdemeanor, .and tha~ each day tha~ a vio!a~ion continues shall be deemed a separate offense'. WEEP~EAS, the immediate opera=ion of this Ordinance is necessary for the prese~ation of the public peace, health and safety of uh'e Town of Marana, an eme.rgency is hereby declared to exist, and this Ordinance shall be in full-force and effect from and after its passage, adoption and approval by the Town Council of the Town of Maranao ADril, PASSED, ADOPTED A_ND .APPROVED this 5t__~h day of 1988. AT '_~ST: A.nPROVE-D .~.S TO ToTFN F=~N AGE R o 04/18/88 04/19/88 04/20/88 04/2!/88 ORDINANCE NO. 92.11 A/~ ORDI/~ANCE' OF THE TOWN OF MARANA, ARIZONA, ESTABLISHING ZONING ON ANNEXED PROPERTY (CONTINENTAL RANCH. BUSINESS PARK) WHEREAS, on August 18, 1987, the Marana Town Council adopted Ordinance No~ 87.11; on June 7, 1988 Ordinances 88.11 and 88.12 were adopted, all annexing into the Town of Marana ce~ain real property, including that real property more-particularly' described below, and WHEREAS, pursuant ~ Arizona Revised Statutes Section 9-47!(D), the annexation of the real property described above became effective thi~y (30) days later; and WHEREAS, pursuant to AriZona Revised Statutes Section 9-471(L), the Town is required to adopt a zoning classification which p.~rr.~ts densities and uses no greater than those pe_~mitted by Pima County immediately prior to the annexation of the foregoing property. 'NOW, THEREFORE, BE IT ON~AINED by t~ Mayor and Town Counci! of the Town of Marana, ~izona, that the property described on Exhibit "A"'attached hereto be added to the Continental Ranch Specific Plan previously adopted on April 5, 1990 by Ordinance 88.09 and be given an "Industrial" land use designation per the Development-Regulations of such Specific Plan. PASSED AND ADOPTED by the Town Council of the Town of ~ar-nna, Arizona, this 7th day of July, 1992. ATTEST MAYOR Exhibit A Continen. tal Ranch Business Park Zoning ' Industrlal Land Use Designation-Continental Ranch SpeCific Plan' Lot 14 and the adjacent abandoned Kaiser Road a~d Business P~rk Drive, lots 16 thru 40 and lots 42 thru 57 and the abandoned Kaiser Road and Business Park Drive adjacent to said lot 57, all in Peppertree R~nch Business Park, being a subdivision of a portion of Sections 22, 23, 26, 27 and 35, T !2 S, R 12 E, G.&E. R. B. & E., Pimm Country Arizona, and Tha~ paz~a of the N.E. !/4 of Sec~on !6, T !2 S, R 12 E, Pisa County; · krizona lying SoW. of the westerly right of way line of interstate 10 and N.E.~ of the .Easterly line of the Santa Cruz River Bank Improvement, and Lot 9,. !0 and that portion of lot ll of Pepper~ree Ranch Business Park as recorded in Bo~k 33 Maas and Plats Page 97, Pisa co%~nty Recorders Office, PLea' County~ Arizona lying West of Cortmro Road, as recorded in Docket 8097 at Page !97t, Pi~a County Re- corders Of. fica, P~=a County, Arizona, and Lots 1 through 8 of Pe~oertree Ranch Business P~rk as recorded ~ Book 33 of Maps and ~ats at Page 97, Pima County Recorder's Office, P~a Co~, ~izona, toge~ wi~ a potion of Se~ions 22 ~d 27, To~D !2 Sou~, ~ge 12 East, Gila ~d Salt ~v~ Mari~, P~a Co~ty, ~izon~, descried ~ follows: COFA~ENC~G at the No~_hwest corner of the Quma~r (SW !/4) of the said SeCtion 22: Southwest One- TM~NCE N 89 ~ 35' 30" E, along the Nor~h line of Southwest One-Qu~_~er (SW 1/4), a distance of 1,045.9! the POINT OF BEGINNiNG; the s~id feet to TfEENCE N 89* 35' 34" E, along the said North line, a dis- trance of 62.79 feet to the Southwesterly line of the maid Pepper- tree Ranch Business P~rk; T~EENCE $ 34~ 07' 28" E, along tl~e said Sou~-hwestar!y line, distance of 3__!7!.36 feet; ~CE S 41~ 3!' 33" E, ~!ong the said Southwesterly line; distance of 755.81 feat to the North line of that Parcel recorded in Docket 6t65 at Pmge ~453, P~a Co~y Recorder's Office, Co~ty, ~izsna; ~CE S 80© !6' 4~" W, along ~e s~id No~ !~e West~!y prolongation, a ~st~c~ of 795.75 feet ~e ~c of a n~n~t~g~t c~e concave to ~e Sou~w~t, .'l~e of said c~e ~ough said po~t hav~g a be~g of 05~ 42" E, s~d po~ beJ.~g on ~e East l~e ch~e! !~ ~CE Northwesterly along the said East line, along t~e of s~id ctlrve, to the left, havi~g a radi~s of 9,435.00 feeu and. a central anc!e of 017° 43' 09" for ~n arc distance of 2,9t'7.85 feet to a poLnt of reverse curvatttre of a tangent curve co,cave to the Northeast; Tw~NCE Northwesterly along the said East line, along the ar= of s~id curve, to the right, having a radius of 9,175.00 feet a central angle of 004°' 48' 33" for an ar~ distance of 770.!0 feet to the POINT OF BEGINNING, and 0 T~at portion of Section 26, Township 12 Sou.~h.', Range 12 East G.& s. R. S. & M., Pisa County, Arizona descr-~-bed mm follows; CO~/~ENC!NG at the Northwest corner of the Southwest' One- Qu~r~=~ar (SW !/41 of sai~ Section 26, said point also being on the Southwestmr!y l!ne of Pepper~ree Ranch B~siness Park as recorded in Bock 33 of Maps ~nd Plats mt Page 97, Pisa County Recordar's office; TME~NCE S ' 46 ° 04 ' 51" E, along said Southwesterly line-, a distance of 1,045.44 feet to the POINT OF BEgINnING; T~EENCE S 46~ 04' 51" E, along s~id South~est~r!y line, distance of 650.73 feat. to a point on the arc of m non-t~gent curve, concave to the Southeast, a z~adia! line of said cu_~e through said point having a bearing of N 55° 50' !3" W, s~id point being on the Northwesterly right-cf-way line of the re=-- ii?ned Cort~ro Road; 'THE~C~ Southwester!y," along. ~id right-of-way ' line, along the ~rc of' said curve, to the left, having a ~-adiu~ of 3,894.72 feet and a cent~] angle of 000: 39' 40" for an ~r~ distant~- of 44.94-feet to a point of t~ngency; TM~NCE S 33° 30' 07" W, ~long s~id right-of-way l~-.~e, dist=-nce of 894.02 feet to the E~s~ line of that Par=el of recorded in Docket 6165, Page 1453; TMvn~CE along the West line of s~id P~rcel, the' following courses and distances: N 13~ !7' 17" W, 577.9! feet; N 03~ 3_1~' 23" E~ 670.37 feet; S.46' 04 ~ 51" E, 100.00 feet; N 43e 55' 09" E, !O0-.'~O"f~et to the POINT OF BEGIN/q~NG: ~4 ~HD LEGEND MEDIUM DENSITY 3-8 RAO MEDIUM tllOll DENSITY a- 10 RAO HIGI f DEtlSlT¥ 10-25 /1AC COM/vJER¢IAL fNI~I. I5 TtllAL FrECREATION F^CII.IFY SCI fOOL HOADWAYG DFIAINAGEWAY$ PARCEL NUMBERS THE PLAF CENI 0 ~'00~ 4000 MARANA ORDINANCE NO. 96.36 AN ORDINANCE OF TI-iE MAYOR AND COUNCIL OF THE TOWN OF MAR. AN~ A_RiZONA, AA,fENDING TI-IE CONTINENTAL RANCH SPECIFIC PLAN TO CREATE NEW LA1ND USE DESIONATIONS TO THE CO~CIAL SITE DEVELOPM~ENT STANDARDS, DESIGNA~G PEK.MISSI~LE USES IN SUCH AND ESTA.~LISt-IING PROPEKTiz DEVELOPlv"~-N-i' STANDAKDS, 'AND REPEALING ALL RESOLUTIONS .AND...OP, DINANCES IN CON~-iCT THERe--. Wi-lY_~EAS, the Town Council did, on the 5th day of April, 1988, adopt Mamma Tow"n Ordinance No. 88.09 adopting the Continental Ranch Spe~fic Plan; and W~, Southwem Value Panners IV, L.P. currently owns and is developing an area wkkin the Town of Marana which is subject to the Continental Ranch Specific Plan; and WI-IEREAS, the owner, through the applicant, The Planning Center, has applied to the Tov,,'n of Marana to amend .the Continental Ranch Spe:ilic Plan by .creating new land use desig'n~ons, dasi~aring permissible uses in suck, and establishing property ~Ievelopment standards; and Wi-IEKEAS, tl'm document herein referred to a~ "CONTIN'ENTAL KANCH SPECIFIC ~~S" has been made a public record by the adoption of Resolution No. 96-gg on October 1996, l~y the Mayor and Council ofMarana; ~md ~, it has been determined that the adoption of that public record herein referred To as "CONi-LNENT~ P,.~NCH SPECIFIC PLAN AMENDMENTS" is in the best interesu of the of the Town of Marama. NOW, THEREFORE, BE IT ORDAINED by the MayOr and Council of the Town Arizona that: Section i: That certaSn document entitled "CONTINENTAL KANCH SPECD-IC pr~q AME~~S," three copies of which are on file in the office of the town clerk of the Town of Maters, Arizona, said document having been made a public record by Resolution No. 96-88 of the Town of Ma.fane, Arizona, is hereby referred to and made a part hereof as if fully set out in this ordinance and is hereby adopted subject to the following conditions: a. A development plan, preliminary Plat, final plat, and landscaping concept plan stmll be submitted to and approved by'the Mm-aha Plmming Commission mud Town CounO for each development within the commercial/industrial park, interlinking all to an orderly and consistent design; and b. The owner/developer will be responsible for coni~ructing the Cortaro/Twin connector mad according to the following standards: a twenty four (24) foot paved roadway, two eight (8) foot unpaved shoulders, a twenty five (25) mile per hour design ~e~ no curbs orguttem The connector road will be anall-weather roadway unl.'~s the ~jacent I-I0 Front. age Road is an ~ll-Weather roadway, or another all-weather- roadway exists which is acceptable to the Town Engineer; and The Loop Road and the Cortar'oFfwin Peaks connector road shall be dedicated in Ph~es through the development plan and the platting process; and The Cortaro/Twin P~.lcs connector road'right-of-way shall be sixty (60) feel: in '"' and Prior to the issuance of any Certificate of Occupancy for the golf course development, the Corn.m/Twin Peaks connector road shall be constructed, to Town standards, fi.om the Loop Road to the northern most entry point of the golf course development; and 'Prior to the issuance of any Certificate of Occupancy within the residential section of Parcel 62, the Corzm~o/Tw~in PeakJ connector road shall be constructed, to Town standards, in irs entirety from the Loop Road to the northern most portion of Parcel-62; and '~ The Cortaro/Twin Peaks connector road shall b~ constructed to Town standards, in its entirety, fi'~m the northernmost portion of Parcel 62 to the northernmost portion of Parcel 61, upon the first to occur of the following: (1) Twin Peaks Road is constructed north of or lhro _ugh Par-,~161, or (2) any development on Parcel 6I (in which case the roadway will be completed prior to the issuance of any Certificate'of Occupancy). h. Owner/developer shall post assurances in a form acceptable to the Town for the consmaction and completion of the Cortaro/Twin Peaks connector road from the Loop Road through the northernmost portion of Parcel 61. At the time of the development plan or subdivision process, the owner/developer will dedicate the necessary, fight-of-way through Parcel 65, lying south of Cortaro Road, and said alignment is to connect Business Park DrDe with the intersection of Loop Road at Cortaro Road, and the. owner/developer shall also construct the required improvements to complete the roadway lo Town standards prior to the issuance of any Certifimte of Occupancy in Parcel 65; and Any change of proposed ~t:se for the area identified as a golf course as depicted on the concept plan will require the approval .of the Planning Commission and the Town Council. Section 2.' All ordinances and parts of ordinances in conflict with the provisions of this ordinance are hereby repealed, effective as of the effective date oftNs ordinance. Section 3. Repeal of all ordinances and p'arm of ordinances in conflict with the provisions set forth herein does not affect rights and duties that have matured or penalties that were incurred and proceedings that were begun before m~ effective date of that repeal. Page 2 of 3 qection 4. If any section, subseaion, sentence, clause, phrase or portion of this ordinance is fo.- any .~eason hid to be invalid or unconstitutional by the decision of any court of compe:znt jurisdicr, ion, su:h decision shall not affect thc validity of the remaining portions thereof. P.~SSED AND ADOPTED bytheMayor and Council of the Town 0fMarzna, Arizona, tbJs 15th day of 0c~ober, 1996. ~AS TO FOKM: · '~ardel I. I-Iochuli rown Atzomey Mayor ED HONEA Page 3 of 3 M_Z_R.42qA ORDINANCE NO. 97.29 AN ORDINANC'~_ Ol= ~ MAYOR AND COUNCIL OF TI~ TOWN.OF AYdZON& AMENDnqG ~ CO~AL RANC~ SPEC~C PLAN, .CTLCNG]2qG T~ L~q'D' US~E DESIGNATIONS OF PARC]ELS 56 AN'D 57 FROM 'ZOI~ FID" (Tq'FAV'Y DENSrrY ~_~DENTLz, L) TO 'ZONE C' (CO~~.). WI-EER.EAS, the Tov.~ Council did, on the 5th day of April, 1988, adopt Mm.r'ana Town Ordin~c~ No. gE.09 ~op~v.g the Continental Ranch Specific Plan~ and h~ m-'ncnded thc .s.s.s.s.s.s.s.s.sp~L-5c plan from time to time; and ~4,S, P, anch Holdings LLC currently oW~m and h developing that area wiffin the. Town of Marznz which i~ subject to the Continanm:l Ranch Speci~c Plan; and W'?7: =RF. AS, thc owner, through the .appiic~mt, WLB Group, h~ appiJed to the Town of Marana to change the land use designation of P.amMs 56 and 57 of the Continental Ranch Spe~fic Plan ~ more pard.~iy descn'bed, in Extfibit A, a//m:hed he.rCm, from 'Zone. liD' (t:teav'y Density Residential) to 'Zone C" (CommezgLal); and WI-ESZR~,S, the Mm'aha Planning Commission held a public heating on the rezoning request on Au=~u~t 27, 1997, and voted to reco~end thaZ the Town Count9. grant the ~u-nendm~nt to the Continenm.l Ranch S~-'ific Plan changing the land use designation of Parcel 56 and 57; and WI--IEREAS, the Town CouncQ of the Town of Mam'm held ~ public heating on the rezoning requ~ on October 7, 1997, to obt~n public input on the amendment to the Continental Ranch S~:ifi¢ Plan changing the land us~ desi~mfion of Pzw.~ 56 m~d 57, and believes thzt mid change of l~nd use d~aignafion is in the best haterests of the Town of Marana. NOW, ~ORE BE'iT ORDAINED that the Mayor and Council of the. Town. of Mamn~, ..Arizona ~ follows: ;.~. ~ The mmmdment to the Specific Plan for Continental Rmach is hereby adopted, changing the land use designation of Parcels 56 and 57 of the Continental Ranch Specific Plan zs more patti .city described in Exhibit A, from 'Zone I-ID" (lqe~vy Density Refidential) to 'Zone C" (Comm~) subj~ to the following condkions: The developer sh~U subrrfit'a Development Plan hacluding a Master Site Plan, which will show the devaopment c~oordhaation of all the commerdal pa~ for Parcats 56 and 57. This plan shall be required with the first subrnittal for development on ~my of the commercial ' Create a new Commercial Parcel o:a on thre,. (.~) acres within a portion of Parcat 55 ne:n- tn.- southe~t comer of Conm-o Road and Silverbell Road and amending page IV-6, Table 2; the Land Use Plan (Exkibit IV-4); and the Land Use Phasing Plan (E,'chibit Parcel 55a. a. Parcel 55 pe.~it-~ the construction of apmunents and such construction shall not exceed 30 fee~ or ~vo (2) stories. Amend the Land Use Plan and assorted tables and modify page IV-6, Table 2 of the Plan, the Land Use Plan ~xhibit IV-4); and the Land Use Phasing Plan (Exhibit VII-3) to: a. Rezone Parcel 55 from M_D (Medium Density residential, 6-10 RAC) to I-DD Density, 10-25 P,_¢C); and b. Rezone Parcel 55a from MD (Med/um Density residential, 6-10 RAC) to C (Commercial). Delete the requirements to extend Continental Links Ddve beyond the enu-y to the Golf Course pafldng lot amending Page VII-9 of the Plan, subject to the following conditions: Co The existing Continental Links Drive right-of-~vay shall remain dedicated to the Town; and Within the e.'dsting fight-of-way, the Developer shall construct a multi-purpose golf cm'v%icycl~pedestran path from the Golf Course parking lot to the boundary of' Continental Ranch Parcel 62 improved with ~i minimum 10-foot wide asphalt paving and landscaping; and ' The path shall be constructed concurrently with the proposed RV Park, which -~h~l .be constructed in Parcel 62; and The design of the path and landscaping shall be agTeeable to the Town and shall be submitted for Town review and approval as part oftheDevelopment'Plan for the RV Park in Parcel 62; and The Developer shall submit agreements and approval.q for the installation ad maintenance of the path to the Town for review and approval prior to Town approval . of the Development Plan for the RV Park. Amend the allowable uses under the Freeway Commercial (C*) Land Use designation to. include health care facilities to accommodate uses such as cong-regate care housing, hospitals, clinics, etc. and modifying, the site development standards for the Freeway Commercial district at page V-8 of the Plan. Amend the building height limitations under Freeway Commercial (C*) to allow four stories (48 feet maximum) for residential uses and to allow one (I) seven-story building (84 feet maximum) 9n Block 3 of The Links at Continental Ranch (Book 50, Page 3~), modifvino page V-8 ofthe Land Use Plan (Exhibit IVY). Amend the Residential R;:reation (P,.K) land us: classification to allow Recreational Vehjcle Park ss a permitted use and adding RV Park Development Standards to page V-10, and to the Desi~ Guidelines on page VI-13 throu~ VL.13b. ..." Under Commercial and Industrial GuidelInes, page VI-10 of the Plan, change the max/mm height of perimeter wzlh to eight (8) feet above finished ~ade mud allow the u~e of-~wought iron fencing with meson.-y or stucco pilasters. Create a new fifteen'(15) acre Parcel 6ga and modify Indus~al Development Standards to allow manufactured home sales as a permitted use on sites of nt least five (5) acres, wkich modifies page V-8 of th: Land Use Plan (ExMbit .I¥-4). hereby, Section 2: The provisions of uhis ordinance,, and zhe Specific Plan Amendment Luted are contingent upon ac following conditions: The developer shall submit a complete revised specific plan titled "Amended Continental Ranch Specific Plan" within sixty (60) days of the adoption of this ordinance, said document to be the or/_.~inal Continental R. anch Specific Plan with only those amendments set forth in this ordin~ce and other minor rypo_m'aphic~l corrections. The Amended Sp~ific Plan must contain a certification by the responsible planner that no revisions have been made to the specific plan.other than those set forth in this ordinsmce mud other minor typom'~phical corrections. The Town Manager m~t accept the Amended Specific Plan in writing within thirty (30) days of submission. " The Amended Specific Plm~ shall be recorded by' the Town, at the full expense of the applicant. Section 3: All ordinances~ resolutions, or motions and pans of ordinances, resolutions, or motions of the council in conflic~ with the provisions of this ordinance are hereby repealed, 'effective as of the effective date of'this ordinance. .Section 4: Irony section, subsection, sentence, clause, phrase'or portion of this ordinance or any pan of the code adopted here~n by this reference is for any reason held to l~e invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall n~t affect the validity of the remaining portions' thereof. ~ Ail orcih'~n~.ma, r~sotudons: or morions ~d ~ of o~~, rasoiu~ona, or morions of ~: coun~ ~ ~n~cz ~ ~e provisions of eff~ve ~ of ~e affrays ~m of ~ ord~:. ordin~ca or ~y p~ of ~ g~ adop~ hm~ by ~is r~fa~nc= is for ~y r~n hmid m b~ ~d or uncons~m~or~ by ~e d~i~ion'of ~y ~um of ~m~mnt junction, tach d~.~ion sh~ not ~ ~g v~V of ~e ~m~g ~ons ~er~f. PASSED AND ADOPTED by thc Mzyor mhd Council of ~- Town of Mm-~nz, this 7~ day of October, !997. Mmyor 01~k lvf.~ ~ Town Attorney NL42:LaaNA OI:LDI~ANCE NO. 98.25 AN ORDrNA.NCE OF ~?_.- MAYOR AND COUNCIL OF THE TOWN OF ARIZONA_, AMEN'DING Tr~ CONTINENTAL RANCH SPECIFIC PLAN BY CFL~dqG TNG TF'= LAND USE PLAN, ALLOWABLE USES, HEIGHT LJaMITATIONS, AND CIRCUI..AT~ON PLAN FOR. PORTIONS FOR SECTIONS 22, 26, 27, 34, .35, A_ND 36, TOWNSHE:~ 12 SOU'Zz., RANGE 12 EAST. WHEREAS, the Tovm Council did, on the 5th day of April, 1988, adopt Marana Town Ordinance No. 88.09, wkich adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Spezific Plan from time to time; and ,. "WHEREAS, Southwest Value Partners currently owns land within the Continental Ranch Spezific Plan and is developing those areas within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, the applicant, Southwest Value Partners, has applied to the Town of Mamas to change the Land Use Plan allowable uses, height limitations, and the circulation plan for portions for Stations 22, 26, 27, 34, 35, and 36, Township 12 South, Range 12 East of the Continental Ranch Specific Plan; and WHEREAS, the area impacted is generally located on.the east side of the Santa Cruz River and 1-10, which affects the Contknental Ranch Business Park, Peppertree Ranch Business Park, Parcels 53 and 62 through 68, and the southwest comer of Cortaro Road and Sitverbell Road, Parcel 55; .and WHEREAS, the Mm-aaa Pla_,ming Commission held a public hearing on the rezoning request on August 27, 1997, and voted to recommend that the Town Council ~m-ant the amendments with modifications to the Continental Ranch Specific Plan chan~ng the Land Use Plan allowable ,uses, heist limitations, and circulation plan for portions for Sections 22, 26, 27, 34, 35, and 36, Township 12 South, Range 12 East; and WHEREAS, the Town Council °fthe Town of Marana held a public hearing on the requests on November 3, 1998, to obtain input fi-om the applicant, town staff, and the public on the amendments to the Continental Ranch Specific Plan and believes that the adoption of the amendmenB to the Continental Ranch Specific Plan is in the best interest~ of the Town of Marana_ NOW,. THEREFORE BE IT ORDAINED that the Mayor. and Council of the Tom of Marana, Arizona as fol{ows: Section l: The amendments to the Specific Plan for Continental Ranch are hereby adot~ted as follows: pads on either Pm-c~t 56 or 57. In ~e av~t individual rads am to be sold zs k~m'at~ commercial lots, subdivision pizt(s) shall be subrnimed for review ~d procuring by the-Town in zc~ord~c= wii. n ,.Aa r~uirement~ of the Town at thc time of submkml there, of. The Developer ~i'mi1 be r~uired to submit a Traffic Impm:: Analy$i-~ (%'IA) pre.=zr~ by a m~'~ licensed pmfe.~orml e,u_~n~ with ~pezni~ M the field of A. Provide for r~--ommendadon of off-site improvements to accommodam ~g proposed devetopm=nt. The following improv~'nents shall be consn'nemd on Siiverbei1 Road, south of Corazo Road, along the full front~ of the l:~rcat No. 56 abu~ng Silv~rbelI Road ~ a minimum: A left mm bay, twelve (12) foot wide minimum, with a stor-~e' capacity of i~ foot minimum unl~rm r~uimmenm of mn approved Traffic Impact AnzlyMs ddcm. ms O~e~I Provid~ for z p~dnted cominuou~ l~ft mm lane. APpropriam tzoers on the south end shgl be in accordanc= with acc=prod Standards. Provide for the continuanc~ of the m~izn island to a point south which will cncompa.~ the mvexm curve for the lef~ turn bay. The width of the full island s?al! match thc geometries of th= m~imn island north of Cortm'o Road. Two (2) through lanea, on~ (1) fomn (14) foot wide and one (1) twelw (12) foot wide. 'E. One (1) multipurpose lane, .eight (8) foot wide. F. ,-Curb and gutter and a four (~) foot wide Additional widening on the we. at side of Sitverbetl in minimum a twelve (12) foot southbound lane. II. Pavement tzo~rs northbound shall be a minimum of 20:1. ord~ to provide at a Provide for the modification of any and all roadway signzg¢ and striping, etc. to comply with th~ roadway modifications associated therewith. Page 2 of 4 Li Provide for new rcmdway ~i~zge and striping. The one (1)'left ram bay, the two (2) through lanes and the one (1) multipurpose Im~e ~s the minimum required unless an ~. Pi-0v~d Traffic Impact Analysi.~ Provide for hn~ing and irrigation in the newly constructed island. M. Tapem sout~botmd shall be a minimum of 45:1. The following improvements Shmll be cons---acre,4, on Comro Road, east of SilverbeU Road, along the full frontage of Pm-cel No.'s 56 and 57 abutting Cormzo Road. A. Pzovide for a paint~ .con~nuous left turn lane. Appropriate tapers on the east mhd Additional th.rougi~ lanes, multipm'po, se lanes, additional sidewalk.~, roadwzy median with i~=~onal and Nndscaping and drainage f-azilifies will be determined '~ the Development Plan Stage ail in aczordanc¢ with the requiremenU of the Dir~tor. of Public Worlmrrovm En~.n~r the Town of Mzran~. Pavement mz~ers weszbound and ev-s~oUnd shall be 20:1 and 45:1 rexp4~tf~Ily. P~vide for the [usmli~on of safety barrklad~ (west end of bridge) as n~:Ied to pro,de protection to traffic and pedestrian, as the case may' be. E. Extension of die exLsfing left turn bay ~ may be required by the approved TL~.. Provide the modification of amy and all rc~. way signage and striping, comply with'the roadwW modifications assoda~ed therewith. Provide for ne~v roadway silage and striping. 'Curb and gutrex and a four (~;) foot wide sidewalk. The'DeveloPer shall d~]c~ an additional twenry-,five (75) f~t for tight-of-way purposes on the east side. of Silverbell Road along Pray. et No. 56. PASSED AJq]D ADOPTED by :h~ Mayor md Counci! ofzhc Town ofMm-ana, Aiizonm~ ziiis 3rd day of Nowmb=r, t998. ~iS~lerlc/~f - . ~el J. Iq~chuli Town Attorney Pn~ 4 Of 4 !~52 R00A AT~'I~Iq: TOWI~ ~ PAGE: - 1180 NO. O~ I~A=ES: 3 S2:QUENCZ: 1999!9~0425 10/0811999 ORD21N ii 6: !7 ~om¢12 ~g.z~ $ 8.00 ~L4tL41NA ORDL'NA2$-CE NO. 99.25 .~N ORDLNA_NC!~ 0F T_-_~ MAYOR .~ON~ ~~O ~ CON~~ K~N'CH SPEC~IC PLaN B Y ~NG~'G L;~ USE PL.~N, CO~Ev~~ DE~LOP~NT ~G~A~ONS, PE~%~D USES, A_~ ~D~G 21.95 A~S TO ~ SPEC~C PLaN ~ 5~ ~L ~ECT POR~ONS OF SEC~ONS 16, ~ 26~ 27, 33, ~ND 36, TO%~S~ 12 SO.H, ~NGE !2 EAST. WPZERE.zLS, the Town Council did, on the 5th day of April,'1988, adopt Mm-aha Tow: Ordinance No. 88,09, wNch ~opted the Continental Ranch Specific Plm, and has araendsd tins Continenial Ranch Specific Plan from al.me to t/me; and WH'EILEAS, Southwest Value Partners and Affiliates owns real property within the Condnentai Ranch Specific Plan area and is developing tha~ prope,W withh the Town of Ma,-~z, which is subject to the Conzhsntal Ranch Specific Plan; and W'HZREAS, Southwest Value Partners and Affiliates h~u applied to the Town of Marana to ~,mend the Continental Ranch Specific Plan by chun_ping the land use plan, commercial development regulations, p~'mitted uses, and adding 21.95 acre-q to the Specific Plan area, which witl portiom of Sections 16, 22, 26, 27, .33, and 36, Township 12 south, Range 12 east; and WHEREAS, the Mm'ma Plann/ng Commission held a public hearing on this request 'to amend the Specific ?lan on Aunt 25, i 999, and its members voted unm'fimously to recommend that f2ae Town Council grant the proposed amendments; and W'PIEREAS, the Town Council of the Town of Marana held apublic heating on th.is request to amend the Specific Plan on October 5, 1999, to obtain input from the Applicant, town staff, and the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interesu of the residents oft.he Town o£Marana. NOW, THEREFORE, BE IT ORDAINED bv the Mayor and Council of the Town oF Marana, A.dzona, as follows: Section 1: The amendmen~ to the Specific .Plan for Continental Ranch are hereby adopted as follows: I. A 21.95 acre parcel to be known = Parcel 72, located east of Siiverbell Road, south o£ Cortaro Road, southeast of the Wal~eens store, and more particularly described on Exhibit area as depicted on Erdaibit B, attached hereto and incorporated herein by tiffs Thc ?resen: zo,~2n§ of this Pm-eel 72 is changed fi.om "A" small lot zone, to Soec"_fi: Plan "C" corm'~cial. A.mcnd the Land Use Plan to change the deaignafion of lots 56 and 57 of the Pep?e.--~ee Rmu:h Bur',ness Pzrk :_-.om 'T' imd~rrial to "C*" freewzy commercial. "I-ID" hi~ density residential shall not be a permitted use on the~e lots 56 and 57, only. Exoand the permirt¢d ~es within the 'T'industfial desi~afion to include office, hea!~ znd club, and lL.~ed commercial retail use. The commercial retail use is only permitted so long as it is ancillary ~o esmbl/shed, pc, mitred m~ in the Bm[ness P~k and is lira/ted to forty-five percent (45%) total floor zrez Amend the Land Use Plan to change the desi'~ation of parcels 61 and 70 from 'T' ind~ ial to "R.R" residential r¢creational. Amend the Land Use Plan to change the designation of parcel 60 from "C" commerc'la! to 'T' ind~trial. Section 2: The provisions of this Ordinance, and the Specific Plan amendments hereunder, are contingent upon the £oll0wing: The Applicant shall submit a complete revised Specific Plan 'within sixV {60) days of the adoption of this Ordinance with only those amendmenmset forth in this Ordinance and other minor r,.rpo_m-aphical corrections. The amended Specific Plan must contain a certification by the responsible planner that no revisions have be~n made other than those set forth in this Ordinance and other minor L2zpogTaphical corr,:tions. The Town Mimager must accept the certified amended Specific Plan in writing within thirty (30) days of its submission. Page 2 or 3 Maran::. Arizurm Ordinanc= 99.2.~ . The Ammded SpeM. fic Plan shall be r¢corded by the Towr~ m the 5211 expense of the Appi~cant. Section 3: ~ ordinances, r~olutiorm, ormotions ~nd'parm of ordinances, resoludo.-._s, or motions of :he Council [u con. ct with the provisions, of this Ordinsmce ~re hereby repe~ed, effective as of6e eff~f, ve ~.t; oftb~$ Ordinance. Section ~: L-' muy section, subsection, sentence, clau~e, phr~¢ or portion offs.is Ordinmuce is for m~y r~.son held to be invalid or unconstitutional by the d~ision of auy comu of competent ju~,sdicdon, math decision shall not afT'ec~ the validity of the remaining pordons he:eof. P.A~SSED AND .~_DOPTED by the Mayor and Council of[he Town of/vi~'an~, Arizona. this' day of.October, 1999. ATTEST: APPROVED AS TO PO/dM: /'--'h Town Attorney and not personally MayOr BOB]~'~ SUTTON, JR. // "" 3591 TOWN OF ~ , ATTk~: TOWN CLERK 13251 N LON'ADA~S RD ~ AZ 85653 DEPUT. I R~CORDER ROOE SEQUENCE: 20000140304 ORDI~ 14: 53 MIL AMOUt~T PAID $ B. 00 MARANA ORDINANCE NO. 20'00.01 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARA~NA, ARIZONg AMENDiNG ~ CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE DESIGNATION ON THE SOUTHERN 14.8 ACRES OF PARCEL 2z~ AND ALL OF THE 18.6 ACKES OF PARCEL 29 FROM COMMERCIAL (C) TO MEDIUM DENSI/Y RESIDENTIAL (MDR), WHICH WILL AFFECT PORTIONS OF SECTION 21, TOWNSI-~P 12 SOUTH, RANGE 12 EAST. WI~R_EA.S, the Town Council did, on the 5m day of April, 1988, adopt Marana Town Ordinance lqo. 88.09, which adopted the Continental R. anch"Specific Plan, and has amended the Continental Ranch Specific Pfaff from time to time; and WI-~R~AS, Puke Home Corporation owns real property within the Continental Ranch Specific Plan area and is developing that property, within the Town of Marana, which is subject to the Confi.uental Ranch Specific Plan; and WHEREAS, Puke Home Corporation has applied to the Town of Marana to amend the Continental Kanch Specific Plan by chan~ng the land use designations: on the southern 14.8 acres of parcel 24, thereby creating a new parcel to be identified as "parcel 24A"; and on all of the 18.6 acres of parcel 29, from Commercial (C) to Medium Density Kesidential (lvl'DK), which will affect _ portions of section 21, township 12 south, range 12 east; and WHEREAS, the Marana Planning Commission held a public heaving on this request~o amend the Specific Plan on November 17,1999, and its members voted to recommend that the Town Council grant the Proposed amendments with a condition; and WHEKEAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Specific Plan on January 18, 2000, to obtain input from the Applicant, town staff, and the public on the pro~-amendments to the Continental Kanch Specific Plan, and fads that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interests of the residents of the Town of Marana. NOW, THEREFORE, BE IT OKDAXNED by the Mayor and Council of the Town of Marana, .aa-hon~ as follows: Section 1: The. amendments to the Specific Plan for Continental Kanch are hereby adopted as follows: 1. The la_nd u~e designation on the southern 14.8 acres of parcel 24 is hereby changed from Commercial (C) to Medium Density Residential (MDR.), and the new parcel created thereby lof2 is to be identified as "parcel 24A', and is more particularly described on Exhibit A, attached h~reto and incorporated herein by this reference. Thc laud use d~i~nation on all of parcel 29 is hereby changed from Commercial (C) to Medium Density Residential 0vfDR). Section 2: The provisions of this Ordinance, and the Specific Plan amendments granted hereunder, are confingcat upon the following: 1. Minimum lot sizes on ?arc~!s 24 A an'd 29 shall be {;,000 square feet. Section 3' All ordinances, resolutions: or motions and part~ of ordinances, resolutior~. or motions of the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 4: If any section, subsection, sentence, clause,, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining p.grtions kereof. PASSED AND ADOPTED by the Mayor and Council of the Town ofMarana, Arizona~ this 1 ga ~y of.lanuary, 2000. ATTEST: ~ Mayor I~OBB~ SUTTON, JR. _-~ Town Clerk APeD AS TO FORM: Da}ni¢l J. Hochbli, ~ To~ ASorney ~t not perzonmlly Pa 2 of 2 PROPOSED. LAND USE PLAN LE®EN~ '-i ,t CONTIN SPECIFIC ENTA[ PLAN RANCH [BIT A i 1 i i E R.~ORDF..R TOHN 0F ~' AT~: TO~ ~ 13251 'N LON ~ ~ ~ AZ fl5653 NO. OF *~AGES: 7 SEQUENCE: 2002036.0697 ' 02/22/$, 002 AMOUlqT PAID MARANA ORDINANCE IqO. 2002.01 $ 9.00 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, A.DOPI]]qG AMENDMENTS TO THE CONTINENTAL RANCH SPECIFIC PLAN, ADDING APPROXIMATELY 1 O0 ACRES TO THE SPECIFIC PLAN AJIEA, ESTABLISI-IING A ArEW ZONE "AEP" (AGGREGATE EXTRACTION AND PROCESSING) AND ALLOWING THE DEVELOPMENT OF A NEW AGGREGATE EXTRACTION AND PROCESSING OPERATION, CONVERSION OF AN EXISTING SAND AND GRAVEL' FACILITY, INCLUDING RESIDENTIAL, RESORT,. AND EXPANDED Fl:LEEWAY COMMERCIAL DEVELOPMENT, ON A SITE GENERALLY LOCATED NORTH OF CORT,~:[O ROAD, WEST OF THE I-J0 FRONTAGE ROAD, AND EAST OF THE SANTA CRUZ RIVER.; LYI1WG IN PORTIONS OF SECTIONS 27 AND 22, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEKEAS, the Town of Mm-aa Mayor and Council adopted ~e Continental Ranch Specific Plan on April 5, 1988 (Ordinance No. 88.09), and has amended it from time to tim. e; and 'WHEREAS, the applicant, Marana Golf, Inc., mad affiliates (hereinaRer referred to as Marana Golf, Inc.) owns land within and adjacent to the Continental Ranch Specific Plan area and ha~ applied to. amend the Specific Plan; and Bff-IER.EAS, the applicant, Maxana Golf, Inc., seeks to locate a neTM a§~cgate extraction and processing' facility within considerable proximity to existing and future residences, existin~ viewsheds, and e~sting and fature recreational areas; and WHEREAS, the applicant, Mamua Golf, Inc., seeks to reclaim an existing sand and Favel operation and include this land Within the Continental Ranch Specific Plan area for recreational, residential, and commercial development; and WHEREAS, the To~m of Marana Planning and Zoning Commission held a public heartug on the Specific Plan amendment request on December 19, 2001, and voted unanimously to recommend that the Town Counc'il grant the amendment with conditions; and WHEKEAS, the T6wn Council of the Town of Marana held a public h,ming on this request to amend the specific plan on February 5, 2002, to obtain input from the applicant, Town staff, and members of the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption oftheprop0sed amendments to the. Continental Ranch Specifi~Plan is in the. best interests of the residents of the Town of Marana. NOW, 'I2--IEREFo~, BE.IT ORDAINF_.D by the Mayor and Council of the Town of Maran% Mar~.m Ordin.~ncc No. 200~.01 -' Arizona, as follows: Section l' follows: 1. The m--nendments to the Continental Ranch Specific Plan are hereby adopted as The addition of ] 23.61 acres currently being used for aggregate extraction and · processing. 2. Reclamation and redevelopment as golf course on 90.73 acres of the added area 3. Development of the remaining 32.88 added acres as Medium High Density Residential (MHD). 4. Creation of ~ new zoning desi~ation (AEP - Aggregate Extraction and Processing) on approximately 100 acres along ~¢ I-10 front, age road. 5'.;' Creation of additional development repletions, desig-n g-uidelines, buffers, reclarnition policies for the new AEP desi~ation. 6. Conversion of approximately 20 acres of the existing Links at Continental Ranch Golf Course to Freeway Commercial (*C). 7.. CSnversion of approximately 19.3 acres of the existing Links at Continental Ranch Golf Course (rctzk~,ing an R/R desi~ation) to Resort uses. 8. Adjustment-of a:raal parcel acreages per surveys. 9.- A Phasing Plan to accomplish an orderly u-ansition of uses," · Section 2: The provisions of this Ordinance, and the Specific Plan amendments gra_nt:d hereunder, are contingent upon the following: - 1. This Spe¢ific Plan Amendment, and Rezoning, shall terminate aft~ three (3) years from the date of Town Council approval if the o'~,,ner fails to gain approval of a mining plan prior to the 3-year surmet date, and the property shall revert to the ori~Mncl zoning without further action by the Town Court'ii. If the operation is in non-compliance with any of the prescribed conditions of zon{ng or mitigation measures for more than six (6) months, the zoning shah revert upon a finding by the Town Council'thzt non-compIiance exists. .. 2. The owner sh~t orovide, to the Development Services Administrator's satisfaction, the necessary ro~'dway dedications and improvements and channel and dx'ainage improvement mezsures, as deemed necessary by the Town's Developm. ent $em,ic~s Administrator and Town En~neer to suppor~/.he proposed deve]opmen~f, the site' or the Town's Master Transportation Plan... ... Mv'~m On~ No. -Page 2 of 7- i .5. An assurance .agreeme. nt shall be entered intoXoy the owner prior to commencement ofag~egate extraction and processing within Parcel 62B, establishing a financial instrument of assurance to guarantee.mitigation and reclamation of the mineral extraction operation. Said assurance shall be evaluated annually and adjusted depending on the cumulative level of d/sturbance, it is understood that the Town is in uh= process of developing and adopting a Surface Mining and Reclamation ordinance substantially in the form of the attached draft dated January 29, 2002. 'Fne a~eerfient required herein shall be substantially in the form required by the draft ordinance and this condition shall be amended and superceded by the Surface Mining and Reclamation Ordinance upon the Town's adoption of the Surface Mining and Reclamation Ordinance. The maintenance of facilities shall be pefforn~'ed in a Clean and safe manner including but not limited to the proper removal of derelict facilities, equipment, and/or storage devices. The owner shall annually submit a report to the Development Services Administrator detailing the em-rent and proposed location of processing and extraction, ~hanges in buffering or. operational systems and/or schedules and any other factors' which have or may cz,use material changes in the impacts associated with the surface mining ' activity. The r~ort shall include a section on the potential for infiltration of flood flows and groundwater. The report shall also include a topograpkical survey in a form acceptable to the Development Service.~ Administrator or equivalent town authority. _ - A.li~fing plan, in compliance with the Town's adopted Lighting Code, shall be:-.-- submitted prior to excavation, not including removal of overburden, providing a location and schedule of lighting facilities and shall be updated annually. All permanent lighting measures at the new site shall not exceed the height of the proposed screening berm. Additionally, the pro.~am will mitigate trespass of light to surrounding areas and provide for the modernizing of lighting equipm~t in conjunction with the required annual lig, hfi.ug rev/ews. Directional (non flood) I/~ting requ/.red for operational and safety purposes is allowed on silos and above ' the prior stated he.;g2at liraits provided such lighting is used only ~'required, is minimized and is fixlly screened from adjacent properties and or rights-of-way. However, any such Hghting remaln~ subject to ail light trespass restrictions. Tkis is not intended to tlm~t I/ghfing necessary for equipment maintenance, pro..vided the lighting is used only during active maintenance act/v/ties and does not tr%spass into . surrounding areas. Maram Ordinance No. -Page 3 of 7- 7. The reclaiming of' any pit for the purposes of s'-~nitary refill shall be prohibited. Site preparation as it relates to all water ired drainage issues, such as effluent and potable service, shall be subject to and cooperative,with the Marana Water DepzrU'nent and CMID. 9. Ail ~m-aded areas in plain sight of... adjacent properties such as, but not limited to; setbackA buffers, and/or appropriate drainage ways that have not been included in the re-vegetation schedule for s. creening shall be hydro-seeded or treated with a soil- stabilizing agent. Furthermore, areas adjacent to A.DOT right-of-way, primarily the northern extent, shall be landscaped with trees that grow to a min/mum hei~ht of twenty-five (25) fee~ and shall be twenty-four (24) inch box trees located in the .; berm, and shall be planted a rnirdrnum oftwen'ty (20) feet on center or as approved by the Planning Director. All buffer areas outside of mining shall be hydro-seeded and provided with one tree and three shrubs per thousand (1000) sq.ft, of area, of which.a minimum thirty (30) percent shall be twenty-four (24) inch box trees. Additionally, all ber/rfing areas shall be landscaped per the' Town of Marana buffeLYard standards and the location of landscaping shall be determined through an approved landscape plan. All landscaped areas shall be continuously maintained per section 17-3-10 of the Land Development Code. ? 10. The aggregate extraction operation shall comply with the most current and reasonably applicable environmental and safety standards, as identified in Federal, State, and Local laWs, and shall be required to be updated on an annual basis. - 11. -The sand and ~--'avel operation shall insure that all trucks are properly loaded and thoj tires a.ud wheels have be~n-sprayed or wkshed for dust abatement. The operation- shall support the adoption °fa Town-wide Tarpi.n, g Ordinance, in a form substantially similar to that attached draf~ dated January 29, 2002, and shall comply with said ordinance as and when it is adopted and in full force and effect. The sand and ~-'avel operation shall make best efforts in the period prior to adoption of that ordinance to secure loa~ departing the facility. 12. All reouired. ADOT pe .rrgi_'ts shall be acquired prior to the commencement of aggregate extraction (not including overburden'~:emoval) or processing w/th/n Parcel 62B. 13. The access road and route for loaded mc'ks exiting the site shall be desi~maed and paved, as accepted by the De;~elopment Services Admin/strator. '* 14. 'All structures, modular% and stockpiles w/thin one hundred an_d fifty (150) feet of the centerline tffthe berm shall not exceed the heigJat of the proposed screening berm. Beyond which no structure shall exceed-th/rt'y (30)'feet above the ex/sting pre- Mar-am Ordiramee No. ?~0~_DI -Page 4 of 7- .'- 4evelopment grade. A maximum of five (~) P~'rmanent silos, having heights not exceeding fifty-five (55) feet above the existing pre-development grade will also be permitted, provided they are setback a minimum of three hundred (300) feet from any property line. Up to five (5) additional temporary silos will be permitted aa long as the duration of their use does not exceed twelve (12) months. This provision does not restrict the building of a site office at grade which will conform to the specific plan provisions. " 15. Ail prop'osed buffering and landscaping techniques, including densities, their implementation me~s, consideration of security and safety, and the monitoring thereof, shall be delineated in a "Landscape Plan" subjett to the review and approvfl by the Town of Marana. On site sand and gravel pro~essing, including crushing and wasb. J. ng, shall process only those materials extracted from the on site pit, except for those materials incidental to the production of ready mix concrete and asphalt which are not avai]£Dle from the on site pit. 17. The Aggregate Exu-action .and Processing (A. EP) zoni.ug desi~natior~ shall be revised to stipulate the following provisions: 1) Permitted Uses sI-ialt be tinfi~ed solely to 'Aggregate Extraction' 2) Ail accessory uses shall be contingent on the extraction of ag~egate, so that sand and g'ravel processing, ready-mix concrete, zspl~alt processing, and the storage of materials or stockpiling shall only be permitted v.s ~ _ accessory use so long as the operation of extracting aggregate is not discontinued 3) If for any reason exUacfion of aggregate at the new site ceases operation for six (Q consecufivl month~ the zoning shall revert upon a finding by the Town Counci]'that non-compliance exists. This condition shall be mended and superceded by the Surface Mining and Reclamation.Ordinance upon the Town's adoption of the Surface Mining and Keclamation Ordinance. 4) After'the cessation of aggregate extraction, up to 10 acres may remain for hatching subject to a revised Development Plan. 18. The submitted dr'a.inage statement shall be approved by the Town End-incur before any activity related to site preparation or mining operation commences. 19. The design and constraction of all required multi-use traJ. ls shall be approv~ by the Town prior to installation. Connectivity of multi use trails, and the pha_4ng thereo:[, shall be conducted in conjunction With an appro, ved phasing plan. 20. A block plat ahd initial Development Plan ~hall be submitted for approval prior to an3, aggregate extraction. The block plat and initial Development Plan shall be Mm Orclh'm~ce No. 300~-.01 · -Page 5 of 7- 21. 22. considered by the Planning and Zoning Comn~ission and Town Council. Th¢ Development Plan shall detail various drainage, preparation, scheduling of activities and their locations, lighting plan, phasing plan, operation plan, major equipment locations, view shed impact and preservation, and .any other element or concern deemed appropriate by the Town. Within 1'2 month~ of approval oft. his Specific Plan amendment, aggregate extraction opemtron shall cease at the location of the existing sand and gravel site. These conditions bind any and all successors and assi~s. 23. Any Variance of operational items included within the AEP desi~ation shall follow the Town Development Code and shall not be.permitted to utilize provision VI.F. of '; the Continental Ranch Specific Plan. 24. 25. 26. 27, 29. Prior to the commencement of aggregate extraction and processing within Parcel 62B, ~ Development Agreement shall be entered into between the Owner and the Town for the purpose of establishing a mutually acceptable business license renew~ fee orS10,000, or such as established by town-wide ordinance, for the'}urposes o£ enforcement and monitoring of on-site activity support. Prior to the commencement of aggregate extraction and processing within the amendment arez, a Development Agreement shall be entered into bera, een the and the To,am for the purpose of establishing a mutually acceptable recurring revenue source to be generated from owner's operations and payable to the Town at a rat¢ of 5 cen~ per' ton of material .extncted and sold, and for the project's parks, trails,_,~nd recreation improvement requirements. Within Parcel 74 there shall be a 6,000 square foot minimum single family residential lot size and an average lot size of not less than 7,000 square feet for the entire parcel. The aoplicant shall submit a complete revised Specific plan.within sixty (60) days of the adoption of t.h/s Ordinance with only those amendrnenU set forth in this Ordinance and other typographical correcfiorm. ' The amended Specific Plan shall contain a certification by the responsible planner that no revisions have been made other than those set forth in this Ordinance and other m/nor typo_m'aphical corrections. The Town Manager will accept the certified amended Specific Plan in writing within thirty (30) d,ay~ of its submission. '-' Mar'am Otflinanee No. 2o02.0i -Page 6 of 7- Section 3' All ordinances, resolutk;ns, or motions ~nd parts of ordinances, resolu'tions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repeal ed, effective as of the effective date of this Ordinance. Section ~: If any section, subsection, sentence, clause, phraSe Or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of compeLent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this day o f Februa.ry, 2002. ATTEST: To~m Clerk APPROVED AS TO As Town Attorney and not personally ALL EXHIBITS ARE ON FILE WITH THE TOWN CLERK Mm'~m Ordinan~ No. 2(XP_01 -Page 7 of 7- i AEP 62 LAND USE PLAN PLAN AMENDMENT 2002.01 tl/29/2002 Draft Article 9;10 SURFACE MINING AND LAND RECLAMATION Section 9-10-1 Purpose and Intent It is the purpose and intent of this chapter to establish an effective and comprehensive surface mining and reclamation policy including regulation of surfacffrmining operations so as to assure that: Adverse environmental effects are prevented or minimized and that mined lands are reclaimed to a usable condition which is readily adapted for alternative land use. The production and conservation of minerals are encouraged, while giving consideration to values relating to recreation, watershed, wildlife, range and forage, and aesthetic enjoyment. Residual hazards to public health and safety are eliminated. Section 9-10-2 Definitions For the purposes of this article the following definitions shall apply: Ac "Financial assurance amount" means that amount of money necessary to conduct and complete reclamation on the mined lands in accordance with the approved reclamation plan, plus a reasonable estimate of the administrative costs and expenses which would be incurred by the Town of Marana. "Financial assurance" means a bond, instrument, fund or other form of financial assurancepcceDtable te the Towrl. "Government mine" means any surface mine owned and operated by federal, state or local governmental entity. --- "Idle" means to cur(ail 'for a period of one ~,ear or more surface mining operations by ,more than 90 percent of the operation's previous maximum annual mine,'al production, with the intent to resume those surface mining operations at a future date. "Interim management plan" is the plan which the operator of an idle mine shall submit and gain approval for, in order to assure that the site shall be maintained in compliance with the approved reclamation plan, use permit, and applicable conditions, until the mine operation is resumed or .the mine is fully reclaimed in accordance with the approved reclamation plan. "Mined lands" includes the surface, subsurface, and groundwater of an area in which surface mining '.operations will be, are being, or have been conducted, including private ways and roads appurtenant to any such area, land excavations, workings, mining waste, and areas in which structures, facilities, equipment, machines, tools, or other materials or property which result from, or are used in, sur[ace mining operations are located. Sand & Gravel Amendment IVlarana Town Code "Minerals" means any natUrally ~ccurring compound, or groups of elements and compounds, formed from inorganic processes and organic substances, including, but not limited to sand, gravel,-eea~, and~ rock. "Mining waste" includes the residual of soil, rock, mineral, liquid, vegetation, e~.uipment, machines, tools, or other materials or property directly resulting from, or displaced by, Surface mining operations, e~cluding stockpiles as defined in subsection T. "Operator" means any person who is engaged in surface mining operations himself, or who contracts with others to conduct operations on his behalf, except a person who is engaged in surface mining operations as an employee with wages as his sole compensation. "Overburden" means soil, rock, or other materials that lie above a natural mineral deposit or in between deposits, before or after their removal by surface mining operations. " "Person" includes any individual, firm, association, corporation, organization, or partnership, or any city, county, district, or the state or any department or agency thereof. "Pledge of revenue" means a financial assurance mechanism by which a novemmental entity, proposes to make specific, identified future revanue ~vailable to perform reclamation pursuant to the approved reclamation plan. "Reclamation" means the combined process of land treatment that minimizes water degradation, air pollution, damage to aquatic or wildlife habitat, flooding, erosion, or other adverse effects from mining operations, including adv~.~e surface effects incidental to underground mines, so that mined lands are reclaimed to a usable conditions which is readily adaptable for altemat~ land uses and create no danger to public health or safety. The process may exterfd to affected lands surrounding mined lands, and may require backfilling, grading, resoiling, revegetation, soil compaction, stabilization, or other measures. 'Reclamation plan" means the plan required-by the Town pursuant to this ordinance and adopted in accordance therewith. "Sand and gravel operation" means any operation the principal product of which is sand, gravel, pumice or any' other common variety of mineral. "Stockpile" means a volume of stored mined material which is residual or secondary material extracted during a surface mining operation and which has a demonstrated future economic value sufficient to warrant its protection and preservation. "Surface mining operations" mea~s all, or' part of, the process involved in the mining ~f minerals on ~nined lands by removing overburden and mining directly DRAFT # 2.0 ~ l16102 -2- ko from the mineral deposits, open-pit mining of minerals naturally exposed, mining by auger methods, dredging, and quarrying. Surface mining operations include, but are not limited to: 2. 3. 4. In place distillation, retorting or leaching. The producing and disposal of mining wastes. Prospecting and exploratory activities. Borrow pitting, streambed skimming, segregation and stockpiling of mined materials (and recovery of same). Section 9-10-3 Scope The provisions of this article shall apply to all the incorporated areas of the Town. The provisions of this article are not applicable to: 1. Excavation or grading for farming,'"onsite construction, or restorstion of land following a flood or natural disaster ~r other activities se~arate!v reguiated...bv '1'.~wn ¢.rdinances. 2. P, eclamation of lands mined prior to February 5, 2002, unless subject to approved development agreements and zoning conditions ~agreed to after February 5, 2002. 3. Surface mining operations that are required by federal law in order to protect a mining claim, if those operation_A..are conducted solely for that purpose. 4. Prospecting for, or the extraction of, minerals for commercial purpose and the removal of overburden in total amounts of less than one thousand cubic yards in any one location of one acre oi' less. _ - Section 9-10-4 Reclamation Plan Requirements Any person who proposes to engage in a ~urface mining activity shall, prior to the commencement of the operations, obtain approval of a permit to mine, a reclamation plen~ in accordance with the provisions set forth in this bhapter. Pcnm,,!tc ts m~,,%~;,~-¢ub!!c =nd .~d!=~ ~.=."ds~ shall be obtained from the =Gc~c;' or .- ~¢8,~ -~+"- Fcbr.;'aW ~ _~=Maran.a Develooment Services Di[¢ctoz. Sand & Gravel Amendmei3[ IVlarana Town Code DRAFT # 2.0 1/16~02 The 'reclamation plan shall be applicable to a specific piece of property or properties, shall be based upon the character of the surrounding area and such characteristics of the property as type of overburden, soil stability, topography, geology, climate, stream.characteristics, and principal mineral commodities, and shall establish site-specific criteria for evaluating compliance with the approved reclamation plan, including topography, revegetation, and sediment and erosion control. Reclamation plans issued pursuant to this chapter must, be rec.orde.¢ with tho c.~untv rec. order and. shall run with the land affected thereby and shall be binding on all successors, heirs, and assigns of the permittee. Applicants having a surface mining operation that involves separate, noncontiguous parcels of land may file one reclamation plan for the entire operation covering each parcel of land, provided that the type of operation !s the same on each parcel of land and each parcel of land is identified in the reclamation plan. Section 9-10-5 Application All applications for a reclamation plan for any mining operation shall be made on .fo,,'-ms provided by Town Development Services Department. The application shall be flied ir, accordance with this chapter and procedures established by the Town. Section 9-10-6 Fees The fees for a Reclamation Plan, as established by the Town shall be paid to the p[2~!~Develop, me0t $.erv.!ces Department at the time of filing of the reclamation plan. The fees for an amendment to reclamation plans, and interim management p',ans required by this chapter shall be the amount specified in _ of Chapter ~ of the Town of Marana Code. A business license fee shall be paid the' Town of Marana for inspections an~d ~of a surface mine.- .set forth in section 9-1.3 of the Marana Town Co'J,-,c!! for fo...m,2! -,-,. ..... Oode. Section 9-10-87 Financial Assurances In order to ensure that reclamation will proceed in accordance with the Reclamation Plan, the Town shall require as a condition of approval assurances:-~ approved financial Sand & Gravel Amendment Marana Town Code _ D RAFT # 2.0 1/16~02 Financial assurances may take the form of surety bonds, irrevocable lette.~ of credit, trust funds or other mechanisms acceptable to the Town. Public Agencies may satisfy financial assurance requirements by using "Pledges of Revenue" or "Budget Set Aside" as acceptable financial assurances mechanisms. Co ']:he financial assurances shall remain in effect for the duration of the surface mining operation and any additional period until reclamation is completed. F'i~he amob.nt of the financial assurances shall be calculated '..~,.~ App!!~t!cm.,by.the a~,plica.nt based on the~.roiected exoens .e to complete th_.e reclamation for the intended.future use as aDI3roved by the Develoomen[ S~e~ic. es Direct, gr. A[3oro.vai o¢"the amount of fi.,nancia.,l assurance~ will be subject to the revie, w and apurov,al .of the Deve!oom.e, nt Servicers, Director. The amount of financial assurances required of a surface mining operation far any one year shall be adjusted annually to account for new lands disturbed by surface mining operations, inflation, and reclamation of lands accomplished in accordance with the approved reclamation plan. Go The financial assurances shall be made payable to The Town of Marana. However, if a surface mining operation has received approval of its financial assurances from a public agency other than the Town, the Town shall review those financial assurances to ascertain whether they are adequate for purpcses of this section, or shall credit them toward fulfillment of the financial assurances required by this section, if they are made payable to the Town of Marana. If a sand and gravel ~J.rf. ace minino~operation is sold or ownership is transferred to another person, the existing financial assurances shall remain in fore-and shall not be released by the Town of Marana until new financial assurances are secured from the new owner and have been approved by the Town. -- - The release of financial assurances shall ~e with the concurrence of all agencies named on the financial assurance. The criteria for release of financial assurances, or part of the financial assurances, shall be made part of the Reclamation Plan. in no case shall the financial assurance be released until reclamation has been completed. The amount of financial assurances shall be reviewed and adjusted, if required, pursuant to section 9-10-140=. Section 9-10-g~_ Public Records Reclamation plans, reports, applications and other documents submitted pursuant to this article are public records unless it can be demonstrated to the satisfaction of the Town that the release of such information, or any part thereof, would reveal production, reserves, or ra~e of depletion entitled to protection as proprietary information~ Sand & Gravel Amer~dment Marana Town Code _DRAFT # 2.0 1116~02 reouired bv lav~: The Town shall identify such proprietary information as a separate part of each application. Proprietary Information shall be made available to persons other than the mine operator or mine owner only when authorized by law or by the mine operator and by the mine owner. Section 9-10--1-09 Procedures ' ..... ;*"~ bi'*~'" T .... o,~,,,-~,g Dspc~mcnt, 2 pub!ic.hccrin~ ':4!! bs~hcd'j!od for Tow:'. Ccund! '""s~'~'~'~+~''*' o~ th~Once all reeuired and approved documents and othet: .... ~' ........ r 'r 'r i ' " a r v ir :,' i i 'n I in i I f fi aci I ran ' m. n v b h ev I tv' ir c r h v I . rv~ _a?oroved s. urfaoe mining operation and reclamation plan ~ Section 9-10-1-1-0~ Periodic Review and Inspections The Town shall ~~ an ir. spectioc oM inspect each surface mining operation on a-regular basis. B. The required financial assurances.shall be reviewed annually by the Town. Financial assurances shall be adjusted to account for new lands disturbed by surface mining operations, inflation, reclamation of lands accomplished in accordance with the approved reclamation plan, or other factors related to the cost of reclamation which have changed since the previous review. C. At the time of the annual inspection, the mine operator shall make available to the Town an updated reclamation cost estimate prepared by the operator~ D. The person in charge of the surface mining operation shall make the s~rfece mining operation open and available for s,uch ~monitoriuc and inspection during regular Town~ business ho0rs or at such other times as may be mutually agreed upon by him and the Pbnn!..'~Devei°°ment Services Department. The provisions of this subsection stroll be deemed to be a condition of the reclamation plan. E.. The pb-mr.!n~Develomment Services Department shall make a report of the results of the inspection. This report shall be filed with the ~ Development Services Section 9-10-1~-_~ - Idle Mine - Interim Management Plans Within ninety (90) days of a surface mining operation becoming idle, the operator shall submit an interim Management Plan. The Interim Management Plan shall be d~veloped in accordance v~th this article, interim Management Plans shall be sent to the DRAFT # ~.0 Sand & Gravel Amendment 1/16/02 Marana Town Code - -6- e-f-Development Services~ for review in the same manner es amendments to Reclamation Plans. Financial Assurances as required shall remain in effect during the period that the surface mining operation .is idle. Section 9-10-1~2 Amendments ::1::~o Plan Amendments to an approved reclamation plan may be submitted detailing proposed changes from the original plan. Substantial deviations from the original plan shall not be undertaken until such amendment has been filed and approved, in the same manner as established herein for original application. The foregoing notwithstanding, in emergency situations where irreversible physical' damage to the environment may occur, an operator may take such action which is necessary to prevent such damage and shall forthwith report the taking of the action to the P!2~n!~Devel..o.~_ment Services Department. Applications for an amendment are subject to the fee in accordance.with Section of the Marana Town Code. ko Section 9-10-143 Enforcement Where it apl2ears to the P4acmic~De~elot2men~; Services Department that a surface mi,~ing operation is in violation of any condition of an approved reclamation pian or applicable statute, regulation, or ordinance, the ~Devel_oDmentServices Department shall serve formal notice to the Operator stating the nature of the Violation and the specified time frame to correct the violation before an order is issued. The time w~thin which the permittee must commence correction of the violation shall be sooner than sixty (60) days from the notice of violation. C° An order shall be issued if the Operator fails to comply with the notice within the specified time limit. Not sooner than 30 days after the date of the or_d~, a hearing shall be held by the P-~Develo~me_n_t Services Director_or his designee, for which at least ten days' written notice has been given_to_the operator. The order shall not take effect until the Operator has been provided the hearing. The date of issuance of the orde[; is the date of receipt by the operator. Failure to comply with the order shall be subject-to an order setting administrative penalties. Penalties shall be assessed from date of original non compliance. In determining the amount of administrative penalty, the Town shall take into consideration the nature, circumstances, extent, and gravity of the violation or violations, any prior history of violations, the degree of culpability, economic savings, if any, resulting from the violation, and any other matters justice may require. .Orders se?dng administrative penalties shall become effective upon issuance thereof and paymen[ shall be made to the P!2?.!,qgDevelo. pmentFService..s Department, unless the operator files an appeal with the Town Manager within 30 days. ;Fha Town Manager shall notify 'the operator by personal service or certified mail whether i[ will review the order setting administrative penalties, if Sand & Gravel Amendment Marana Town Code DRAFT # 2.0 _1/16/02 after hearing, the Town Manager affirms the order, the operator shall pay the administrative penalties set by the Town Manager's order within 30 days of the service of that order. The provisions of this chapter shall be enforced by the ~-,ning D!rsct~r ~' ~Deveiooment Servic. es Director, the Ass.istan, t T~)wn M.ar)aqer~ Tow~, ~ designated appointee. Not withstanding the foregoing, a violation of this chapter may be enforced by the Town by the use of any legal or equitable remedy the Town may have. Section 9-10~154__ Application Fees No application shall be accepted unless it is in full compliance with all requiremen~ of this article, and accompanied by the fee specified in section _ of the Marana Town Code. No part of any required fee shall be returnable, and every such fee shal; be deposited with the Town. Sand & Gravel Amendment Marana Town Code DRAFT # 2.0 1/16102 1/29/2002 Draft MARANA OP,.DINANCE NO. 2002._XX AN ORDiNANCE OF TI-IB TOWN OF MARANA, ARIZONA, AME~G THAT CERTA.~ DOCUMENT Ei'~ITLED '%4AIlANA TOWN CODE, CHAFTER 10 I-IEALTH AND SANITATION'", TO REQUIRE THAT ALL AGGP,_EGATE TRANSPOR~ WITHIN THE TOWN LIMITS BE CONTAINED 5VITI-I]~ AN ENCLOSED CAR.GO AP_EA. WHEKEAS, that document herein referred to as "MAR. AIWA TOWN CODE, CHAPTER 10 HEALTH AND SANITATION", has .been made a public record by the adoption of Resolution No. 95-71, wkich outlined health and sanJtation.re~lation-s for the Town ofMarana; ~ud V~rI]SKEAS, it has been determined th.~t thc adoption of amendments to th= public record referred to as "M_A.R.~N^ TO~ CODE, CHAPTER l O HEALTH AND SANITATiON" is in the best inter:-~m of the residents'of the Town of Manna; and WI--~REAS, it h~ been determined that amendment of existing regulations recruiting the cont~m:nent ofr:~= :-m-~ported through the Town of Mar~na to include th~ containmen~ of aggregate b:in.= =~.-lsported through ~he Town of Maranz is in the best inter=st ct=th= Town of Marmna. NOW, T ~I-'~-.R-EFORE, BE IT OP,.DAINED, by the Mayor and Council of the Town o£Marazz, as follows: Section 1. Th= vm'iou~ town officers and employees are authorized and directed to perform all acm necessary and desirable to give effect to this Ordinance and portion of the Town Code. Section 2. If muy section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or tmconstirutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity, of the remaining portions hereof. Section 3. Section 10-1-1 "Definitions" be amended and replaced by the following language: pebbles, sand, grave, "Aggregate material" means ~n-y' ~o-ck-f~g-r~ntS, -" .......... cobbles, crushed base, asphalt, dirt or similar material. 'Closed container" means a container designed for transporting loose material, such as garbage, refuse or aggregate material, with sides, top and bottom made of solid and durable material, such as metal or plastic, which will resist normal wear and t~ar, and without any holes, cracks or openings through which matedal-~ contained therein may escape, Se:don regardless of the degree to which the container is filled. 'Enclosed cargo area' means a part of a vehicle designed for carrying objects or materials, with all of the following characteristics: Bottom and vertical sides made of solid and durable · material, such as metal or plastic, which will resist normal wear and tear, and without any holes, cracks or openings through which materials contained therein may escape, regardless of the degree to which the cargo area is filled; A tailgate or equivalent device; Seals on any opening used to empty a load from the car~o area, including bottom dump gates and tailgates, sufficient to prevent material from escaping; and A cover or tarpaulin coverin[~ the top of the cargo area, secureiy fastened so as to prevenl the covering or load from becoming loose, detached or in any manner a hazard to other users of the roadway, public thoroughfare or right- of-way. '=._nclosed cargo area" shall not' include any part of a vehicle's cab or passenger compartment, nor shall it include frame rails, fenders or decks of low beds or f~at beds. 'Garbage or refuse' means any rubbish, trash, weeds, filth-or debris · which constitutes a hazard to public health and safety. 'Garbage or refuse" includes, but is not limited to, ali putrescible and nonputrescible solid wastes including garbage, trash, ashes, street cleanings, dead animals, abandoned automobiles and solid market and industrial waste, any clippings of brush, grass, or weeds, and any debris, rubbish or other unsightly or unsanitarY matter of any kind whatsoever. Section 10-1-2 "Transportation of garbage or aggregate matgna! be amended and replaced by the following language: It shall be illegal to transport garbage, refuse, and aggregate material or like material within the town limits in an open vehi~'te unless the material is-in a closed container or in an enclosed cargo area. Vehicles transporting the following materials are not required to be equippe, d with a cover or tarpaulin: Lbads composed solely of asphalL Sectio~ 5. Section 6. Loads c=mposed solely of petroleum coke, if loaded with a ~emicat surfactant (surface active agent) desi9ned to prevent blowing, spilling or escaping. Aggregate materials that will not blow out of the cargo area and are loaded so that no portion of the load contacts the sides of the cargo area closer than six inches from the top of the sides and no portion of the load crowns or peaks above the top of the sides of the cargo area. No vehicle shall be driven or moved on any road within the town limits unless the vehicle is so constructed or loaded as to prevent any of its load from dropping, shifting, leaking, or otherwise escaping there from, except that sand may be dropped for the purpose of securing traction, or water or other 'substances may be sprinkled on a roadway in cleaning or · maintaining the roadway. Vehicles transpcrtJng aggregate matedal within the town limits shall be equipped with the following equipment: Splash flaps behind every tire or set of tires. ?ende."s that cover the tops and treads of tires beginning at the top of the splash flap and ex;tending at least six i,%hes forward of the top center of the axle. No gap is permitted between the fender and splash flap. Tandem axles may be covered by a single fender and splash flap. Vehicles transporting aggregate material within the town limits and equipped with a bottom dump gate shall be equipped with the following equipment: Shed boards designed to prevent material deposit on the vehicle body during top loading. A center flap behind the bottom dump gate, which may be located either directly behind the gate, or to the rear of the rear axle and in line with the splash flaps. The outside edge of the center flap shall not extend more than one inch from the sidewall of the adjacent tire. The center flap shall be a minimum of 2.4 inches in height and shall be within 5 inches of the roadway surface. Vehicles with car"co areas comprised of full rigid enclosures are exempt from the requirements of subsection E of this section. Implementation of this ordinance will commence on August 1, 2002. Ii shall be a civil infraction for any person, finn or corporation to violate 'any of the prov;.sions of this Ordinance. Civil infi-actions shah be enforced farough the h~aring officer procedure provided for by A.1LS. 9-462.08. P~n41fies for civil infra~ons shall not exceed' the maximum p~Ualty se~ forth in A.ILS. 9-240.28. Each day a violation continues shall be considered a stp. az-ate offense. PASSED AND ADOPTED by the Mayor and Council Of the Town of Ma~n¢, Arizona this 5e day of Febrdary, 2002. Mayor BOBBY SUTYON JR. ATTEST: j oc,,,v~ C. Enrz To~m Clerk .~2PROVED AS TO FORM: Da~el J. Hochuli As Town Attorney A~,nd not personally RECORDED BY: 2403 SMARA TOWN OF MARANA ATTN: TOWN CLEP~K 13251 N LON ADAMS RD ,F~%_RANA AZ 85653 DEPUTY RECORDER PE2 SEQUENCE: 20020711084 04/12/2002 ORDIN 16: 43 MAIL AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2002.11 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN' OF MAJL~N.& ARIZON& AMENDING TI-EE CONTINENTAL RANCH SPECIFIC PLAN BY CPiazNGEWG ~nT. LAND USE DESIGNATION ON PARCEL 24 FROM COMMERCIAL (C) TO MEDII3_'M DENSITY 1LESIDE/N-fI.~&, (MI)) , WHICH W/LL AFFECT A PORTION OF SECTION 21, TOWNSHIP 12 SOUTH, RANGE '12 EAST.` WHEREAS, the Town Council did, on the 5~' day of April, 1988, adopt Mm-ama Town OrdNance No. 88.09, wkich adopted the Continental Ranch Specific Plark and has amended the Cohtinental P,2_nch Spe~dfc Plan from time to time; and WSJEREAS, Putte Home, Inc., owns real property w/thin the Con:inental Ranch SpeziSc Plan Area and is developing that property wit 'bin the Town of Ma. rank wl-dch is subje~ to the Continental Ranch Specific Plan; and WHEREAS, Puke Home, Inc., has applied to the Town of Mararm to amend the Continemal P, xuch Specific Plan by changing the land use desi~afion oft_he $. 1 acre Parcel 24, from Cornmer~dal (C) to Medium Density Residential ('MD), which will affect a portion of Section 21, Township i2 South, Range 12 East and more particularly described in Exhibit A, attlched hereto and incorpor-~sd herein by tkis reference (Exh/bit "A"); and WHEREAS, the Marana Planning and Zoning Commission heard from the representariv_<%'~ of the owner, sta~ and members of the public at the regular Planning and Zoning Commission r~eering held February 27, 2002, and unanimously voted to recommend approval of the Continental_Ranch Parcel 24 Specific Plan Amendment to the Town Council; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this requ~st to amend the Continental Ranch Specific Plan on April 2, 2002,-to obtain input from the applicant, town staf~ and the public on the proposed amendment to the Continental Ranch Specific Plan, and fred that this amendment is in the best interests of the residents of the Town of Marana. NOW, Tf-ZEKEFOKE, BE 1T ORDAJ2qED by the Mayor and Counc~ of the Town of Mm-ana, Arizona, as follows: Section 1' The amendment to the Specific Plan for Continental Ranch is.. hereby adopted as fonows: · The !and use designation on the $.1 acre Parcel 24 is hereby changed from Commercial (C) to Medium Density Residential (MI)). Section 2~.~ All ordinances, resoluti'ons, or motions and parts of ordinances, resolutions, or motions of the Counci] in conflict with the provisions oftlzis Ordinance aze hereby repe~e~., effective zs of the effective date of this Ordinance. Se~ion 3: If any sec~on, subsection, sentence, clause, pkrase or po~on ofthb Orci~,mn~ is fo~' any reason held to be invalid or unconstitutional by the decision of any court of competent jurbdicfion, such de&sion sh~ not affect the v~dity of the retaking portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona day of April, 2002. ~-'"~ J. Hochu~''/ As Town Attorney and not personally ~xhibit A Parcel 2~ North All that p,,rtion of the We~ H~tf of So,ion 21, To~s~JP 12 5o~, ~nge ~2 ~a~, Gl[a an~ Salt ~iver ~ and MeriMian, ~ima County, ~z~n~, U~scribed ~ follows: COMMENCING at the Sou-,.hwest comer of said Se=ion 21; THENCE, North O0 degr-ee, s. ~5 min. Lr[es. ?~s~c~..n.ds We,~ along the We~ linc of the Sou'tt~wes~ Quar=er ,~f said Section 21, a dis-',ance of 1,962. nn fee'.; THENCE South 39 degr:_es ii minu~es 10 seconds ~ ~ dis"~nce of .~8.~1 feat; THENCF .N~h 01 degre_-s 02 mJnuce~ 52 seconds West, a dis~nc~ of T72.~6 feet tc ~ha POIN-[: OF =~EGINNiNG; THENCE c~ntinba Nor'd~ 01 degrees ~ minutes 5.~ seconds We.~,'~ dis-~nce of 47O.I ? feet; c:~cav~ tO the Southwe~; ~.-~ENCE Southeasterly along the arc of ~aid curve, to the dgt~t, having a radius of 2-=.OO fee~ ~nd a ¢_-_ntraJ angle ' 90 degrees 00 minut*-s O0 secon~s, f~r an ~rc dis'.=nc~ of ~$.2? feet to a point of mngency; '-::~'.HENCE South 07 degrees 29 min~es ~ seconds We~ a dis~nc~ of 220.~2 feet t~ a poim of curvature of a t-mngent curve to the ·~z~; TI-[ENCE Southerly ~iono the arc of said curve, to the left, having a radius of 1,0.¢~.0D fee~ and a cen~,-al sn_:Je of 06 deg~es 08 minutes 2~ sec:ntis, for an arc dis~nce of °-3.75 feet to a non-tangen~ tine; _ THENCE South 88 degree-s 57 ainu -~s 07 seconds West, a dis-'~nce of 849.7'0 feet te the POINT OF BEGINNING. EXCEPTING THERF-=ROM that pardi c~nveyed to Cormr~'vlamna Irrigation Distri~ in Docket 11;3~2 at page ;'11 and desc,fibed =s follows: COMMENCING at :he Norths corner of PARCEL 23 CONTINENTAL RANCH, a subdivision of r~cord in the Office of t~e Pima 'County Recoroer in Book 49 of M~ps and Pla~s al: page .~; Thence Sou~ 01 degm*-s 02 mi~ums ~ secon~s .:_as'~ ~long ~e =*_sst line of said subdivision, a dis--~nca of ~20.17' feet; Thence North 38 degrees 57 rninu~es 07 seconds --:~s'~. a dis~ce of 15~.D0 fe~t; Thence South 01 .degree 02 rnjnu-ms ~$ s~c~nds ~ a diS~nce of 150.00 feet; Thenc--- South 28 degre-_s :? minu[~s'0? seconds We~; a dista, nce of !50.00 feec Thence No~h 01 degrees 0:2 ~jnu~es 53 seconds Wes'L a distance of I~0.D0 feet to ~e Point of ~eginning. F. ~ RODRiGUEZ, RECORDER RECORDED BY: RBP DEPUTY RECORDER 3591 PE4 · SMARA TOWN OF MARANA ATTN: TOWN CLERK 13251 N LON ADA/~S RD MARANA AZ 85653 DOCKET: 1! 573 NO. OF PA~E~: 3 SEQUENCE: 20030160727 01/24/2003 ORDIN 16:33 PICKUP AMOUNT PAID $ 7.00 MARANA ORDINANCE NO. 2003.01 .~x; ORDINANCE OF THE MAYOR AND COUNCIL OF THE TO'¢,_~ OF .M~IZONA, AME~ING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGI]qG L.%N-D USE DESIGNATION OF BLOCK 1 OF THE CONTINENTAL P,.~NCH · CE>,q'ER SUBDIXqSION, CONSISTING OF 13.49 ACRES AND TIlE E~-'(/S ~TNG POST Ok:'FICE SITE (PARCEL #221-05-152M & #221-05-152P), CONSISTING OF APPROXIMATELY ACRES, FROM A COMBINATION OF FREEWAY COMlv[EKCIAL (C*) ANrD INDUS~ (I-) TO ENTIlVd~LY FREEWAY COMMERCIAL (C*); AND EXPANDING THE EXISTING .~3CEA DESIGNATED AS PARCEL 65A, SHOWN AS 4.92 ACRES, TO INCLUDE Tills EN-TSCE .M~EA OF APPROXIMATELY 14.55 ACRES, LOCATED ON THE NORTHWESTERLY CORNER OF 1-10 FRONrfAGE ROAD AND BUKLINGAM]E ROAD, IN A PORTION OF SECTION 26, TOWNSHYP 12 SOU]~ RANGE 12 EAST. WI-IEee, the Town Council did, on ~he 5th day of April, 1988, adopt Marana Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has mended the Continental Ranch Specific Plan from time to time; and WttF. REAS, Arizona Pavilions Development Inc., Owns real properly w~thln the Contlne37.al Ranch Specific Plan Area and is developing that property within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and _ WHE~AS, Arizona Pavilions Development Inc. and Glenn Newsome, have applied'~o ~e Tovm of Marana to amend the Continental Ranch Specific Plan by changing the land use design~on of Block 1 of the Continental Ranch Retail Center Subdivision and the existing post office ske, (-Parcel #221-05-152M & #221-05-152P) from a combination of Freeway Commercial (C*) and Industrial (1') to entirely Freeway Commercial (C*). The subj0ct property is located within the Continental Ranch Specific Plan and more particularly, Block 1 of the Continental Ranch Re,ail Center, recorded in Book 56, Page 49, on the northwesterly comer 6fthe 1-10 Frontage Road and Burlingame Road, in a portion of Section 26, T12S, R12E, and more particularly descn~oed inExtn'bk & attached hereto and incorporated herein by this reference (Exhibit "A"); and WHEREAS, the Marana Planning and Zoning Commission heard from the representative(s) of the owner, staff; and members of the public at the regular Planning and Zoning Commission meeting held December 18, 2002, and unanimously voted to recommend approval of the Continental Ranch Specific Plan Amendment to the Town Council; and WHF, REAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Contine/ltal Ranch Specific Plan on January 21, 2003, to obtain input fi.om the applicant, town staff, and the public on the proposed amendment to the Continental Ranch Specific Plan, and fincl that this amendment is in the best interests of the residents of the Town of Marana. NOW, THEREFOtLE, BE IT ORDAINED by the Mayor and Council of the To~xm Arizona, as follows: Section as follows: · The .. The am~end_me.nt, to .th.'e. SPec!tic Plan. for Continental Ranch is hereby adopte~ land use desiguation of Block 1 of the Continental R,mch Retail Center Subdivision, consisting of 13.49 acres, and the existing post office site, consisting of approxirrmtely 1.06 acres (Parcel #221-05-152M & #221-05-152P), is hereby changed fi-om a combination of Fr~way Commercial (C*) and Industrial (I) to Freeway Commercial (C*). The existing area designated as Parcel 65A, shown as 4.92 acres, is hereby 'e. xp. and~ to, [uclude this entire area of approximately 14.55 acres. Section 2: The amendment to the Specific Plan is subject to the following condition: ° I-Iigh Density Residential will not be an allowable use once 65A is amended and formally created. Section 3~..~ All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repei~, effecSve as of the effective date of this Ordinance. - Section 4: If any section, subsection, sentence, clause,'phrase or portion ofthis Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof_ PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 21" day of January, 2003. ATTEST: Mayor BOBBY SUTTON, JK ~~~-'~ · APPROVED AS TO F~ EXHIBIT "A" That portion of Lot 14, of PEPPERTREE RANCH BUSINESS PARK, according to the plat of record in the office of the County Recorder of Pima County, Arizona, recorded in Book 33, of Maps, Page 97, described as follows: COMMENCING at the intersection of the Centerline of BURLINGAME ROAD, with the Centerline of BUSINESS PARK DRIVE, according to said PEPPERTREE RANCH BUSINESS PARK; THENCE North 48 degrees 46 minutes 3.0 seconds West, along said Centerline of BUSINESS PAR_K DRIVE, a distance of 300.65 feet; THENCE North 44 degrees 58 minutes 47 seconds East, 25.06 feet to the POINT OF BEGINNL-~G on the Southwesterly line of said Lot 14, from said POINT OF BEGINrN'ING to point ofcu~'ature of curve No. 67 bears South 48 degrees 46 minutes 30 seconds East, 228.76 feet; THENCE North 48 degrees 46 minutes 36 seconds West, along said Southwest line of Lot 14, a distance of 175.00 feet; TH~ENCE North 44 de~ees 58 minutes 47 seconds East, 263.57 feet; TI--[ENCE South 48 de~ees 46 minutes 30 seconds East, 175.00 feet; THENCE South 44 de~ees 58 minutes 4'7 seconds West, 263.57 feet to the POINT OF B EGI2q2xriNG. Block 1 of the Continental Ranch Retail. Center, a plat as recorded in the office of the County Recorder of Pima County, Arizona, Book 56 o.f maps, page 49. III. IV. TABLE OF CONTENTS PAGE Specific Plan Summary ........ I-1 Introduction B. C. D. Purpose ..................................................................................................................... II-1 Location .................................................................................................................... II- 1 Authority and Scope ................................................................................................. II-3 Legal Description ..................................................................................................... II-3 Development Capability B. C, D. E. F. G. H. J. K. Introduction .............................................................................................................. III-1 Environmental Overview .......................................................................................... III- 1 Topography and Slope Analysis ............................................................................... III-1 Geology .................................................................................................................... III-3 Vegetation ................................................................................................................ IIL3 Soils .......................................................................................................................... III-(3 Surface and Groundwater Hydrology ....................................................................... III[-11 Wildlife ..................................................................................................................... III- 13 Visual Analysis ......................................................................................................... III- 13 Cultural and Archaeological ..................................................................................... III- 14 Existing Features/Public Services ............................................................................. III-14 Development Plan B. C. D. E. F. G. H. I. J. Purpose and Intent .................................................................................................... IV-1 Goals, Objectives and Policies ................................................................................. IV-1 Land Use Plan .......................................................................................................... IV-2 Public Facilities Plan ................................................................................................ IV-8 Circulation Concept Plan .......................................................................................... IV-11 Grading Concept Plan ............................................................................................... IV-14 Open Space Concept Plan ........................................................................................ iV-14 Trail Concept Plan .................................................................................................... IV-lB Landscape Concept Plan ........................................................................................... IV-20 School/Recreation Facilities Plan ............................................................................. IV-22 Development Regulations B. C, D. E. Purpose and Intent .................................................................................................... V-1 Definitions ................................................................................................................ V-1 General Provisions .................................................................................................... V-2 General Subdivision Standards ................................................................................. V-3 Residential Site Development Standards .................................................................. V-5 1. Medium Density Residential ................................................................................ V-5 2. Medium-High Density Residential ....................................................................... 3. High Density Residential ...................................................................................... V-6 Rev, 7/96, tl/98,4/02, 12/02 i TABLE OF CONTENTS PAGE G. H. K. Commercial Site Development Standards ................................................................ V-7 industrial Site Development Standards ..................................................................... V-9 Street Development Standards .................................................................................. V-I 1 Utility Development Standards ................................................................................. V-I I Residential Recreation .............................................................................................. V- 12 Aggregate Extraction and Processing ....................................................................... V-15 VI, Design Guidelines B. C. D. E. F. G. introduction and Purpose .......................................................................................... Vi- 1 Residential Design Guidelines .................................................................................. VI- l Commercial and Industrial Guidelines ..................................................................... VI-10 Manufactured Home Design Guidelines .................................................................... VI- 13 Sign Systems ............................................................................................................ Vbl4 Design Review .......................................................................................................... VI-34 Construction Regulations ......................................................................................... VI-37 VII. Implementation B. C. D. E. F. Purpose ..................................................................................................................... VII- 1 Phasing Plan ............................................................................................................. VII-1 Transfer of Density ................................................................................................... VII-5 Site Plan Review Procedures .................................................................................... VII4 General Administration ............................................................................................ VII-8 Subdivision ....................................................................................... : ....................... VII-8 VIII. Appendix ............................................................................................................................... Legal Description ............................................................................................................................... VIii- 1 Rev. 7/96, 11/98,4/02, 12/02 ii LIST OF EXHIBITS PAGE Vicinity/Regional Map ....................................................................................................................... II-2 Topography & Slope Analysis ........................................................................................................... III-2 Geology .............................................................................................................................................. III-4 Wildlife & Vegetation ........................................................................................................................ III-5 Soils ................................................................................................................. III-8 Surface & G.W. Hydrology ................................................................................................................ III- 12 Visual Analysis .................................................................................................................................. III- 15 Public & Quasi-Public Lands ............................................................................................................. III-18 Existing Transportation Routes .......................................................................................................... III- 19 Land Use Concept .............................................................................................................................. IV-4 Infrastructure Plan.: ............................................................................................................................ IV- 10 Circulation Concept ............................................................................................................................ iV- 12 Road Cross Sections ........................................................................................................................... IV- 13 Grading Concept ................................................................................................................................ IV- 15 Open Space Concept .......................................................................................................................... IV- 17 Trail Concept ...................................................................................................................................... IV- 19 Landscape Concept ............................................................................................................................ IV-23 School/Recreation Facility Map ......................................................................................................... IV-24 Land Use Phasing ............................................................................................................................... VII-3 Infrastructure Phasing ........................................................................................................................ VII-4 LIST OF TABLES AND FIGURES PAGE Land Use ............................................................................................................................................. IV-3 Land Use Parcels ................................................................................................................................ IV-5 Rev. 7/96, 11/98,4/02, 12/02 Ill I. SPECIFIC PLAN SUMMARY The Continental Ranch Specific Plan establishes comprehensive guidance and regulations for the development or'approximately 2,418 acres located within the Town ofMarana, Pima County, Arizona. The Specific Plan will establish the development regulations, policies and programs for the implementation ot' thc ~ppr,:>'~'cct land use plan by establishing policies and site development regulations which will replace the current property zoning. This Specific Plan is regulatory, adopted by ordinance and will be consistent with the Town of Marana's General Plan. The authority for preparation of Specific Plans is t'ound in the Arizona Government Code, Section 9-461-08. The law allows preparation of Specific Plans based on the General Plan, as maybe required for the systematic execution of the General Plan and further allows for their review and adoption. As well, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans. A development agreement will be submitted to provide further documentation of the guidance for development contained in the Specific Plan. The Development Agreement, by incorporating this Specific Plan, guarantees to the Town that it may rely upon this Specific Plan as to precisely how the subject property is required to be developed. In addition, the Development Agreement gives the Developer assurances fi'om the Town upon which they cam rely. Rev. 7/96. 11/98,4/02, t2/02 I'-I II. INTRODUCTION A. PURPOSE AND INTENT The proposed Continental Ranch Specific Plan allows for a maximum of 8,945* dwelling units, on approximately 1,294 residential acres located within the Town of Marana, Pima County, Arizona. The adoption of the Specific Plan will establish the type, location, intensity and character of development and the required infrastructure in order for development to take place. The Specific Plan also shapes development to respond to the physical constraints of the site, coordinates the mix of residential density and product types and provides adequate circulation, recreation and other public uses. Responsible planning of the proposed Continental Ranch Specific Plan can be insured through the adoption of a development control mechanism that reflects thorough and comprehensive land use planning. A suitable development control mechanism in the Specific Plan, which when adopted by a jurisdiction, serves both a planning function and a regulatory function. The Specific Plan is a device used to implement the General Plan and it is a more detailed version of the General Plan for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. The Continental Ranch Specific Plan is the combination of' concepts, procedures and r%ulations of numerous planning documents combined into one. B. LOCATION The Continental Ranch Specific Plan area lies east and west of the Santa Cruz River, generally between Ina Road and Avra Valley Road. It is located within the southeastern portion of Marana. The Santa Cruz River floodway is the eastern boundary, and approximately 1,000 feet south of Cortaro Road is the southern boundary. Approximately two hundred and fifty acres of property to the west of Silverbell Road are in the Tucson Mountain foothills. The Specific Plan area is approximately four miles north of the City of Tucson limits along Interstate 10. (Exhibit II-2.) *Additional residential acreage ~las periodically been added to the specific plan as a result of amendments; however, suc]l changes ]lave not resulted in the authorization by the Town for an increase itt the nla,~t'tlztl~n number of dwelling units in the specific platt area. Rev. 7/96, 11/98.4/02, 12/02 II~l RDAD ! E~.TA VISTA S OF ~t I F CONTINENTAL RANC .MONUMENT ) NAL FOR, 1 lAN XAVIER INDIAN RESEFtVATION INT'L AIRPOi iT ACACt~ H[LLSJ SP 1 DEL NC TE .Z ~ LINDA ~-. CD · 1 PI.VA tA FARHS RD, !ARD FARMS OAD MASSIN{ ALE RF/AD TOWN I VICINITY VICINITY / REGIONAL MAP Exhibit 11-2 8.)THE PLANNING CENTE~ O' 2000' 4000' 6000' C. AUTHORITY AND SCOPE The Continental Ranch Specific Plan has been prepared pursuant to the provisions of the Arizona Revised Statues 9-461.08. The Arizona Government Code authorized jurisdictions to adopt Specific Plans by resolutions as policy or by ordinance as regulation. Hearings are required by both tile Town Planning and Zoning Commission and the Town Council after which the Specific Plan must be adopted by the Town Council to be in effect. The Continental Ranch Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans, or agreements, tentative plats or final plats and any other development approval must be consistent with the Specific Plan. Projects which are 'found consistent with the Specific Plan wilt be deemed consistent with the Town's General Plan. The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein and will be adopted by ordinance as a regulatory document. LEGAL DESCRIPTION See Appendix. Rev. 7/96. 11/98,4/02, 12/02 II-3 III. DEVELOPMENT CAPABILITY A. iNTRODUCTION The development capability chapter is submitted as part of the specific plan to present the various physical components of the property. This information is compiled and synthesized to assess the suitability of the property for development, Overall, the property is highly suited for development. ENVIRONMENTAL OVERVIEW The Continental Ranch Specific Plan area is characterized by broad, flat terrain throughout most of the site, and low hills located along the southwestern edge of Silverbell Road. A large portion of the area was actively managed for agricultural production, but recently has been graded in preparation for development. The riparian environment was dramatically diminished due to the flooding of 1983, The majority of the area has been inventoried and documented by the State Museum for archaeologically significant sites. Visually, there exists excellent offsite views of the surrounding mountain ranges. The onsite views are relatively flat and unobstructed. Stormwater runoff impacts the area from the west in the Tucson Mountains. The Santa Cruz River enters the area from the south and has a significant regulatory floodplain width. C. TOPOGRAPHY AND SLOPE ANALYSIS The area is characterized by the broad floodplain of the Santa Cruz River ~vhich slopes at approximately one percent fi.om southeast to the northwest. Low ridges alternate with narrow valleys of natural washes which result in a rolling landform on the west side of Silverbell Road. The washes tend to be narrow and shallow without substantial incision into the native soils, The average cross slope west of Silverbell Road is approximately 6 percent. The east side of Silverbell Road is virtually flat and is a geologic floodplain component of the Santa Cruz River system. The Topography and Slope Analysis Map indicate areas with different slopes. The overall average cross-slope within the area is approximately three percent (Exhibit III-2). Rev. 7/96, 11/98,4/02, I2/02 III-1 LEGEND · · TOPOGRAPHY & ] AREAS OF O - 5% SLOPES =~-'=. '=.:.. . ',,, S .. ANALYSIS' r~ :. \. \ \. JA¥t41:~,,&VI:tA, ~ C..~'O~ AI~O ~ AI:~ZON~. PHOTORF. VISED I 0' 2000' 4000' 6000' D. GEOLOGY The Geology map' (Exhibit III-4) locates the major rock types in the area. The surficial geology of most of the site is characterized by unconsolidated alluvium (material eroded from rock formations) ranging in texture from fine silt in the lower areas near the Santa Cruz River to coarse textured alluvium and talus on the bajada slopes of the Tucson Mountains. Caliche is not prevalent in the area, although there may be some moderately broad soil layers at 3.5 to 4 feet. The geology of the site provides a suitable structural base for development. VEGETATION The Continental Ranch Specific Plan area is located in the southern portion of the Sonoran Desertscrub-Lower Colorado Subdivision life zone (Exhibit 111-5). Within the area are two vegetative associations. The majority of the site consists of land prepared for development and the Saguaro-Palo Verde Association west of Silverbell Road. Saguaro-Palo Verde Association This association is found on the slopes of S ilverbell Road. This association is a subset of the Sonoran Desert scrub vegetative community. This association is composed of small-leaved desert trees, shrubs, numerous cacti. The community attains its best development on rocky hills and other coarse soiled slopes as round in this area. Major tree types include: Foothill palo verde Mexican palo verde Desert Ironwood Netleaf Hackberry (Celtis reticulata) Screwbean Mesquite (Prosopis loubescens) Velvet Mesquite (Prosopis velutina) Rev. 7/96. 11/98,4/02. 12/02 Ill-3 LEGEND · -\ '~/~'I STREAM AND FLOOD PLAIN ALLUVIAL DEPOSITS: HOLOCENE AGE I. ALLUVIAL DEPOSITS UNDIFFERENTIATED: · i iii PLE,STOCENE AGE 1 PLAN BOUNDARY ~EOLOGY Exhibit 111-.4 )THE PLANNING CENTER The O' 2000' 4000' 6000' PREPAP, ED FOP-. DEVELOPMENT SAGUARO-PALO VERDE ASSOCIATION PLAN BOUNDARY WILDLIFE & VEGETATION I 'W.,t. tl & KOTE: ~ WIJ:X..I~ ItAfB~AT5 AR~ M~(At- I:XJE TO I::T.(3(X30~ OCT'. 1g~S3 tt~T'~ N 2: 8 THE PLANNING The O' 2000' 4000' 6000' Typical shrubs include: Bladdersage (Salazaria mexicana) Catclaw, Gregg (Acacia greggii) Century plant (Agave) Creosote (£arrea tridet~tata) Desert broom (Baccharis sarothroides) False mesquite (Callim~dra eriophylla) Ocotillo (Fouquieria splendens) Saltbush (Atriplex polycarpa) Yucca (Yucca) Cacti include: Barrel Cactus (Ferocactus wislizeniO Cholla (Opuntia) Prickly Pear (Opuntia) Saguaro (Carnegiea giganteus) A variety of forbes and grasses are also found on site. F. SOILS The area's surface is composed of a number of different major soil groups. Soils in this area serve as structural or foundational material for building development. Soil properties important in engineering design include permeability, shear strength, compaction, expansion, drainage and shrink-swell. Permeability refers to the rate water moves downward through undisturbed soil material. Rate of permeability depends largely on soil structure, texture and porosity. Shrink-swell potential indicates the volume change resulting from shrinking of the soil when it dries and swelling as it absorbs moisture. Shrink-swell potential, as well as contraction and expansion characteristics, are estimated on the basis or the amount and kind of clay in the soil. Soil drainage is a function of the soil's porosity, and shear strength depends upon soil origin, thickness and parent material. Expanding and collapsing soils are a major foundation problem due to volcanic terrain and clay content of the soil. In general, soils with high clay content which rest upon a volcanic under-structure have potential for expansion. Soils with low to medium density silt and sand have potential for collapsing. The majority of the onsite soils are usable for development with proper engineering design. Rev. 7/96. 11/98,4/02, I2/02 II1-6 The Soils Map (Exhibit iii-8) identifies major soils groups found in the plan area. The Grabe Series, Anthony-Sonoita Series and the Rockland Series account for the majority of the area. All of these soils have moderate to high rates of permeability. Runoff is slow for Grabe and Riverwash soils. Erosion is generally characterized as slight for these three groups. Grabe Soils The Grabe series consists of well drained loams, gravelly loams, and silt clay loams. These soils formed in recent alluvium deposited on floodplains, alluvial fans, and valley slopes. Slopes are 0 to 3 percent. The soil profile is moderately alkaline and calcareous throughout. Permeability of these soils is moderate. Grabe soils are used for irrigated crops, urban dev'elopment, desert range, wildlife, water supply, and as a source of material for engineenng work. Anthony Soils The Anthony series consists of well drained sandy loams to gravelly sandy loams or loams. These soils form in mixed material that was deposited on floodplains and alluvial fans by rivers and streams. Slopes are 0 to 5 percent. The soil is mildly alkaline to moderately alkaline and generally is calcareous throughout. Permeability of these soils is moderately rapid. Anthony soils are used for irrigated crops and desert range. They are also used for urban development and water supply purposes, as wildlife areas, and as a source of material for engineering work. Rockland Rockland consists of' undulating to very steep, rocky and cobbly material on hills and mountains. The rock material is andesite, basalt and limestone. Many rock outcrops and coarse fragments are on the surface of this land. Relief ranges from slopes of about 5 percent to vertical cliffs. Between the rock outcrops are very shallow gravelly and cobbly soils that are sandy loam, loam, and clay loam in texture. Permeability of this land is moderately rapid to moderately slow. Runoff is rapid and erosion is a slight hazard. Rockland soils are used mainly for desert range, water supply and wildlife areas. Rev. 7/96. 11/98,4/02. 12/02 III-7 ROCKLANO SERIES MOHALL-LAVEEN SERIES t MOHAVE-TRES HERMANOS SERIES IBR.AZITO SERIES ANTHONY-SONOITA SERIE.~ GRABE SERIES ANTHONY FINE SANDY LOAM NICKEL-SAH UARITA ASSOCIATION I~ t SAHUARfTA-MOHAVE COMPLEX ..... ~ ..... t PLAN BO'UNDARY ,,E. xhi'bit. 1!1,--8 O' 2000' 4000', 6000' Laveen Soils The Laveen series consists of well drained sandy loams, gravelly sandy loams and loams. These soils formed in old alluvium that is high in lime. They are on alluvial terrace fans, terraces, and valley plains. Slopes are 0 to 3 percent. A zone of lime accumulation occurs at a depth between 14 and 30 inches. The soils profile is moderately alkaline to strongly alkaline and is calcareous throughout. Permeability of the Laveen soils is moderate. Laveen soils are used for irrigated crops, desert range, wildlife, water supply, and urban development. Mohave-Tres Hermanos Complex These soils are on long, narrow alluvial tans. The areas are dissected by many small shallow drainageways. The Mohave loam is nearly level and occurs on areas adjacent to the drainageways and the Mohave sandy loam is gently sloping and occurs on alluvial fans above the drainageways. The Tres Hermanos gravelly loam is nearly level and gently sloping. It is on old terrace remnants above the drainageways in the higher areas of this unit. The profile of Mohave soils is moderately alkaline and generally is calcareous throughout, but in places it is noncalcareous to a depth of 24 inches. Permeability of these soils is moderately slow. Mohave soils are used for irrigated crops, deser~ range, urban development, wildlife, water supply, and as a source of material i"or engineering work. The Tres Hermanos series consists of welt drained soils that have a gravelly clay loam subsoil. The profile is moderately 'alkaline and calcareous throtighout. Permeability of these soils is moderately slow. Tres Herrnanos soils are used for desert range, water supply, wildlife and as a source of material for engineering work. Brazito Soils [n the Brazito series are excessively drained soils that are dominantly sand, gravelly sand, gravelly loamy sand, and sandy loam. These soils formed in alluvium deposited on floodplains and fans and on valley slopes. Slopes are 0 to 3 percent. The soil is moderately alkaline throughout. It generally is calcareous throughout, but in all places it is calcareous below a depth of two feet. Permeability of the Brazito soils is rapid. Brazito soils are used for desert range, irrigated crops, and wildlife. Rev. 7/96, 11/98,4/02, 12/02 IIP9 Nickel-Sahuarita Association This map unit is on gently sloping fan terraces. Slopes are 1 to 8 percent. This unit is made up of Nickel very gravelly sandy loam and Sahuarita gravelly sandy loam along with a small amount of cave gravelly fine sandy loam. Nickel soils are on the terrace crests and shoulders with gradients of 3 to 8 percent and Sahuarita soils are on lower lateral tow slopes with gradients of 1 to 3 percent. Cave soils are on erosional fan terrace remnants. The components of this unit are so intricately intermingled that it is not practical to map them separately. The Nickel soil is deep and well drained. It formed in gravelly mixed alluvium derived dominantly from limestone, quartzite, granite, gneiss and other igneous rock. These soils are moderately alkaline and calcareous throughout. In some areas the surface layer is very cobbly sandy loam. tn a few places caliche is at a depth of 40 inches or more. Permeability of this Nickel soil is moderate to a depth of 40 inches and rapid below this depth. The Sahuarita soil is deep and well drained, It formed in medium textured alluvium derived dominantly from limestone, schist, phyllite, and other sedimentary rock. These soils are moderately alkaline and calcareous throughout. Depth to the buried subsoil ranges fi.om 20 to 35 inches. In some areas the surface layer is fine sandy loam. Permeability of this Sahuarita soil is moderate to a depth of 28 inches and moderately slow below this depth. This unit is well suited to home-site development. The main limitations are hazard of gully erosion, and dust. Sahuarita-Mohave Complex This map unit is t'ound on gently sloping fan terraces with slopes of 1 to 5 percent. The unit is 60 percent Sahuarita very gravelly fine sandy loam on sloped gradients of l to 5 percent and 15 percent Mohave Loam-on slope gradients of I to 3 percent. The Sahuarita and Mohave soil characteristics have been described above. This unit is moderately well suited for urban development. The main limitations are moderate shrink-swell on the Mohave soil and dustiness in disturbed areas. If buildings are constructed on Mohave, properly designing foundations and footings and diverting runoffaway from buildings helps to prevent structural damage because of shrinking and swelling. Plants native to the area are most suitable for landscaping. Lawn grasses, shrubs, and ornamental trees that are tolerant of excessive amounts of lime should be selected. Rev. 7/96, 11/98,4/02, 12/02 iii-10 G. SURFACE AND GROUNDWATER HYDROLOGY Surface Water: The accompanying hydrologic map, Exhibit III-12, shows the approximate 100-year flood boundaries for the watercourses in the area. The hydrology map depicts the conditions of 100-year discharges. With the exception of the Santa Cruz River, watercourses which impact the site originate as part of the alluvial fans at the base of the Tucson Mountains west of the property and flow northeasterly onto the site. The drainage basins are characteristically long and narrow. Where the majority of flow is confined to the channels, they generally become shallower downstream, converting to sheet flow just upstream of Silverbell Road. The approximate 100-year flood boundaries are based on estimates of the peak 100-year discharges, Manning's ratings of the channels, field investigation, historical information, and interpretation of aerial photographs and topographic maps. The current Federal flood insurance study for the Santa Cruz River was completed prior to the October, 1983 flood and is based on a 100-year discharge of 40,000 cfs. A revised flood insurance study is being prepared and should complete the process revising the flood limits by January 1, 1988. The revised floodway and 100-year limits were used in the channel analysis. An approximately 2,000 toot wide floodway from Cortaro Road to a point approximately three miles downstream from Cortaro Road has been constructed by the developer, as approved by Pima County Department of Transportation and Flood Control and the United States Army Co~2os of Engineers. A low flow channel of 400 t'eet in width lies within the 2,000 fbot wide floodway. It contains the approximate flows of a 10-year flood event. Groundwater Hydrology: The majority of the area consists ofsoits described hydraulically as unconsolidated to semi-consolidated alluvial deposits which allow the transmission of water from stream flow, mountain runoff, and direct precipitation to the aquifer beneath. An aquifer is a permeable and porous rock formation of subsoil which can store and transmit water. The hydrology map indicates depth to water at specific well sites. The alluvial deposits contain soils which have collapsible characteristics. Rev. 7/96, 11/98,4/02, 12/02 III-11 % %. LEGEND PLAN BOUNOARY 2- 6' x ~" C~C QIO0 = 400 cf~ SURFACE & G.W. H_HYDROLOGY Exhibit I!1-12 '~!~THE PI.~NNING C~n'ER T~ '1KT7'1' '~ 2000' 4000', 6000' H. WILDLIFE Biologically, the Continental Ranch Specific Plan area contains little wildlife habitat and its associated inhabitants. The floodplain area is classified as Warm-Temperate Interior Strand and Sonoran Riparian Scrub, while the segment west of Silverbell is Sonoran Upland. The majority of the site is being actively managed for development or is under industrial usage. Due to the flood of 1983, a great deal of existing riparian habitat associated with the Santa Cruz River was lost. In its current condition, the wildlife value of the floodplain is low. Bird species, mammals, reptiles and amphibian populations are expected to be very low. There are no identified species of special interest, including federal or state listed species, according to an environmental assessment for the proposed Santa Cruz River channelization prepared by SWCA, inc. in March, 1986. VISUAL ANALYSIS A visual study of onsite views from the adjacent travel corridors, Interstate 10, Ina Road, Silverbell Road and Avra Valley Road was conducted in the field. Onsite views from 1-10 are extensive. Visually sensitive nodes occur due to the elevation above the ground plane at the Ina Road, Cortaro Road and Avra Valley Road ramps. Thus, views onsite, especially from southbound vehicles will be affected, Long distance views to the west are of the Tucson Mountains, an excellent visual amenity, The views onsite from Silverbell vary in direction as the road meanders. Generally, a visual overview of the site at the design speed of the road allows a view of approximately 1,300 feet. The terrain is relatively fiat and has been prepared for development, As Silverbell cuts into the site at the northwestern boundary, the viewshed narrows due to steep slopes on the west. The views to the east continue to be of flatlands with the addition of the existing mobile home park. Long distance views from Silverbell focus on Interstate 10, the Tortolita Mountains and the Santa Catalina Mountains. IlP13 Rev, 7/96, I I/98,~t/02, 12/02 From Avra Valley Road, the view onsite is undeveloped and fiat with an occasional glimpse of scattered riparian vegetation associated with the Santa Cruz River. Long distance views focus on the Tucson Mountains, the Tortolita Mountains and the Santa Catalina Mountains. Overall, onsite views into the Continental Ranch Specific Plan area are visible from all adjacent travel lanes. The viewshed is limited by the 58 degree cone of vision perceivable at 50 mile per hour speeds. The cone of vision corridor is plotted on the Specific Plan Visual Analysis Map (Exhibit III-15). J'. CULTURAL AND ARCHAEOLOGICAL Th~ majority of the prehistoric archaeological sites located in the Tucson Basin are associated with the Hohokam populations that inhabited southern and central Arizona from 300 B.C. to 1450 A.D. The major Hohokam occupation spans the sedentary period through the classic period. Evidence of human occupation within the Continental Ranch Specific Plan area extends from approximately A.D. 870 to A.D. 1200. Following A.D. 1450, traces of prehistoric occupation within the Tucson Basin are scarce. The Continental Ranch Specific Plan area, predominated by the Santa Cruz River and its floodplain, is an area which supported prehistoric settlements. The majority of the area has been totally assessed and inventoried for archaeological sites and recorded by the Arizona State Museum Archaeological Survey. The only area not surveyed is that portion west of Silverbell Road in Section 34, Township 12 South, Range 12 East. The Arizona State Museum recommends an archaeological excavation of the portions of sites AZ AA:12:122 and AZ AA: 12:320, as identified by the Arizona State Museum archaeological site survey files, which lie within the specific plan boundary. K. EXISTING FEATURES/PUBLIC SERVICES The majority of the land use in the Specific Plan Area is, or has recently been, used for agricultural purposes. In the southern portion of the Plan Area, much of the agricultural land use is no longer in production and is being converted for development. Rev. 7/96, 11/98,4/02, 12/02 I11-14 r HIGH I$ lEl IL1T'Y' '... LEGEND -'--- ~ PLAN BOUNDARY cONE OF VISION - 50 M.P.H. .FOLRE._G~OUN~ VIEW UB,~T HIGH SENSITIVITY ARF__AS SEEN AREAS 1/4'MIL!E 66O FEET' 66O FEET VISUAL ANALYSIS Exhibit !11-15 m PLANNINg Ti'la O' 2000' 40OO' ' 6000' The area to the west of the Continental Ranch Specific Plan is generally low density residential in a naturalistic setting. To the north, the area is characterized as increasingly rural and predominantly in a natural state. Some residential and industrial activities are interspersed between large areas of natural land. The out-parcel to the north surrounded on three sides by the specific plan area contains an approximately 110 acre mobile home park, La Puerta del Notre. A 43 acre archaeologic preserve, the majority owned by the University of Arizona, lies west of the mobile home park. To the east lies the Santa Cruz River and floodway, over 800 acres. To the river's east lies light to medium intensity industrial and commercial uses, bounded by Interstate 10. Since 1979, eight cases for rezoning have been submitted to the Planning and Development Services Department of Pima County. Of these cases, none have conformed to the Santa Cruz Area Plan (pre-Continental Ranch Community Plan approval, 9/86). SCHOOLS The area encompassed by the Continental Ranch Specific Plan lies wholly within the Marana School District Boundaries. There are seven proposed school sites within the Continental Ranch Specific Plan area. They include one high school (40 acres), one junior high school (20 acres), and five elementary schools (10 acres each)_ FiRE SERVICES Northwest Fire District provides service to the plan area. There are two fire stations serving the area. The two stations include Northwest Fire Station No. 33 located at Thomydale and Ina Roads and North~vest Fire Station No. 34 located on Silverbell just south of Cortaro Road. TRANSPORTATION The Transportation map shows existing streets and routes presently delineated on the County's Major Streets and Routes Plan (Co-14-79-2). Existing or usable roadways are shown. Rectangular blocks contain daily traffic counts (ADT) recorded in 1983, and also the safe carrying capacity units for the existing roadways. Major intersections are programmed for signalization or geometric improvement (Exhibit III-19). Rev. 7/96. 11/98,4/02. 12/02 Iii-16 Cortaro Road currently does not provide access across the Santa Cruz River as the bridge was washed out in the 1983 flood. The Cortaro Road alignment and bridge as shown are currently under construction by ?ima County. Silverbell Road, from Cortaro Road to Twin Peaks Road, is under construction. It includes a 200 foot right-of-way with four travel lanes and a 20 foot wide median. The roadway plans have been approved by Pima County Department of Transportation and Flood Control. The responsibility and costs for planning, design construction and landscaping are being borne by the developer. Rev. 7/96, 11/98,4/02, 12/02 [iI417 ':::" .... '""-,. · .. . PUBLIC & QUASI-PUBLIC [ · ? '. · ',,~ I I PLAN BOUNDARY :! ', L-..~'~ , '--,..- '--.,~: . · '-,',-: ~' · - . ., ·. -. ,, i, ~ .]~'~ LEGEND ~__~ SCENIC ROUTES (CORTAP. O ROAO, INA t.'---- ROAO & StLVERBELL P. OAO) EXISTING RIGHT OF WAY EXISTING AVERAGE OAILY TRIPS EXISTING CAPACITY (TRIPS PER DAY) PLAN BOUNDARY 'EXISTING TRANSPORTATION ROUTES , % P $OU~C:F..~ P~A COUN'~'DEFT. OF 'TP~NS;~:~.TAT~ON NOTE= COP. TARO ROAD A~ ~HOWN tS PI,.~NNE~ FOR CONSTRUCTION START BY' PIG COl.,q41'Y I..~TE 1986. -%. 6Q'~I % % % % · ,. X ., . : The O' 2000' 4000' 6000' IV. DEVELOPMENT PLAN PUPd:'OSE AND INTENT The Continental Ranch Specific Plan is a mixed-usc community designed to provide a variety of housing types, services and community facilities. This section contains a description of the goals, objectives and policies of the plan combined with various plan components. These components provide the rationale for the development regulations found in Chapter V. The project development plan is the result of thorough site analysis and research. As a result, the plan resolves, as much as possible, development related issues, in the form of proposed physical improvements, guidelines for future development,, technical information and regulations. GOALS, OBJECTIVES AND POLICIES The Continental Ranch Specific Plan contains goals, objectives and policies that are in agreement with those outlined in the Town of Marana General Plan. Additionally, the balanced, self sufficient proposed community demonstrates consistency with the General Plan. In recognizing the major development issues, the landowners objectives and Town requirements, a set of development plan goals can be established: To implement the goals, objectives and policies of the Town of Marana's General Plan. To process and adopt the Specific Plan to provide a precise understanding of development and future growth for the subject property. To provide a balanced range of land uses, anticipating current and furore demands with a range of opportunities. 4. To preserve the integr/ty Of land forms. To provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner. Rev. 7/96. 11/98,4/02, 12/02 IV-1 I0. Il. 12. 13. 14. 15. 16. To create a residential village concept with smaller, distinct neighborhoods clustered around an active village core. To provide a circulation system that serves as the "thread of continuity" through a variety of neighborhoods. To maintain and enhance the scenic corridor along Silverbell Road. There will be no access for the commercial parcel #20. Any parcel without access to any other roadway (Twin Peaks Road, Coachline Boulevard, Cortaro Road or Wade Road) will be allowed a maximum of one access point. To utilize the Santa Cruz River as a community amenity for open space, recreation, linkages and as a buffer. To provide a wide range of housing opportunities and commercial land uses within a comprehensively planned community. 'Fo integrate an agrarian theme, derived from the history of the property. To provide definitive community edges for a variety of residential product types. To create interesting and unified edges for the river bank including a linear park. To provide a variety of character in the community through creative land use, architecture, an landscape architecture. To implement Development Agreements for the subject property. To preserve the area and-enhance the community via CC & R's and a Master Homeowner's Association. LAND USE PLAN The Continental Ranch Specific Plan Land Uses are depicted on page IV-4. The plan is divided into 88 planning areas plus open space. Each planning area contains a symbol of the intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors but does not include acreage within adjacent arterial highways. The proposed use acreage allocation is summ~anzed in Tables i and 2. As much as possible the design of the entire project presents the planning area as a planned community. All of the land uses are integrated regarding circulation, infrastructure, aesthetic and visual setting, development standards and guidelines. Rev. 7/96. 11/98.4/02. 12/02 IV-2 TABLE1 DENSITY TARGET RANGE DENSITY TARGET LAND USE ...........ACRES ...... (RAC) (RAC) ..... UNITS Residential ......... Medium Density 616.77 3-6 4.5 2,775 Medium High Density 597.44 6-10 8.0 4,780 79.40 10-25 17.5 I ~39..0 ...... High Density .......................... Residential/Recreation 212.04 Medium Density (Resort = 19.35) -- -- -- ............... ( .G..°_.[t'.? 149.4) ................... Commercial 103.27 Freeway Commercial 157.06 Industrial 215.55 School 53.84 Parks 50.54 Streets 228.85 Aggregate Extraction & __ -- -- Processing 102.77 TOTAL 2,417.53 ............ 8,945 Rev. 7/96, 11/98,4/02, 12/02 ]IV-3 MHI~ ~4 htH~ tb AEP 62B... 62 R~R PIP-~IUM HIgH 6-10 ~ t~-F-St~,EATt C~ N~5 II~I=NT I AL FACILITY FAf~-L NJ~L~ ' I~=C,t~EATION At~,EA MULTI-~TOt~.Y AT~=A I LAND' USE OLAN I Exhibit !¥-4 O' 2000' 4000' 6000' TABLE 2 LAND USE PARCELS PARCEL NUMBER L~ND USE. GR{Sss ACRi~S I C 12.38 2 HD 12,19 3 MHD ...... 33.70, 4 ......... MHD'1'.,.' 27.62 .... 5 S 9,12 6 R ,9.59 ,., 7 MD 24,76 8 MD ,., 31.81 9 MD 52.18 I 0 MD 24.90 11 MD 37.23 12A MD 25.73 12B MD 28,71 13 R 6.73 14 R 8.93 15 MHD 25.40 .... 16 MHD 36.06 17 MHD ...... 28.61 18 MHD 33.03 19 MHD 35,75 20 C 19.91 21 R t0.49 22 S 10:77 23 HD ..................... 20,99 ...... 24A M D 14,69 24 M D 8. !,,0 25 C 10.56 25A R 9.06 26 HD 10.30 27A MHD 14.59 27B MHD 33.55 .... 28 MHD ,?_5.93 29 MD 18.49 30 HD 16,,:40 ,, 31 ' MHD 17.97 32 MHD 29.86 33 MHD 21.29 34 MHD 42:,91 ~ 34A MHD 7.67 35 MHD 40.16 36 MHD 23.93 37 MHD 22-51 ..... 38 MHD 6.02 39 S 9.81 40N MD ....... 16.92 ,,, 40S MD .......... 14.57 ..... Rev. 7/96. 11/98.4/02. 12/02 IV-5 PARCEL"NUMBER LAND U'~'E GROSS ACRES 4IN MD 34~43 41S MD 32.69 42 MD 23.00 43 MD 29.08 44 R 5~75 45 S 13.98 46 MHD 45.71 47 MHD 9.99 48 S 9.99 49 C 5.17 50 MD 31.54 51 MD 90.43 52C MD 41.75 -52D MD 27.48 55 HD 19.53 55a C 2.97 56 C 7.80 57 C 13.49 59 I 31.12 60 I 28.60 61 RR 9.99 62B AE? 102.77 62C *C 18.44 62D R/R 19.39 Remainder of 62 R/R 80.62 64 *C 43.23 65 *C 42.06 65A *C 14.55 66 *C 24.68 67 I 100.35 67A I 15.08 68 [ 14.76 68A I 15.08 69 MD 8.30 70 RR 11.64 71 C 2.77 7lA C 5.38 72 C 22.85 73 R/R 90.75 74 MHD 35.21 Streets and Survey corrections 228.85 TOTAL 2,417.53 C = Commercial S = School Site I = Industrial R = Recreational Facility MD = Medium Density Residential RR = Residential Recreation MHD ~ Medium High Density Residential *C -- Freeway Commercial HD = High Density Residential AEP = Aggregate Extraction & Processing Rev. 7/96, 11/98,4/02, 12/02 IV-6 The proposed residential uses have been designed to provide a broad range of housing types meeting current and future housing needs. Housing types range from medium density to high density. VILLAGE CENTER The land use plan was designed to have "Village Centers" or activity cores which create a community focus for each neighborhood. They contain a mix of commercial, residential, community service uses and recreation facilities. These cores are surrounded by higher density residential use and densities which gradually decrease as they radiate out from the cores. This concept offers the residents of each village a "sense of place." It allows for logical phasing divisions of the project while minimizing the linear character of the property. The village centers are intended as neighborhood or community service cores. These centers represent the heart of the community. The relationship of uses and public spaces combine to create a strong character and identity for the entire community. Specific uses to be located in these centers include banks, grocery stores, drug stores, hardware, garden or nursery centers, a feature mall with small shops, farmers market, athletic club, restaurants and offices. The elementary schools and parks are located at a distance from these cores in the perimeter areas around the villages. The high school will provide cultural and recreational activities fbr the community. The Village Centers are linked by an extensive community regional trail system. The project edge, along the Santa Cruz River, is unified and enhanced with a linear park that runs the entire length of the ranch. It will contain trails, shade structures and enhanced landscaping. The community trail system provides east-west connections for the community. RESIDENTIAL Medium Density Medium density residential development contains a mixture of lot sizes, and provides for conventional single-family detached homes, patio homes, zero lot line homes and duplexes. This category has a density range of 3-6 RAC (residences per acre) with 4.5 RAC as the target density. Buildings should be a combination of one and two stones. Rev. 7/96, 11/98,4/02, 12/02 Landscape buffers and open space will Occur between planning areas. Site design of planning areas will include access to trails and open space corridors. Medium High Density The density range for medium-high density is between 6 and 10 RAC with a target density of 8 RAC. Zero lot line, patio homes, duplexes and townhomes are the intended products for this category. Clustering the residential units is recommended to create usable open space. Buildings may be one or two stories. High Density Residential High density residential uses are located in close proximity to commercial and activity centers along major circulation corridors. Townhomes, condominiums and apartments are the intended product type for high density which ranges between 10 and 25 residences per acre with the target density at 17,5 R_AC. The range should contain a variety of housing types. Clustering the buildings toward the perimeter of the planning unit and maintaining the center for parking and recreation will help strengthen the village and architectural theme. Buildings may be up to three stories and should step low to high from the street. PUBLIC FACILITIES PLAN All of thc required public and private utilities are either currently available or will be extended to serve Continental Ranch. WATER The Continental Ranch Development is located within an area known as the Peppertree Ranch service area of the City of Tucson Department of Water Resources which has been recognized by the Town of Marana. The area has an assured water supply. The Developer has submitted a Water Master Plan identifying water use, fire flow requirements and all major onsite and offsite water facilities and the proposed connection points to the existing water system. The existing City water lines are currently being extended from Cortaro Road northward to serve the project area under an existing water service agreement between American Continental and Tucson Water. Rev. 7/96, 11/98,4/02, 12/02 IV-8 As-built water plans will be submitted to the Town of Marana. Most of the wells within the specJifi6-plan aroa are owned and operated by the Cortaro-Marana Irrigation District. Information on these wells is on file with the Town. Domestic water is currently being provided by The City of Tucson Water Department and information on their wells is also on file with the T. own. SEWAGE Sewage service for Continental Ranch is provided by the Pima County Wastewater Management Department, as part of the existing and planned treatment facilities which serve this entire basin. The sewerage system for Continental Ranch consists of gravity mains which flow northerly to existing and planned lift stations, which then pump the wastewater through force mains to the existing Ina Road Treatment Facility. There is currently one interim lift station in operation. This station is located east of the Santa Cruz River which is designed primarily to serve the commercial development in that area and also collects flows from development west of 1-10. A second interim lift station, located on Twin Peaks Boulevard west of the River, is under construction and will serve the developments within this Specific Plan area until sufficient flow has been reached to warrant the construction of the permanent lilt station. This permanent lift station will be located near the north boundary of this Specific Plan area. Sewage capacity within these lift stations has been assured ~tbr Continental Ranch through agreements with the Pima County Wastewater Management until such time as the permanent lift station is constructed to serve this entire basin. The entire system is intended to be public upon completion. As-built sewer plans will be submitted to the Town of Marana. PRIVATE UTILITIES The major infrastructure plan adopted with the Continental Ranch Community Plan depicts how the parcels east of the Santa Cruz River are to be served with utilities. Electricity, natural gas, telecommunications and cable television will be extended to the Specific Plan area at the time of development in accordance with the various agreements with the individual utilities. Electric service wilt be provided by Tucson Electric Power; natural gas by Southwest Gas; telephone by U.S. West Communications; and cable television to be determined. Rev. 7/96, 11/98,4/02. 12/02 IV-9 12' · / WATER MAIN GRAVITY SF_WER MAIN PRESSURE SEWER MAIN i PERMANENT PUMP STATION PLAN BOUNDARY INFRASTRUCTURE PLAN i[ [[ I I Exhibit IV-lO // /I TO ~ ROAD ..E PLANNiI~ CENTEE O' 2000' 4000' 6000' DRAINAGE American Continental has mass-gTaded portions of the plan north of Cortaro Road lying east of Silverbell Road and west of the Santa Cruz River. Individual drainageways have been approved and constructed which convey the collected sheet flows at Silverbell Road, through the graded portions, to the Santa Cruz River. Some of the additional flows generated by development within the plan will be diverted into these public drainageways. ' The side or cross channels will contain the regulatory flood. CIRCULATION CONCEPT PLAN The Continental Ranch circulation plan (Exhibit IV-12) establishes the layout of circulation for primary arterial, secondary arterial and local collector streets in support of the land use plan. The proposed network responds to and meets future traffic needs by providing easy interstate access for commercial and residential uses and local internal access within the planned community. The land use patterns are conveniently laid out to best utilize the internal loop roadway system. The project will take access from Interstate l0 at Cortaro Road and in the future at Twin Peaks Road, both of which intersect with Silverbell Road to the west. Cortaro Road and the proposed Twin Peaks Road, the primary entrance routes from Interstate I0, bring the resident through the business and industrial development, over the Santa Cruz River to the residential areas. They extend beyond Continental Ranch into the Tucson Mountain Area Plan and the Avra Valley Area Plan. The right-of-way is planned to contain a 24 foot planted median and two 13 foot travel lanes in each direction with no surface parking. The ultimate design for Silverbell Road (a limited access, scenic route) from Cortaro Road to Twin Peaks Road includes a 200 foot right-of-way. The road is currently under construction and includes four travel lanes with a 20 foot wide median. The right-of-way will be landscaped with drought-tolerant plant material. Coachline Boulevard serves as the residential collector loop with a 90 foot right- of-way that contains two 13 foot travel lanes in each direction. IV-I 1 Rev. 7/96, I//98,4/02, 12/02 PROPO,~ED ROADWAY MAJOR ARTERIAL $ 200' R.O.W. t MINOR ARTERIAL · t50' R.O.W. RESIDENTIAL COLLECTOR · 90' R.O.W. PLAN BOUNDARY INTERNAL CIRCULATION $ ~ P-..O.W. P~EQUI~EMENTS SHOULD BE IN ACCORDANCE WITH THE TOWN OF MARANA STANDAP. DS ROAD ' .CIRCULATION CONCEPT. Exhibit IV-12 O' 2000' 4000' 6000' StLVERBELL ROAD TYPICAL SECTION T~NGENT ROADWAY ~.~ .ROADWAY ,SECTIONS ~/~ ; '20' -~ ... ° o * , ' I ' '~' :~0 , ...~' I ~ ~ ~ ~I[~ i ~,' . .,,' -. ~ I '1,.. ~tIN P~KS.ROAD TYPi'CA L SECTION ' ] ' I '' /UTIL[~ TRENCH ~OR~HLi~ ~LVD. TYPICAL It' - Exhibit IV- 13 .THE R_~Nli,,i~ CENTER N.T.8. Gl:LADING CONCEPT PLAN The Continental Ranch Grading Plan (IV-i5:') establishes the grading and design concept that shall be used during development. There are two distinct landform types within the area, the fiat floodplain and the rolling foothills. These areas will require different grading concepts. The majority of earthwork on this site will occur within the Santa Cruz floodway. The prime intent is to create buildable parcels while maximizing views and open space and preserving foothill landforms on the west side of Silverbell Road. Cut or fill areas that occur on or adjacent to these landforms will be contoured during the grading process to blend in with the undisturbed portion of the si. re. Slope stabilization that takes place within the hillside management areas will conform to the Continental Ranch Specific Plan Grading regulations. During grading and until revegetation or stabilization has taken place, dust shall be minimized through the application of approved dust controls. The frequency of application, quantity, and types of palliatives shall be specified at the time of grading application and shall be incorporated into the approved grading plan. Acceptable dust control methods include magnesium chloride, lignum sulfate, water and ground covers. OPEN SPACE CONCEPT PLAN The intent of the open space concept (Exhibit IV-17) is to provide relief from Interstate I0 and adjacent industrial development, and to provide a transition to the Tucson Mountains. The open space strengthens the. village concept by providing connection to community amenities. Rev. 7/96, 11/98,4/02, 12/02 IV-14 LEGEND GRADED AREAS PROPOSED MINIMAL GRADING PLAN BOUNDARY GRADING CONCEPT PLAN ..% Exhibit IV- 15 O' 2000' 4000' 6000' Continental Ranch has three types of open space. The Santa Cruz River and the Tucson Mountains are the primary open space elements surrounding Continental Ranch. The parkways and drainage channels are the secondary open space, providing trail linkage and landscape buffers. Schools, parks and recreation facilities provide a more active land use and represent the third type of open space. The Santa Cruz River The Santa Cruz River serves as the major open space feature adjacent to the Specific Plan area and acts as the gateway to the residential development. This natural buffer separates the business, industrial and recreational development adjacent to the freeway from the bulk of the residential community. The residential edge of the river will be enhanced with landscaping and will unify this community buffer. This edge will include a linear park that contains a regional trail system connecting many community trails within the ranch. The treatment of the Santa Cruz River within Continental Ranch is unique. The river will gradually increase in width from 800 feet at Cortaro Road to an average 2,000 foot wide floodway within the community. The floodway will have an undulating ground plane with berms, depressions and riparian vegetation. Besides creating a varied and aesthetic area for passive and active recreation, it will reduce flood velocities and aid in groundwater recharge. The Tucson Mountains The Tucson Mountains create an open space backdrop to the project. Although development will occur in this area, creative site planning will insure that the integrity of these hills is maintained. Enhanced Parkway--Primary Twin Peaks, Silverbell and Cortaro Roads are key elements of the open space concept, providing expansive parkways. The generous right-of-way includes bicycle and pedestrian trails while allowing for an enriched landscaped parkway and median. Open Space Corridors (Drainageways) Drainage corridors will bisect the community providing valuable open space. These corridors buffer land uses and allow for off-street bicycle, pedestrian and equestrian trails. Eight foot trails are located on the south side of the drainageway within a 20 foot landscape easement. Rev. 7/96, 11/98,4/02, 12/02 IV-16 ROAD LEGEND I ENHANCED ARTERIAL EDGE - PRIMARY tENHANCED ARTERIAL EDGE - oooo LINEAR PARK WiTH REGIONAL TP..AIL DRArNAGE CHANNELS- OPEN SPACE JPLAN BOUNDARY OPEN SPACE CONCEPT II Exhibit IV-1 7 ,0' 2000' 4000' 6000' These trails will serve to link community features and site amenities. Drainage corridors will have a planted edge that provides a pleasant backdrop to the adjacent planning units. The design and installation is the responsibility of the master developer. Parks/Schools Neighborhood parks have been planned adjacent to elementary schools to create an expanded community feature. The school/parks are typically situa[ed adjacent to trails within the open space corridors. TRAIL CONCEPT PLAN The village cores, residential areas, schools and recreational sites within the Specific Plan are linked together by pedestrian and bicycle trails (Page IV-19). The predominantly fiat topography of the site offers fine opportunities for bicycle and pedestrian trails which occur along roadways and the open space corridors. Physical separation of the trail from the roadway is proposed for Cortaro, Twin Peaks and Silverbell Road. The regional trail is located within the linear park at the river's edge. This trail connects park and school sites and planning areas that are adjacent to the Santa Cruz River. This trail is proposed for bicycle and pedestrian use and includes lush desert planting, shade structures and picnic areas. Equestrian use occurs in the floodway and through designated drainageways, providing access between the Tucson Mountains and the Santa Cruz River. The community trail system consists of' sidewalks, off-street trails, and bicycle lanes. These trails occur along roads and within the drainageway easements. The drainageway bottoms range in width from approximately 100 to 300 feet. They are natural, allowing for aquifer recharge. The bottoms are accessible for passive recreation, equestrian and pedestrian use. Undesirable and unplanned uses such as off-road vehicles, shall be addressed via signs and notice to the Town of Marana police department to monitor and issue citations. The master homeowner's association will also participate in deterring these uses by a neighborhood watch program and a Homeowner's newsletter. Rev. 7/96, ll/98,4/02, 12/02 IV-18 LEGEND ! COMMUNITY TRAILS ; I00~ I' L 'I COMMUNITY TRAILS IN t OO D O O . OPEN SPACE CORRIDORS t LINEAR PARK WiTH REGIONAL TRAIL SIDEWALKS PLAN BOUNDARY TRAIL CONCEPT ROAD · · · · · · · · · · · · · Exhibit IV- 19 jTHE PLANNING The O' 200O~ 4000' 6000' Drainageway crossings for vehicular traffic will be provided by a combination of bridges and dip crossings. The dip crossings shall have concrete header edge protection. All parcels will be provided with all weather access. Pedestrian access through the drainageways along Coachline will include a continuation of' the sidewalk system as a dip or across a bridge. LANDSCAPE CONCEPT PLAN The landscape concept for Continental Ranch Specific Plan (Exhibit [V-23) provides a community character and theme in which the villages will be developed. The landscape concept contains three major components. An agrarian theme (based on the history of the area), will provide a link to the past. Plant materials associated with Arizona ranching and farming will be emphasized. Riparian (associated with streams and rivers) vegetation will be used within the drainageways througt~out the site as ,,veil as the Santa Cruz River floodway to the east. This landscape component provides a naturalistic element within the community. Silverbell Road and all property to the west will utilize a desert theme, incorporating plants indigenous to the area. Within these three themes are found specific elements; they are entry features, streetscapes and trails. Entries Entrances and arrival points provide part of the visual vocabulary for Continental Ranch. ,, The primary project entry statements serve as a gateway to the project. A grove of trees, seen from a distance provides the backdrop for project name and logo. It signifies arrival and establishes the theme for the development. There are three project entries. One is located at Cortaro Road where the river's edge meets residential development; one is where Twin Peaks meets the river's edge and the third is at the intersection of Twin Peaks and Silverbell Road. Rev. 7/96, 11/98.4/02. /2/02 IV-20 Secondary entry statements ha,Je been included to identify entry or exit points. The project theme will be reinforced with consistent project lettering style and logo. The monumentation will include planting of grove trees. Secondary entries are located at the intersections of Silverbell Road and Coachline Boulevard. Primary village arrival points are located at key intersections of each village core. The intent is to draw attention to the activity centers of the village. This will be accomplished with special paving, intensified grove plantings, special lighting, and signage. Special articulation will occur at drainage crossings reinforcing a sense of arrival to the village. This treatment may include grove plantings, signage and warmer lighting. Neighborhood entries will occur at entrances to residential development from the major circulation corridors. This identification will announce neighborhoods and enhance the intersections with the use of grove trees, theme fences or walls, and consistent signage. Streetscape The streetscape and prOJect edges are the most dominant landscape elements within the project. The intent is to provide unity and variety while drawing upon the agrarian heritage. The streetscapes have been designed so the primary roads provide a strong sense of community identity while the residential streets are more responsive to individual villager themes. The Cortaro Road and Twin Peaks Road streetscapes provide a formal treatment of theme grove trees in the median and parkway. The grove treatment in the parkway will be minimized at the village cores to allow view penetration and will expand where screening is desired. On Cortaro Road, the parkway will have naturalized plantings as a backdrop. Twin Peaks Road will contain grove trees to reinforce the median plantings. The trees are large in scale reflecting the agricultural theme, such as ash or pecan. Rev. 7/96, 11/98.4/02, 12/02 IV-21 Where Silverb¢ll Road serves as the project entry, a normal grouping of grove trees will be planted at the limits of the setback on the project side. The parkway and setback area will include naturalized plantings of native trees and shrubs. This plant material shall be compatible with the native planting on adjacent hillsides. The formal grove treatment in the parkway, occurs along Coaehline Boulevard. There will be a single row of trees in the parkway with low growing shrubs below. The landscape treatment at the river's edge features an extensive linear park. This park includes a meandering bicycle/pedestrian trail, shade ramadas, and picnic areas. The dominant planting of large scale trees will provide shade along the trail and will establish a strong and consistent development edge along the river. Additional plantings of naturalized trees and shrubs will enhance this highly visible edge. All roadway landscaping including entry statements, medians and R.O.W. will be in conformance with visibility and, safety standards. Drainage Corridors The extensive drainage corridors provide a landscape opportunity for vegetative transitions between varying land uses, Drainage corridors will have edges that are landscaped with informal plantings of naturalized trees, native shrubs and groundcover. This treatment will provide an attractive buffer for adjacent developments. Trails will be integrated within one side of this buffer. SCHOOL/RECREATION FACILITIES The school/recreation facilities (Exhibit IV-24) provide a variety of opportunities for shared educational and recreational activity to the residents within the Continental Ranch Specific Plan. There are three levels of recreational facilities. Rev. 7/96, 11/98,4/02. 12/02 1V-22 LEGEND I DESERT THEME- · · ·**· STREETSCAPE iI RIPARIAN THEME ....... DESERT THEME AGRARIAN THEME RIPARIAN THEME- LINEAR PARK SPECIAL. THEME 'l PLAN BOUNDARY LANDSCAPE CONCEPT Exhibit IV-23 O' 2000' 40OO' 6000' .= If II E ELEMENTARY SCHOOL M MIDDLE SCHOOL PLAN BOUNDARY SCHO0 L / RE CREATION FACILITY MAP Exhibit IV-24 _THE · 0' 2000' 4000' 6000' Schools There are seven identified school locations within the plan area. A senior high school (40 acres), a junior high school (20 acres) and five (t0 acre) elementary schools are located primarily adjacent to a community trail and a recreational facility. These locations provide safe opportunities for travel to and from school as well as shared recreational and athletic activities. Schools/Parks Organized athletic and recreation programs may be implemented at the school/park sites in the project. These facilities, located within the villages, will also offer picnicking, playgrounds and tot lots. Recreational facilities will be implemented when 50 percent of housing units in the adjacent parcels are occupied or when an adjacent school is constructed, at the cost of the master developer, operated and maintained by the master homeowner's association. Passive Recreation Passive recreation is available through the extensive trail system. The trail at the river's edge has many opportunities such as hiking, jogging, biking, etc. Nature interpretation and equestrian trails are provided within the Santa Cruz River Floodway (over 650 acres). Planning Areas Special recreation facilities are encouraged for individual planning areas. These facilities may include any of the following uses: pool, spa, tennis courts, golf course, recreation building, tot lots and picnic areas. Whenever possible, these facilities should have access to trails and communities cores. Rev. 7/96, 11/98.4/02, 12/02 IV-25 V. DEVELOPMENT REGULATIONS' A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Continental Ranch Specific Plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses. Principal land use designations for the Specific Plan shall be as follows: Medium Density Residential Medium High Density Residential High Density Residential Commercial Industrial School Recreation Facility Open Space Aggregate Extraction and Processing The locations of these land use designations are shown on the Land Use Concept Plan (Exhibit IV-4). B. DEFINITIONS .7. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). Target Density: The mean density of a density range, used for calculation of the dwellingmnit cap. Dwelling-Unit Cap: The maximum number of dwelling units permitted within the Specific Plan, Maximum Density: The maximum RAC of a planning unit, as permitted by the density range. Open Space: Refer to the Town's Zoning Code for the definition of open space. Planning Area: A component of the Specific Plan area, which designates a specific land use or residential density range. Aggregate Extraction and Processing (AEP): Designation permitting natural resource transitory industries along with physical removal of earthen resources. For the purposes of this Specific PLan, other than those above, the definitions contained in the Marana Development Code Title 3.03.02 shall apply. Rev. 7/96. 11/98,4/02, 12/02 V-1 C. GENERAL PROVISIONS All construction and development within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the subdivisions codes, us currently adopted by the Town of Marana. In case ora conflict between the adopted Town Code and this Specific Plan, the Town Council shall resolve the conflict by written determination in a manner consistent with the goals, objectives and policies of this Specific Plan. The setback requirements are as specified within the development standards for each zoning designation. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of wall bf primary building. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or situation shall be used by the Town Council as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. This Specific Plan may be amended by the same procedure as it was adopted by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan it shall be the duty of the Town Council to determine if said use is (1) consistent with the intent of the zone and (2) the said use is compatible with other listed perrmtted uses. Any person aggrieved by the determination may appeal that decision to the Planning Commission. Rev, 7/96, 11/98.4/02, 12/02 V-2 Automotive vehicles or trailers of any kind or type without current license plates that have been abandoned shall not be parked or stored on any property within the Specific Plan area unless it is in a completely enclosed building. Exceptions to height limitations contained in the Regulations apply only to antennas, chimneys, or other architectural appurtenances required for the screening of rooftop equipment. Any parcel or development site which has at least 200 feet of frontage along Twin Peaks Road, Coachline Boulevard, or Silverbell Road will have view corridors with a combined width of at least 20 percent of that frontage, which will allow vision from at least one point into and through that portion of the project that fronts on one of the above roadways. The viewing point will start from six (6) feet above grade at the roadway right-of-way line along the frontage. If any of the seven designated school site parcels revert back to American Continental ownership, their successors and/or assigns, those properties will be zoned at the lowest residential density of adjacent parcels. GENERAL SUBDIVISION STANDARDS 1. Each lot of a subdivision must abut on a street having 25 feet minimum lot line frontage. All streets shall be either dedicated for public use or be private streets dedicated for the use and convenience of the affected property owners, their guests, and invitees providing that easements for access and the required installation and maintenance of utilities are granted. The design of subdivision streets and drainage facilities shall generally conform to the Town of Marana standards and provide for: a) A minimum public right-of-way width of 50 feet. Rev. 7/96. 11/98.4/02, 12/02 b) c) d) A minimum pavement width of 32 feet for public streets and 24 feet for private streets except when residential densities are less than one RAC; then a 24 foot road can be public. A minimum offset for street "T" intersections of 135 feet. A minimum centerline radius of 160 feet. Clear lines of sight shall be maintained along all streets and driveways to assure the safety of motorists and pedestrians. No obstruction that will obscure the motor vehicle drivers shall be placed within a line connecting them at points of 45 feet from the intersection of said curb lines. Planting may be permitted within a triangular area provided that lines of sight are not obscured above 30 inches or below 6 feet through the triangular area. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office. The subdivider shall post a bond or other assurance with the Town as assurance for the completion of the required subdivision improvements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust a~,n'eement, or other form or assurances as may be approved by the Town of Marana. With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required improvements plus ten percent as estimated by the Town Engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95 percent of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision. As constructed plans shall be submitted to the Town following completion of the improvements and following the release of assurances by the Town. These plans shall be submitted within the one year warranty period provided by the developer. Rev. 7/96. 11/98,4/02. 12/02 V-4 E, RESIDENTIAL SITE DEVELOPMENT STANDARDS I, MEDIUM DENSITY RESIDENTIAL (3-6 RAC) a) Permitted Uses 1) 2) 3) 4) 6) 7) 8) Dwelling units, single family Accessory buildings, private swimming pools, home occupations, and other accessory uses. Parks, playgrounds and community owned buildings other than hospitals. Private tennis courts, provided that the court is not lighted and is located within all yard setbacks, and further, that fencing around the court shall not exceed twelve (12) feet. Model homes Temporary real estate sales office within a model home. Religious facilities Temporary utility uses Property Development Standards 1) Minimum Lot Area: Four thoasand five hundred (4,500) square feet 2) Density: There shall be a minimum of 4,500 square feet of lot area for each single family dwelling 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Yard Setbacks Front: 20 feet Side: 5 feet or 0 feet for common wall of zero lot line development. Rear: 10 feet Comer: 10 feet 5) Parking: A minimum of two on site off-street parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. 2. MEDIUM-HIGH DENSITY RESIDENTIAL (6-10 RAC) a) Permitted Uses 1) Uses listed under medium density shall apply. 2) Single family dwelling with party walls or walled courtyards, townhomes. Rev. 7/96. 11/98.,I/02. 12/02 V-5 b) Property Development Standards I) Minimum Lot Area: Four thousand (4,000) square feet average, 3,000 square feet minimum including common area. 2) Density: The minimum gross land area per dwelling unit shall be an average of four thousand (4,000) square feet. 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Landscaping Requirements: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surfaced areas shall be landscaped according to Chapter VI, Design Guidelines. 5) Building Setback: - Front: 20 feet - Side: 5 feet or 0 for common wall of zero lot line develophnents Rear: 5 feet - Comer: 10 feet 6) Parking: A minimum of two on-site parking spaces (including garage, carport and~or driveway) for each dwelling unit shall be provided. 3. HIGH DENSITY RE, SIDENTiAL (10-25 RAC) a) Permitted Uses l) Uses listed under Medium High Density shall apply. 2) Multiple-family dwellings. 3) Temporary utility uses b) Property Development Standards 1) Minimum lot area per dwelling unit (duplex or multiple): 2) 3) 2,000 square feet. Density: The minimum gross land area per dwelling unit shall be 2,000 square feet. Building Height: No building shall exceed three (3) stories in height, and the exterior height shall not exceed 34 feet. Parcel 55 shall not exceed two stories in height and the exterior height shall not exceed 30 feet. Rev. 7/96. 11/98,4/02. 12/02 V-6 4) S) 6) 7) Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. Building Setbacks Front: 20 feet, Side: 5 feet or zero for common wall o£ zero lot line developments. Rear: 5 feet Walls, Fences and Screening: See Chapter VI, Design Guidelines. Parking: A minimum of one and one-half onsite parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. COMMERCIAL SITE DEVELOPMENT STANDARDS Commercial Use a) Permitted Uses 1 ) Commercial 2) Retail Commercial 3) Commercial Recreation 4) Office 5) Financial Institutions 6) Tourist Commercial 7) Restaurant b) Commercial Property Development Standards 1) 2) 3) 4) 5) 6) 7) 8) Maximum Building Coverage: 70 percent at ground level. Minimum Lot Area: None Minimum Lot Width: None Minimum Distance Between Main Buildings: None Maximum Building Height: Thirty~nine (39) feet, 3 stories Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. Parking: One (1) space per two hundred (200) square feet of floor area. Minimum Landscape Coverage: Ten percent (10%) of gross site area (see Chapter VI, Design Guidelines). Rev. 7/96. 11/98, 4/02. 12/02 V-7 Freeway Commercial Use (Parcels 53, 63, 64, 65, 65A, 66, Continental Ranch Business Park Lots 56 and 57) a) Permitted Uses 1) 2) 3) 4) 5) 6) 7) 8) 9) Commercial Retail Commercial Commercial Recreation Office Financial Institutions Tourist Commercial Restaurant High Density Residential (not permitted on Continental Ranch Business Park Lots 56 and 57) Medical and Health Care Facilities (Hospital, Congregate Care Housing, Clinics, etc.) Property Development Standards--Commercial 1) Maximum Building Coverage: 70 percent at ground level 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Minimum Distance Between Main Buildings: None 5) Maximum Building Height: Thirty-nine (39) feet, 3 stories, except as follows: within Block 3, the Links at Continental Ranch (portion of Parcel 63), where the maximum height shall be seven (7) stories and 84 feet for not more than one building. 6) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 7) Parking: One (1) space per two hundred (200) square feet of floor area. 8) Minimum Landscape Coverage: Ten percent (10%) of gross site area (See Chapter VI, Desig-n Guidelines). Rev. 7/96, I 1/98,4/02, 12/02 V-8 c) Property Development Standards--Residential 1) Minimum lot area per dwelling unit (duplex or multiple): 2,000 square feet_ 2) Density: The minimum gross land area per dwelling unit shall be 2,000 square feet. 3) Building Height: No building shall exceed three (3) stories in height, and the exterior height shall not exceed thirty-four (34), except within Block 3, The Links at Continental Ranch (portion of Parcel 63), where the maximum height shall be four (4) stories and forty-eight (48) feet. Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. 5) Building Setbacks: Front: 20 feet Side: 5 feet or zero for common wall of zero lot line developments Rear: 5 feet 6) Wails, Fences and. Screening: See Chapter VI, Design Guidelines. 7) Parking: A minimum of one and one-half onsite parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. 4) I'NDUSTRIAL SiTE DEVELOPMENT STANDARDS 1. Industrial Use a) Permitted Uses 1) Manufacturing 2) Distribution 3) Storage 4) Assembly 5) Office 6) Health or Fitness Club 7) Retail Commercial b) Property Development Standards--Industrial 1) Maximum Building Coverage: 70 percent at ground level 2) Minimum Lot Area: None Rev. 7/96. 11/98.4/02, 12/02 V-9 c) 3) 4) 5) 6) 7) Minimum Lot Width: None Maximum Building Height: Thirty-nine (39) feet Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. Parking: One (1) space per one thousand (1,000) square feet of floor area. Minimum Landscape Coverage: Ten percent (10%) of gross site area (See Chapter VI, Design Guidelines). Property Development Commercial l) 2) 3) 4) 5) 6) 7) s) 9) 10) Standards--Office, Health/Fitness, Retail Maximum Building Coverage: 70 percent of ground level. Minimum Lot Area: None Minimum Lot'Width: None Minimum Distance Between Main Buildings: None Maximum Building Height: Thirty-nine (39) feet, 3 stories Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. Parking: One (1) space per two hundred (200) square feet of floor area. Minimum Landscape Coverage: Ten percent (I0%) of gross site area (see Chapter VI, Design Guidelines). Commercial retail uses shall be permitted on a limited basis in the Continental Ranch Business Park. Such uses shall be ancillary to established, permitted uses in the Business Park. A maximum of 45 percent (45 %) of the allowable floor area may be used for retail commercial purposes. Parking requirements shall be the same as required for the same or similar uses in the Continental Ranch Specific Plan. Parking for ancillary retail commercial shall be provided in addition to parking requirements for the primary use on the property. Parcel 68A Industrial Use 1) Permitted Uses: In addition to the use permitted above, the following additional use shall be permitted for this parcel: Manufactured Home sales. b) Property Development Standards: In addition to the standards outlined above, the following standard shall be applied: Minimum Lot Area: 5 acres. Rev. 7/96, I1/98.4/02, I2/02 V-10 H. STREET DEVELOPMENT STANDARDS Silverbell Road is a limited access arterial street and shall have a 200 foot right-of- way width and be improved with four travel lanes and a 20 foot wide raised median. A 4 foot wide sidewalk shall be provided along the east side of the roadway and a 45 foot wide building setback from the right-of-way line shall be provided. Twin Peaks Road is an arterial street and shall have a 150 foot right-of-way width and be improved with four travel lanes divided by a 20 foot wide raised median. A 4 fbot wide sidewalk shall be provided along both sides of the roadway. In those instances where the rear lot line is adjacent to Twin Peaks Road, a 10 foot wide building setback shall be required from the right-of-way without direct access directly to Twin Peaks Road. A 20 foot side setback shall be required for all buildings adjacent to the right-of-way. Coachline Boulevard is a collector street and shall have a 90 foot right-of-way width and be improved with four travel lanes. A left-turn lane shall also be provided in portions of the roadway. A sidewalk 4 feet in width shall be provided along both sides of the roadway. In those instances where the rear lot ,line is adjacent to Coachline Boulevard, a 10 foot wide building setback shall be required from the right-of-way without direct access directly to Coachline Boulevard. Cortaro Road is an arterial street and shall have a 150 foot right-of-way width. The roadway is being improved by Pima County to contain one travel lane in each direction with a 24 foot median. Street pavement cutting shall be minimized and permitted only upon approval of the Town Engineer for the installation of utility crossings and related improvements to serve future subdivisions. Reconstruction shall be per Town of Marana standards. UTILITY DEVELOPMENT STANDARDS l. Onsite and offsite sanitary sewer will be public and will be designed and constructed to Pima County Wastewater Management Department standards. 2. All electric, telephone and cables shall be placed underground and shall be designed and constructed in accordance with the various utility company standards and Town of Marana Standards. Rev, 7/96. 11/98,4/02. 12/02 V-I 1 The potable water system shall be designed and constructed to the Town of Marana standards. The sizing requirements and location of water facilities shall be as required by the appropriate water utility company standards. Fire flow provisions and fire hydrant locations shall conform to requirements set forth by the appropriate fire departments and water utility companies. The irrigation wells and water conveyance facilities shall be constructed in accordance with the standards of the Cortaro-Marana Irrigation District. All irrigation property and facilities will be owned, operated and maintained by the Cortaro- Marana Irrigation District. RESIDENTIAL RECREATION 1. Residential Uses a) Permitted Uses: 1) Residential (3-6 RAC) 2) Commercial Recreation 3) Recreational Vehicle Parks b) Property Development Standards 1) Minimum Lot Area: Four Thousand Five Hundred (4,500) square feet. 2) Density: There shall be a minimum of 4,500 square feet of lot area per each single family dwelling. 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. 5) Yard Setbacks: Front: 20 feet Side: 5 feet or 0 feet common wall of zero lot line development Rear: 10 feet Comer: 10 feet 6) Parking: A minimum of two onsite off-street parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. Rev. 7/96, 11/98,4/02. 12/02 V-12 2. Recreational Vehicle Park Standards a) Accessory Uses 1) Accessory uses appurtenant to recreational vehicle parks include community recreation buildings, facilities, and areas, laundry facilities, manager's office and apartment, child care facilities, and similar accessory uses l'or thc exclusive benefit of the park or subdivision residents. 2) Accessory uses appurtenant to individual recreational vehicles include carports, ramada, cabana, covered patio, storage room and similar uses. Accessory buildings shall not be used for regular occupancy or for sleeping. b) Conditional Uses 1) A boat, 2) ~) 5) 6) 7) 8) auto, or trailer storage area, provided they are in a completely enclosed area surrounded by not less than a 6 foot fence or wall, comple, tely screened from view from all sides. Recreational uses intended primarily for the occupants of the park or subdivision, including golf courses and related facilities. Model sales area, provided not more than ten (10) spaces are devoted to this use. Convenience market. Restaurant. Vehicle wash. Mini-storage area, not to exceed one storage unit per 20 recreational vehicle spaces or lots. Any use not appearing in this section which may be perrmtted by the Planning Director, and which shall be primarily for the residents of the park or subdivision. Site Development Standards 1) Minimum Project Size: 5 acres. 2) Minimum Project Setback: 20 feet from all street frontages measured from the right-of-way line. This setback shall be fully landscaped and screened. The landscape and screening plan shall be approved by the Planning Administrator. 3) Parks or subdivisions: a) Minimum lot size per rental unit: 1,500 square feet. b) Minimum Common recreation area per unit: 150 sq. ft. c) Minimum width per space: 30 feet. d) Minimum depth per space: 50 feet. Rev, 7/96. 11/98,4/02, 12/02 V- 13 4) 5) 6) 7) 8) 9) e) Minimum distance between units (exterior of all structures, drives and accessory structures): 7 feet. f) Minimum front yard: 7 feet~ g) Minimum rear yard: 5 feet. h) Detached storage buildings not exceeding one hundred twenty (120) square feet in area are permitted on each recreational vehicle space. i) Certain accessory structures, which are complimentary to individual recreational vehicles and park models (i.e., covered carports, patio awnings, ramadas, storage buildings, and room additions) which are made an integral part of and are architecturally compatible with the recreational vehicle or park model itself may be permitted by the Planning Administrator. Common Recreation Area shall be provided both in recreational vehicle parks and subdivisions. Plans for the common recreational areas shall be approved by the Town of Marana. Access to all lots or spaces shall be from the interior of the park or subdivision. Private streets shall be a minimum paved width of twenty-four (24) feet inclusive of the required 12 inch ribbon curbs (to back of curb) when flush with the surface of the paving. One-way private streets shall be sixteen (16) feet inclusive of the required 12 inch ribbon curbs. At least one (1) parking space per rental unit space. In addition, at least one (1) additional guest space shall be provided for each ten (10) rental spaces or lots. The maximum height of any habitable structure shall not exceed twenty (20) feet. All other structures shall not exceed fifteen (15) feet in height. All structures that are located on non-manufactured home spaces or lots shall not exceed thirty-five (35) feet in height from grade to the highest point on the root: Rev. 7/96. 11/98,4/02. 12/02 V-14 ~o) Concurrently with the development of Parcel 62, the developer shall construct a multi-purpose golf cart/bicycle/pedestrian path from the golf course parking lot to a logical point at the boundary of Parcel 62. The path shall be improved with a minimum 10 foot wide asphalt paving with landscaping, and shall be constructed concurrently with the proposed R.V. Park in Parcel 62. The design of the path and landscaping shall be agreeable to the Town and shall be submitted for Town review and approval as part of the Development Plan for the R.V. Park in Parcel 62. The developer shall submit agreements and approvals for the installation and maintenance of the path to the Town for review and approval prior to Town approval of the Development Plan for the R.V. Park. AGGREGATE EXTRACTION AND PROCESSING (AEP) (?tEP DesigttatioJ~, or Aggregate Extraction aJtd Processi~g, classifies the la~d use as raw materials processhtg centers. The Aggregate Extractio~ a~zd Processing designation i~zhere~:tly poses eJthattced mitigation sta~zclards, therefore Parcel 62B, acO'ace~t to interstate 10 and east of the Satzta Cntz River, is the o~zly parcel itt the Contfltetttal Ra~:ch Specific Plan with this desig~tation.) 1. AEP Use a) Permitted uses 1) 2) ~) 4) Aggregate extraction and associated products. Sand and Gravel processing plant Ready-mix concrete Asphalt processing Materials storage/stockpiling b) Accessory and Reclamation Uses 1) 2) 3) 4) 5) Vehicle maintenance and associated storage Administrative and sales office R/R/uses Import of inert materials for reclamation Freeway Commercial and Industrial uses Rev. 7/96, 11/98,4/02. 12/02 V-15 In addition to the land use of the parcel, AEP Designation clarifies development standards designed to mitigate any problems encountered with adjacent land uses. The existing standards for AEP Designation include: 2. AEP Development Standards a) Minimum Site Area 1) Extraction: None 2) Processing: None b) Setbacks, Landscaping, and Additional Considerations: ~butting""Property ..... Setbac?,' "Landscaping A, ddiiional C0'~'sidera,tions Interstate 10 100' from property Between wall and 8' to 12' architecturally frontage road line frontage road ROW designed wall located 50' to 80' in from property line G0if:'}2ourse "' Existing GoitZ'Course Landsca'l~ed berm Security fence separating uses provides setback until as part of golf until ultimate AEP boundary new golf holes are course is established when fence will built and AEP uses be moved to new boundary replace exist..in~ holes Santa Cruz River 100' from property ..... ~iagge~:ed security fence ~ 100' line Landscaping and setback trail improvement within setback, with input from Town Block Production '"¥25' from proper~ Enhanced SEcurity fe'~ce ~ 12~" Businesses line Landscaping within setback setback area c) d) e) g) Processing Equipment and Stockpiles shall be depressed a minimum of 20 feet from existing grade Maximum Building or Stockpile Height (above predevelopment grade): 55 feet Parking requirements (where applicable): I space per 500 square feet. for office, processing, and maintenance facilities Maximum extraction depth shall be 125 feet from predevelopment grade Minimum perimeter final slopes shall be 2:1 Rev. 7/96, 11/98.4/02, 12/02 V*16 h) J) Dust control shall be as required by the following Pima County Ordinances: 17.12.100 17.12.070 17.12.170 17.12.080 17.12.190 Vacant Lots and Open Space Roads and Streets Visibility Limiting Standard Particulate Materials Fugitive Dust Emission Standards for Motor Vehicle operations Meet applicable Federal or State regulations for safety on mine sites Plant site and extraction operations fall under the following regulations: l) 2) ~) 4) 5) 7) 8) Marana Floodplain Administration Pima County Flood Control District Federal Emergency Management Agency (FEMA) Mine Safety Health Administration (MSHA) Arizona State Mine Inspector Pima County Air Quality Control District/Pima County Health Department State Department of Health Services/Department of Environmental Quality Arizona Department of Transportation Rev. 7/96, 11/98,4/02, 12/02 V- 17 VI. DESIGN GUIDELINES INTRODUCTION AND PURPOSE These design guidelines have been developed as a framework to express the community character of the Continental Ranch Specific Plan. The purpose of these guidelines is to ensure development of consistently high quality, thus protecting the investment of those who locate within the Specific Plan area. They provide a documented basis for evaluating and directing the planning and design of improvements to each parcel. The guidelines are design criteria to be used by developers, architects, engineers, landscape architects, builders and other professionals to maintain the design quality proposed herein. They are also presented to give guidance to Town staff, the Planning and Zoning Commission and the Town Council in their review of development projects within the Specific Plan Area. The following goals form the basis for these guidelines: Protection of property values and enhancement of investment. Conservation of existing natural features and minimum adverse impact on the ecosystem. Encouragement of imaginative and innovative planning of facilities and sites and flexibility to respond to changes in market demand. Variety, interest and a high standard of architectural and landscape design. B. RESIDENTIAL DESIGN GUIDELINES The Architectural Review Committee is assembled by the master developer, American Continental, to oversee that all plans are in general conformance with the development guidelines. The following general guidelines are intended for use in residential development. The intent is to provide a logical and pleasing environment composed of buildings, landscapes and natural forms. All additions or alterations must be approved by the Architectural Review Committee. Rev. 7/96. /1/98.4/02. 12/02 VI-1 1. Architectural Themes These guidelines are primarily concerned with the physical appearance of the community environment as perceived by residents and visitors. Therefore, it is the intent of these guidelines to apply to those frontages, boundaries, and perimeter edges that are visible to the public. A minimum of three elevations for each house plan are recommended. The elevations should provide variety in architectural design, incorporating features such as varying roof lines, window treatment, architectural details, and building materials. a) Theme The architectural theme for Continental Ranch should reflect the integration of structures within the overall desert environment, specifically the Southwestern ranch or farm. Themes of the Southwestern style are encouraged, such as "Territorial," %panish Colonial," "Mission," "Santa Fe," and "Santa Barbara Mission." b) c) Exterior Materials Exterior building materials should be consistent ~vith the overall community character. Recommended building materials are brick, masonry, stucco, adobe and concrete block. Other materials must be approved by the ARC. All exposed building materials must be finished. Roofs The pitch and form of "roofs" are a visible community feature. A range of roof forms and roof pitches can add an appealing visual impact to the community/streetscape. Roof overhangs are encouraged to produce interest and as a response to climatic conditions, especially when used in combination with porch enclosures, balconies, and recesses. The roofing material should be constructed of nonreflective materials and exhibit muted earth tones as approved by the ARC. Rev, 7/96, 11/98,4/02, 12/02 VI-2 Spanish Colonial Territori~l Mission Santa Barbara Mission Rev. 7/96, II/98,4/02, 12/02 VI-3 d) e) Colors Generally, muted colors are the most acceptable for use on building exteriors. These colors should reflect the hues of the ground plane, surrounding mountains, and plant material and are drawn from the fbllowing ranges: brown, including rusts, sepias, sands, tans and buffs; some olive tones; certain gray tones. Other tones and colors maybe used for trim or accent. Highly reflective colors or materials are prohibited on all wall and roof surfaces. Color gradations from building to building should be gradual. All colors' are subject to approval of the ARC. Walls/Fences/Gates All walls and fences used within the residential communities should be of a material compatible with the architectural design of the residence. The texture and color of walls should conform to the same color standards as the main residence and the indigenous materials of the surrounding areas. Walls should not exceed six feet in height. Wall systems along major streets should respect the designated setback requirement and have a stepped or non4inear appearance. Rev. 7/96, 11/98,4/02, 12/02 VI-4 f) Solar Panels Solar Panels must be "flush-mounted" onto roof plane or fully screened so as not to create any adverse visual impact on an portion of the community. Natural silver aluminum frames are prohibited . Support solar equipment should be enclosed and screened from view. Solar panel designs are subject to approval by the ARC. g) Building Projections and Equipment All architectural building projections, including chirrmey flues, vents, gutters, down spouts, utility boxes, porches, railings, and stairways should match the color of the main residence or should be of an Op2 approved color. Television antennas must be provided within roof structure. Radio antennas and satellite dishes must not be visible from neighboring OpE2 properties. h) Mechanical Equipment All rnechanical equipment should be screened from view with either a roofline or a wall similar in design'to the project architecture. i) Foundations All exterior wall materials must be continued down to finished grade thereby eliminating unfinished foundation walls. Building Setback and Types The design of residential developments can be unique and provide van'~-d streetscape appearances. Providing plans with differing setbacks fosters a variety of elevations. Development should avoid long, unbroken building facades. Rev. 7/96, 11/98,4/02. 12/02 VI-5 Front setbacks should vary, with no more than two adjacent units having the same setback. The minimum setback variation between units is three (3) feet. '// ~' MIN{Mt. JM Projects should be planned carefully to maximize the feeling of open space with the development. Design approaches include curving streets, orienting the road axis to open areas and the creation of views. Recreation Areas Attached product types and individual units should be turned and oriented in a variety of ways to avoid the monotony of "garage door corridors." Recreation areas should be placed in highly visible locations such as project entries or adjacent to model complexes. Rev. 7/96, 11/98,4/02, 12/02 VI-6 Mailboxes Where a common mailbox location is utilized, it should be located in proximity to the major entry or recreation area. If a structure houses the mailboxes it may be similar to the architectural style of the planning untt tn whtch tt exists. Service Yard Walls are required as screening for a service yard, if any, to enclose all above- ground garbage and trash containers clotheslines, and other outdoor maintenance and service facilities. Parking All parking structures, either free-standing or garages, should incorporate the same design element as the dwelling units. Lighting Lighting should be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Within residential areas, lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights should be directed down onto the pavement/property, and not onto neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. Rev. 7/96. 11/98,4/02. 12/02 VI~7 8. Grading Grading is a necessary element in community growth. Roads, building pads, and drainage features must be sensitively integrated within the plan. A grading plan depicting existing and proposed contours, cut and fill areas and all existing plant material within the site should be included with the preliminary submittal to the ARC for review. Grading f~>r streets and utilities should not occur octtside pavement margins. Excavation from trenching should not be stored or piled adjacent to roadways. West of Silverbell Road, in areas developed as on acre lots (one RAC), no grading should take place outside street rights-of-way and all natural vegetation on the lots should be preserved except for building pad construction by the lot purchaser. The limits of this area should be controlled by deed restriction. Areas developed at two [LAC and denser should be graded inn a manner consistent with normal practices with the amount of grading determined by the existing terrain and the parameters of the home builder and Town Engineer. Grading, if necessary, should result in curved, undulating, not sharp or squared contours, to create a rolling, natural appearance. Rev. 7/96, 11/98,4/02, 12/02 VI-8 9. Landscape Architecture The concept of landscape zones is encouraged for the landscaping of residential areas. Areas west of Silverbell Road should maintain undisturbed natural vegetation where possible. A landscape package for each unit, consisting of at least one (1) 24 inch box tree per unit and one (1) shrub per 200 square feet, must be installed by the builder/developer or o~vner within fbur (4) months of occupancy. All front yards must be landscaped in a neat, weed free, dust free condition. Artificially colored rock yards are prohibited. No landscape restrictions should exist within private areas. Private Areas Patios and courtyards should be designed as an integrated part of the main structure and located entirely within the building envelope. These zones may utilize ornamental planting of a lush desert atmosphere. Grading, if necessary, should result in curved, smooth contours for a rolling appearance. Finished grades along the periphery of a lot or parcel should match the existing grades or tip of curb of any constructed or proposed streets as part of the overall master infi-astructure plan. x_,..,_..._._- Exi,et. tn{t Gr,.de PREFERRED AVOID Rev. 7/96, 11/98,4/02. 12/02 VI-9 C. COMMERCIAL AND INDUSTRIAL DESIGN GUDELINES 1. Architecture The purpose of establishing architectural design guidelines within the Commercial and Industrial areas is to ensure quality development that reinforces a consistency throughout. Recurring elements combine to create a visual and spatial expression that identify the area and give it a special character. a) Building Materials Prefe~q-ed building materials include brick, stucco, adobe, masonry, or concrete block. The use of prefhb metal sheathing should be appropriate only for industrial buildings. b) Exterior Treatments Exterior treatments and colors should be of muted, subtle earth tones along with judicious use of bright accent colors. Use of a metal, such as "Corten" steel, as an architectural detail is suitable for commercial buildings. Highly reflective finishes on exterior hardware is prohibited, including the use of reflective glass on windows. c) Roof Design Roof design and construction material are subject to review and approval by the ARC. Roof projections over windows are encouraged from an energy conservation perspective. Roofs should be constructed of clay tile, slate, metal, wood, concrete and asphaltic compound shingles, all of which should exhibit a muted earth-tone. Other roof materials may be approved by the ARC. No mechanical equipment of any kind is permitted on roofs. All vents and other projections should be colored to blend with the roof. d) Perimeter Walls' Perimeter walls, where required or otherwise desired, should not exceed a height of eight (8) feet above finished grade. Walls should be constructed of masonry, concrete, adobe, or stucco and should match primary buildings with respect to color, texture and overall design. Wrought iron with masonry or stucco pilasters is allowed when privacy is not an issue. Building Setbacks, Heights and Coverage Rev. 7/96, 11/98,4/02, 12/02 VI-10 Buildings should be sited in a manner that will complement the adjacent buildings and landscape. Building sites should be developed in a coordinated manner to provide order and diversity thereby avoiding a jumbled street scene. a) Setbacks Commercial and industrial buildings s}~ould be set back 40 feet from any residential lot line. b) Heights Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. Parking Adequate off-street parking should be provided for each development, parking configurations are subject to approval by the ARC and are also governed by applicable provisions of the Town of. Marana Development Code. Whenever possible, parking should be located to the side and/or rear portion of the site. Parking lots should be landscaped with a minimum of' one shade tree per l0 stalls. 4 Rev. 7/96, 11/98.4/02. 12/02 VI-I 1 4. Lighting Lighting should be used only as necessary for functional requirement of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Lighting should be designed to coordinate ~vith the community theme and shielded to reduce dispersal of ambient light. Lights should be directed down, onto the pavement/property and not onto neighboring areas. Standards should be separated to create concentration of light, as opposed to a continual lighting stream. Lighting should be provided within al parking lots and along walkways. Lighting fixtures inn parking lots should be minimal and should be architecturally compatible with the overall building design program. The design and type of all lighting fixture is subject to approval of the ARC. Rev, 7/96, 11/98,4/02. 12/02 VI-12 Grading, Drainageways and Utilities As part of the Architectural Review Board Program, a grading and drainage plan should be approved prior to site construction. Grading should follow the general parameters established in the Residential section (Chapter VI-B-8). Landscape Architecture A minimum 10 percent of the commercial and industrial building site area should be landscaped. This landscaping should be distributed throughout the parking lots and building aprons. Plant materials should be low water use and appropriate to the desert. MANUFACTURED HOME DESIGN GUIDELINES The following guidelines are designed to achieve continuity and a standard of quality for manufactured home communities located in Continental Ranch. All homes to be located within The Freeway Properties must be new manufactured homes. All manufactured homes must be ground-set or installed xvith masonry skirting. Wheels and hitch must be removed within 60 days of delivery to the site. Exterior colors shall be consistent with the color palette described in the Continental Ranch Specific Plan. No reflective building materials shall be used. All architectural building projections, including chimney flues, vents, gutters, downspouts, utility boxes, porches, railings, and stairways, shall match the main color of the structure. All exposed gutters, downspouts and sheet metal shall be painted. Roofing shall consist of shingle style materials. All other types of roofs are prohibited. VI-13 Rev. 7/96. 11/98.4/02, 12/02 E. SIGN SYSTEMS* T~ble or' o lnr~duc~on °Conffnenta~ Ranch Vf_~usZ Image S~atcment · °Sfgn Standards V1-14 £NTR O DUCTIO N These Con~inenta~ Ranch Sign System Guidetines have been carefully designed to create a strong Planned Community image tha~ wfH contm'b~t~- ~o the vf~a~f~y The Contfnen~a~ Ranch Sign System Guidelines their design and approach t_o developing These Guid~-~fnes review r_h~ form, materials, co~ors and typefa¢~-s that visuaRy [ink ail the si~s and re/~ecLs t~e Con~fnen~a~ Ranch unique architec~ura~ and ~¢ndscaping character. The Guidelines are presented in two p~r*~s: Temporary signs, which ~fH be e[fm~ated after ~e manet ~g o~ ~e Contfnenta~ R~ch Comm~f~, ~d Pe~en~ sfas, which rema~ a~ter marke;fng of ~¢ Cont~en~a[ R~ch Comm~iW ~s ~¢n completed. Signs ~or arty given parce~ must be dev¢ ~° ped at~ng ~¢se G~¢t~¢s ~d s~mit~¢d to ~¢ Cont~en~[ R~ch Archftec~ Commf~¢~ for app~v¢~ ~/ore fmp[emen~=iom ~e Cont~en~[ R~ch Archftecm~[ Committee(CRAC) ~ r¢s~/b[~' for f~aI inte~re~atfo~ of ~ese Gu~¢~¢~ ~ m~, a; i~ dfscrs~ion, ~ffy ~em to uccom~a~¢ ~foreseen cir~~ce~ spirit, as w¢H cue ~ wording of the. se g~,icleIin¢s, is im~r~nt. CONTINENTAL R~NCH V'ISU~L IMAGE STATEMENT CR. EATE A VISUAL ATMOSPHERE UNIC~UE TO THE CONTINENTAL R_ANCH COMMUNITY Ci~E.4.TE A VISUALLY QUIET VEHICUL.eR CFRCULATION SYSTEM CREATE EFFECTIVE VISUAJ~ CLEAR TRAFFIC FLOW COMMUNICATION TO AESUB-E SAFE AND CREATE A MA.TERI-4L AND COLOR PAL~--!-FE COMBrNED WFFH FORM THAT UNfFIES THE CONTINENTAL t~ANCH COMMUNITY SiGN STANDARDS AR signs, regardIe~ of type or permanency, are affected by a se~- of i2 criteria or standards. Each of them £s described for ever~ type of sign, in d¢~a£I, eIsewhere in these Cuide~ines. FUNC~ON: The purpose of the sign. QUANTITY: The number of signs allowable. FORM: The shape of the sign. DIMENSiONS:' '. MA TERL4LS: The size of the sign. The range of materials from which the sign can be buiIt~ COLOR: The coIor of each part of the sign. TYPOGRAPHY: The typefaces which are appropriate and/or aIiowab~e. LA Y O UT: The arrangement of the typefaces into a message. LOCA~O~ The position of the sign relative to roadways and other features. I~STALLA TIO N: Instruction for in~taliing or mounting. iLL UMINATION: LANDSC~ING: The method of fighting the sign. The treatment of landscaping around the sign. VI-17 TYPO~ This section reviews typefaces for all Developer provided signage (i.e., Development Identificaffon, Directionats, Regulatory/D.O. T.) ' Bramley Bold ab c defghijklrnnop qrstuvwxyz ABCDEFGHIJKL21NOPQRSTU VWXYZ FE~ 1234567890 Century Schoolbook F!o[d ab cdefghij kJmnop qr stuvwxyz ABCDEFGHIJKLlVINOPQRST.. uvwxY-z sr.,;:)& 123456789O Continental Ranch Arm'vd VI-18 TYPOGRAPHY Character spacing should be opened for' maximum legibility. Examples show suggested character spacing. Mot Acceptable Type' Acceptable Type Preferred when po~ible VI-19 I Ill CONTINENTAL RANCH PERMANENT SIGN HIERARCHY I II Sign Number , Sign Type P-1 Main Community Entrance Device Function Quantity Dimensions Displays Community name and defines the primary entrance into the Community. Two (2) per entrance; one (t) on each side of the street. Sign panel measures 3'-6' f,igb x 12 '-0' wide. P-2 Minor Coramunity Entrance Device Displays Community name and defitles secondary tertiary, etc., entrances into the Co/mmmity. One (Il on bo}h sides of the street. Sign panel measures 2 '-0 ' lsigh x I0'-0' wide. P-$ Main & Minor Neighborhood Entrance Device Displays Neighborf,ood name and defines the primary entrance into the Neighborhood. Flanking one (1) or both sides vf Neighborhood entrance. Sign panel measures 2'-0' high x JO'-O' wide. P-4 Amenity Identification Device Displays amenity name, i.e., Park, Walking Path, etc. As needed. Sign panel measures 2'-0' high x 10'-0' wide. P-5 Street Identification/A.D.O.T. Disp!'ays street names and A.D.O.T. (Arizona Department of Transportation) synvbols to regulate the safe flow of traffic inside the Cormnunity. As needed. Standard A.D.O.T. issue. See drawing. P-6 Freeway Monument Signs Gateway to Conununity; advertising Continental Ranch ami businesses to travelers on Interstate I0. Four (4) along l-tO at~l Cortaro Road in Frfeway Cotnmercial Proper. ties. Sign panel measures appraximatety 48' high and 23' wide. P-7 Frontage Signs Gateway to Community; advertising Continental Ranch and businesses to travelers on Interstate I0. Four (4) along 1-10 Frontage Road. Sign panel measures approximately 30' high by 14.5' wide. t~evised Ocher 15, 1996 Vl-20 · ..1 T-! ! II Community Market lng Device I COHTIHEHTAL RA HCll TEMPORARY SIGH IlIERARCIIY I I II J Function Identities Comrmulfty botuldary. 'DfmenMon~ 4"6' high x 6f°O' wide deep. Neighborhood Marketing Device Identifies Neighborhood and gives product ln[ormo t ion. One (~.) per street front. 10'-0" high x $"2' wide deep, T'3A Parcel Market/rig Device Identities Individual parcel u~e~. One (I) per ~treet fro~t. 10~'0' high x $~'2" wide deep. T-3B Parcel Market~g Device !dentlfte~ Individual parcel uses. One (D per street front. 5~-$" high X 5'-2" wide deep. T-4 Public Facility or Amenity ln[ormatlon Device fden[i[ie~ a l~rcel dedicated to public or Commu~llty u~e fi.e., Church, School, Becreatlon Facltt[y, etc.). One fi) per ~treet [ro~t. 10'-0'* high x 5'-2". wide deep. Vehicular' Dlrec tlonai Device Lists on-site Ne lghborhood sates offices with directional orrow~ [o aid the sa/e As required to move vehicular Ira[tic safety through the Communily to specific Neighborhoods. 10~'0' high deep. Path Finding Device Graphic image to lead vehicular ~ra[[Ic [rom Cortaro Bood to ~tlverbetl Bond toe accea~ to Community and Neighborhood enlrance~. 4'-6" tong x ~** 5qttare post. Post to stand 4.'-6" above grade and 1'-6'* below orade. $10H TY?I: ~4~11~1 CO.~NUHIT~ £ttTIIA~IC£ coHrlft£ttT~ RAHCll Comm~lly, ~oc~t,d b~t~a t~e column, ~ttir.d ~doba block wntir. Sl~ ~n~l viii TY~OOR~JfyI Logo 1~ I~ ~mliy L~OU~i Logo 1~[ c,~(trcd ho~lofllmt(y IH~LLA~OHt DlmenJlonnl copy .~ ILLUH~H~O~ O~ Itium~allon. ~ ' (s*.e° [ FUHCTIOHI Dl~plGyl Community name and f~o the Com~lly. FOR~ Ado~ ~Her ~ae. Recl~O~tar ~ocated ~t~een t~o cotu~. MATERIALS= C~IU blo~k ~t~clure ~ith odobe ~t(er block renter. Sl~t ~cl ~I~1' b4 COLOaS; A~de[~gd by TY~RAPIIYr Logo t~ Is Bramley ~ll e~ cody'la C¢ntu~ Sc~ot~ok LAYOUT~ Logo lym~l centered aver I~, ~t~ mluage cenlered on ~eL Sced~w~g/oraomple la~t. ~OCA TIOHa A~ required. L A ND~A P E~ Aa IHcl/led by I~dlcap~ ~.l~o~. QU~: FI~O ont (J) or ~lh FO~Mt Adob. ~tl~r ~. R(GI~uI~r ~l~r br~ck ~e~r. M~ ~j viii ~ COLOA~ A* deiced by TYP~RAPIIY~ L~o I~ l~ ~mley ~old. ~s ~4l d~w~g let ~Gmpll L~a~Ofl~ Both I~el o[ HiIO~ ,UA~ITi~ Ys AJ ~RMi Ado~ ~tlir ~;e. Recl~gu~ar ~ocatc4 ~etw.n two ~t~H~OH~ St~, ~l m,a~rcs ~'-0~ hlgh MATE~IALSf C~U black ~(~clure ~tih Gdob. ~n c~e~ 14tt.~ Iago, ~OtORS~ AJ di[~gd by LAYOUT~ ~g d~g for lampS, la~t. 0 ~, rN~ALLA~OH~ D~menstond copy a~ sym~l ~o ~ s~ mo~ed wl~ J/l ~LU~INA~OH~ G~ Ittumlnollon. LAHD~APEi A~ spec~[led by landscape 'UHCTtOH, Dlspla)~ ~reel namel a~d ~d~'bne D~rlmenl o[ T~rlallon] ~ym~Is ~UAH~TY~ A~n~gded, 4ATE~I~L~t ~l~a~ A,D,O~T. 'oottt. Hone, Sign ?),.o~ FREEW.4 I' 1 tONUI ff. Nr $1GNS G~I~: Fnur(4) nlmrg I-I0 n,d CmTnro Road In Fregir~p Commercial Properlle~ : Mgn panel ~gtll,ggtL ~9~proxhnat,ly 4~' high m~d 2J' Irhl~. A~~: Stacvo flnlsh over st:d ial~rnal !~ I'OIIF: Sg~ dral,'lng for aampl~ layo,t. [,OCJTlO~: Wllhh~ JOO fi. a~ l-IO or Corlara Road ~rtthh, d~e'Fre~ray Commercial parcels. lNSr, lld~flN: Cmlstruclla. ~h*alrlng.r I,* IJrnvid~d al d.l~ rauttd metal fac~s. ~NDSCJ~: AS aptc~td by landscapt architect. GASOL NIE li{OTEL MKIOR TENANT '!q~ H A Iq T :- T.E. I'q A HT TENANT ~ .'..~ .,: i~ONT VIIP, V 30'.0~ , ,',fl SIDP. VI1ZW' ltfl'~tiA U .Y ILI.UkllH A'tED $1flt{ c-A I1 I~tL'~T WITtl it. OLYilZD klLrTA L ,'':',,.:. ,,,'JJj 'Il': , :t: FRoNr..IGE SIGNS FI!NCTIDI~t Gat~..ay to cnmnnmtO, adwrthing Continental Ranch and ~NTffl': Fa.fl4) ala.g b IA Roa~L FORI.[~ 2' Slucao~d ptllau .'~d~ r~ctn.&.,~lnr ~: Sign pa.d approxlmatdy JO' high and 14.~' Idd~. ~TERI.~ Sl.cco flnlJh re,er steel i.t~r, al ~ Sit drmrt.gfor ~antplt LOCATIOn: tl'ltht,~ JOO fl afl-lO Fro.tap GASOIL][NE JAJOIt'TI]NANT' IqIONT VIHW MA{UHFI'Y MARK~TIHQ D£V{Cli ~ta{ R~ch ~{te, Copy Corot; ~nt~,ntal R~c~ , a~e conH~iency, ~e have ae}tcled a ~ady a~tla~t~/mm caac. , youT~ 5e~ d~w~g/or Jam~lt ~ATJOH; Corta~ ~ood a~ ~tc~late ), .AHD~AP;t ~er ~Jcopl p}~ ga /ltl HEIQIIBORllOOD MARK£TIHU DE¥IGE, FUHCTiOHt ~enll/lel Helghborhood and FOR~ Y~rUcal ~ct~lar pylon ~l~h m~age DiMEHSIOH$~ IO'-O" hfgh x 5"2" ~de z ~med~um d~nJlly overlay A~m~um mo~C~g Top Color Oa~ Coflf~al iddle Color fl~: Con~f~ial Ranch Btlg~. Bottom Co/or Ba~i Con[h~nzal Ranch Rm~ ~go ~ A ~ne Humber~ Con/~n~al R~ch ~/td. All O~fr Copy: ConUntntal fl~ch ~t [ormula, Helph~ a~ ~uf~er coJor lfl[ormeHon ~bJtct lo TY~RAPtlY~ ~/V~UaJ Iago* and ~bjtcl Io'a~L Ail o~er toga t~d copy lo ~ Cen~u~ ~o[~k ao~ 3He pre.re LAYOUTj ~bJ~cl Ia appm~J. Copy arf~ flog lo exceed 3~iJ· high z 3'-d~ ~idt, See ~H~ALLATIOH: Wo~ ~Jia ~to Dir~ ~ck/~][ac~ep~ab~l c~c~f~ ~e/grrgd. ILLU~I~A~IO~i cover or p~thgs to mlfllmtz~ spr~nkl~r ove~y, I.e., l~zes, S~eet Vlote~s, G~ Mom~g a~o~. Drtp Continental Rnnc CATALI ESTATES £L£GAi~rr CUSTO~ FROM TIiE $90's 007' ~MEH~ONS: lOgO" high z ~ ~. z d" ~COR~ Top Color ~ C~t~nt=l ~dle Color B~s ,tgd, Bottom Color Bo~, Cofl;~en~al ,~t. Logo T~d & ~nt Humeri Co~l~entQI ~g~4 w~or ~Gt ~ ~. Cont~ntal R~ch ~nl [ermu~a, Co~l~el~ YrOGRApJ(~ All copy ts C(ntu~ S~ol~ok ~ j~i pre~ri ztnlli~, v~yk ~YOUT~ ~blsct to a~m~k Copy oreo ~=[o ~zceed 3~Jl. high X 3'-4' ~.. See LLU~IHA~OHz owr or pl~t~g~ 'I' Continental Ranch '~HOYfE LOTS: ~rom $37,000 :" :, "/A\ ^MER,oA. · ] . · CONTINENTAL 345-0077 J QUAHT~[; ~e (I) per ;;reel FO~ Y,~lc~l r~ctan~l~r pylon ~llh ~l~: l/J~ ~midiu~ d~n*llF overlay A~m~um m~t~g b~ckcl. COLORS~ Top Color ~a~: Coat,entel ~l~dlc Color Ba~s Conl~nZa~ ~anch ~elge. aatlom Color a~: Confrontal Ranch R~L Logo ~ A Phon~ Humber; ~ch ~/ormula. t~nJz, AZ 13001 TYP~A~ItYj l~lvtduaJ logo G~ (y~gru~y ~b~ccl lO a~L Afl alh~r copy Cenlu~ LAYOUT~ ~bJeci Io epp~l. Copy ar~a no~ lo exceed ~'-3" hfgh x 3'-~' ~[de. Sec L~A TIOHI ~lzide rlghl~[-~a~ perpendlcular ILLUHIHATIO~t Hone. Aiom~ng ~[ory, Drfp Jrrtg~llon. Con'ttncntM Ranch cus oM.- _L HOIY~ LOT-a 'f $3%000 ..... [:~'~Lc:~ ...... 345-007 /- $1Cilf ~¥Pg PUBLIC FRCILIT¥ OR AMEHIT¥ IHFOIIHA TIOH DE¥1C£ FUHCT~O~H~s Jdenli/ies a parcel dg~lcoied Io pubf~¢ or Comm~hy ~ (I.e, C~urc~, 5c~ ~ccr~aHo~ FaclHty~ FOR~ Ver~co( r~cl~lar pylon ~l~h Alum~um m~l~g b~cke~. Top Color B~ Con;~;n~l ~onch dte Co;or ~; Coni~;nl=l Rnnch Belot. ~oHom Color B~; Co~;~;nl~l R~nch R~ch ~1~.. All Oth*r Copy~ Cont~ntat Ronch s~gie ~or Ihal has ~l Con;~cnlal Ranch ~ln( [o~u;a. Conlach t~enlz~ AZ ~OOi TY?OGRAPllY~ Ali copy Ciniu~ $chool~ok ~ JMe P~r~ ~gnsl/iw v~yL Art :ub/~ct L~A~OHz ~t*~e rfght~[-vay; prrpendfcutar IH~ALLA~OH~ Wo~ ~stz ~to D~L ~ck/lll ~c~epgabl~l concrete ILLUMIHATIOH~ Hone. cover or p~;~gl Io m~mlz, zpr~kler Mo~g O~o~. Drip Irrfo~llon. Co~tlnentaI Ranch FUTURE SCHOOL SITE t t- 1 I · ! I FORMt Ve~fcal reclan~lar pylon ~Uh mtJ~oge COLOR~ Top Color D~l Conlin~nlol Ranch flu:~ L~o ~ & ~ne ~umbert Conltn~nial R~ch ~IIL. All O~ar Cop~t ConHntn[al R~ch To a~rd conafJIdncy, ~1 {d02]149-5424 . TYPOG~APIIY~'Ail copy C~n~u~ ~o~ 3Me p~ a~nstllv, v~yl. Ar{ jub/~cl to appm~L LAYOUTi See d~ing/or $ampl. lapul, 'L~A T!ON~ ~lafde Hghl~/-~a~ p~rpendtcular ~LUMIHA~O~I Hone, cover or pint,ga lo minimize s~fnkl~r ova~y, I,L, lH~es, ~eet YlolttJ. ContlnentM Ranch- ~- PAI~oOH lfOMgS [71 PULTE HOMES AM ER ICAH '. UDOH05~ US I IOM E ;.1 ~ATIIFIHDiti~ FUHC~OH~ Q~lo Imam* Io lead wh/cu[ar qUAHT~Yt A~ needed, FO~H~ Vertical re~l~gular pylan. ~lai Ranc~ RuII color ~ located TYPO~A PtIYi ~a LA YOUT~ ~a JH~ALLATJOHI Pos~ 1o ~ ~tall~d .1 .... Addition to Continental Ranch Sign Guidelines.. The freeway signage system guidelines have been carefully designed to create a "Gateway image" hat will contribute to the vitality and valUe of the development. These signs are to be used only along Interstate-10 and Cortaro Road. They will be internally lit and will utilize colors that are in harmony with desert tones. ConcePtual design of these signs are illustrated in the attached exhibits. Final design and exact area of coverage will be determined at the time of permitting. Similar designs have been used at other projects within Arizona. These signs can also be designed, in an aesthetic manner, to incorporate cellular towers, which when standing alone are not aesthetically pleasing. Photographs of examples of signs from the Scottsdale Pavilions are enclosed as illustrations. Permitted'Signs: A max/mum of four Freeway Monument Signs shall be permit'ted within 500 feet of 1-10 or Cortaro Road within the Freeway Commercial Parcels (Parcels 53, 63, 64, 65 and 66). Freeway Monument Signs shall be no taller than Sixty-five (65) feet and will identify the development and its tenants to travelers on the outskirts of the development. A max/mum of four Frontage Signs shall be permirted east of the Santa Cruz River. Frontage Signs shall be no taller than forty (40) feet and shall be located within 300 feet of the Frontage Road or major arterial. Rev. 10/96 VI-33a DESIGN REVIEW 1. Purpose These Design Guidelines have been adopted to ensure that Continental Ranch develops in a consistent manner. The ARC should review all proposals for construction and ensure that such proposals meet the intent not only of the Guidelines, but the development philosophy of the Continental Ranch community. The ARC also has the authority to interpret the Guidelines in the event the Guidelines may not be explicit in a particular situation. The Committee may also amend the Guidelines. Refer to project CC & R's for a detailed description of the ARC structure. Rev. 10/96; I1/98 Pre-design Meeting Prior to preparing plans for any proposed improvements, it is strongly recommended that an owner and/or his or her architect meet with a member or members of the ARC to discuss proposed plans. The intent of this informal meeting is to offer guidance prior to the preparation of preliminary plans. Fees Review fees may be established on a proposal by proposal basis depending upon the scale, scope and complexity of the associated review process. Submittal of Plans Plans and specifications should be submitted to the ARC in accordance with the CC & R's and as generally described below. Review of Plans The ARC should conduct reviews of residential, commercial and industrial plans during regular meetings or at such other times as deemed appropriate. Prelimirmry Submittal The preliminary plans, including all of the exhibits described below, are to be submitted after the pre-design meeting. VI-34 7. Preliminary submittal package should consist of the following items: a) Site plan at appropriate scale showing the location of buildings, building envelope, the residence and ali buildings or other major structures, driveway, and parking areas, and a grading plan, including existing and proposed topography. b) Roof plan and floor plans'(at no less than 1/8" --1 '0") c) Exterior elevations (ail) with both existing and proposed grade lines at same scale as floor plans. d) Indication of all exterior materials and colors. e) Any other drawings, materials or samples requested by the ARC. To assist in evaluation of the preliminary plans, the ARC may request preliminary staking of the locations of the coruers of the residence or major improvement and at such other locations as the ARC may request. Final Submittal and Review b) c) d) After preliminary approval is obtained the ARC may require the following documents to be submitted for final approval prior to any o ' ,~ oradm~ or construction: a) Site plan showing the location of the building, building envelope, the residence and all buildings or other major structures, driveway and parking areas, a grading plan, including existing and proposed topography, utility connections, and finished floor elevations, including garage. Roof plan and floor plans (at no less than 1/8" = 1'0"). Samples of all exterior materials and/or colors. Exterior elevations. e) Complete landscape plan, on same scale as site plan, showing: areas to be irrigated if any, proposed plants and sizes thereof; driveway, retain,age, decorative features, etc., if not shown elsewhere on architectural plans; and an indication of the area wherein storage of materials and debris w/II be confined. VI-35 10. 11. Engineering certification of foundations and the securing of a building permit is the responsibility of the owner and/or builder. Construction documents (working drawings and specifications) are to be in accordance with the final design and plans approved by the ARC. Clearing, grading, or construction should not commence until all of the above requirements are satisfied. g) If a response is not received within forty-five days, the plans should receive automatic approval. Subsequent Changes Additional construction, landscaping, or other improvements and/or any changes after completion-of an approved structure must be submitted to the ARC for approval prior to making such changes and/or additions. Resubmittal of Plans In the event of any disapproval by the ARC of either a preliminary or a f'mal submission, a resubmission of the plans should follow the sa.me procedure as an original submittal. Inspection of Work in Progress The ARC may inspect all work in progress and give notice of noncompliance. Absence of such inspection and notification during the construction period does not constitute either approval of the ARC with work in progress or compliance with these Design Guidelines or the Declaration. Completed Work UtSon completion of any residence or other improvement for which final approval was given by the ARC, the owner should give written notice of completion to the ARC. Within such reasonable time after receipt of written notice, a representative from the ARC may inspect the residence and/or improvements. If it is found that such work was not done in strict compliance with the final plan approved by the ARC, it should notify the owner in writing of such non-compliance. VI-36 12. Non-waiver The approval by the ARC of any plans, drawings, or specifications for any work done or proposed, or in connection with any othe~ matter requiring the approval of the ARC under the Design Guidelines or the Declaration, including a waiver by the ARC should not be deemed to constitute a waiver of any right to withhold approval as to any similar plan, drawing, specification, or matter whenever subsequently or additionally submitted for approval. 13. Right to Waiver The ARC reserves the right to waive or vary any of the procedures or standards set forth herein at its discretion, for good cause shown. G. CONSTRUCTION REGULATIONS 1. Construction Trailers, Portable Field Office, Etc. Any owner or builder who desires to bring a construction trailer, field office, or the like to the Continental Ranch community, should first apply for and obtain written approval from the ARC. The ARC will work closely with the owner or builder to determine the best possible location. Such temporary structures should be located only in a location approved by the ARC and should be removed upon completion of construction. 2. Debris and Trash Removal Owners and builders should clean up all trash and debris on the construction site at the end of each day. Trash and debris should be removed from each construction site approximately once a week for delivery to a dump site located off the project. Lightweight material, packaging, and other items, should be covered or weighted d6wn to prevent wind from blowing such materials off the construction site. Owners and builders are prohibited from dumping, burying, or burning trash anywhere on the lot except in areas, if any, expressly designated by the ARC. During the construction period, each construction site should be kept neat and should be properly policed to prevent it from becoming a public eyesore, or affecting other lots and any open space, Rev. 10/96 VI-37 3. Vehicles and Parking Areas Construction crews will not park on, or otherwise use, other lots, open space, drainageways, the floodway or linear park. All vehicles will be parked so as not to inhibit traffic, and within designated areas. Conservation of Landscaping Materials Lots west of Silverbell Road contain native plants and other natural landscaping materials that should be protected during construction, including topsoil, rock outcroppings and boulders, and plant materials. Materials that cannot be removed should be marked and protected by flagging, fencing or barriers. The ARC should have the right but not the obligation to flag major terrain features or plants which are found to be fenced off for protection during construction. Any trees or branches removed during construction must be promptly cleaned up and removed from the construction site. Restoration or Repair of Other Property Damage and scarring to other property, including, but not limited to, open space, other lots, roads, driveways, and/or other improvements will not be permkred. If any such damage occurs, it must be repaired and/or restored promptly at the expense of the person causing the damage or the owner of the lot. Construction Access The only approved constructed access during the time a residence or other improvements are being built will be over the approved driveway for the lot un/ess the ARC approves an alternative access point. VI-38 VII. SPECIFIC PLAN IkM~LEMENTATION A. PUPdPOSE Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein. This chapter includes a Phasing Plan for the development of the proposed planning areas which define the type, location, intensity and timing of development. Implementation of the plan will further be carried out by a method of site plan review as outlined in this chapter, Section C. This chapter also contains a monitoring program presented so that the Town may track the progress of the Specific Plan development and monitor associated improvements. Other information covered in this chapter pertains to general administration, subdivision, amendment procedures, and the linkage between these elements. In addition to site plan review, the Continental Ranch Specific Plan shall be implemented through the subdivision process. Concurrent with Specific Plan processing, will be submittal of tentative plats where properties are to be separately f-manced, sold, leased or otherwise conveyed. The subdivision process will allow for the creation of lots as tentative plat maps which will allow for implementation of the project phasing. The interrelationship of the Specific Plan and implementation components are diagramed on page VII-2. PHASING PLAN The Continental Ranch Specific Plan will generally be developed in four phases as indicated on page VII-3. This will allow an adequate level of infrastructure to be built to accommodate the development in each phase. Attention has also been placed on market considerations in order to stagger the introduction of a variety of units into the housing market. In preparing the phasing plan for this development, certain assumptions have been made. These include: 1) The rate of growth for this project will remain consistent and as calculated,' 2) The rate of growth of other regional projects which were used in assessing accumulative impacts, on phased infrastructure and services, will remain consistent and as calculated, and 3) The market need for proposed residential product type and mix will remain the same throughout the phasing period. These assumptions are necessary to establish a phasing plan for the proposed development scenario. However, if any of these assumptions change during the project build-out time, the Phasing Plan and Town monitoring program must be flexible enough to make adjustments in corresponding infrastructure and service requirements. The first phase (Exhibit VII-3) provides the initial backbone of the project. It is during this phase that a significant level of infrastructure for the project will be completed. The eastern terminus of Twin Peaks Road will be designed and installed with an adequate turn-around. This phase is composed of twenty~nine planning areas; eighteen residential developments, five commercial sites, three school sites and three recreational facilities. The second phase provides for the additional infrastructure needed to support twenty-three planning areas, seventeen residential developments, one commercial site, three school sites and two recreational facilities. The third phase will provide for six planning areas, five residential developments and one school Phase Four includes commercial, industrial and recreation-oriented uses which are adjacent to existing plat-ted or zoned compatible uses. It is the primary intention of the phasing plan to relate infrastructure requirements to proposed development. While a sequence is implied, there is nothing in this plan to preclude a different order of development, or even a different combination of sub-phases, so long as the related infrastructure is adequately in place. The Specific Plan provides for this flexibility because the actual sequence of development may be affected by numerous factors not now predictable. The master developer will coordinate and participate with other affected property owners and public agencies to effectuate the completion of Twin Peaks Road from the west bank of the Santa Cruz River to access 1-10. Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessary to meet the requirements of the phased build-out of the project. Phase VII-4 indicates the proposed phasing of the infrastructure. The Monitoring Program relates that to each phase. Rev. ll/98 LAND USE PHASING PLAN ' I I xhibit VII-3 0° 2000' ~OOO' 6OOO' HASE- 2 %. , PHASE-4 ,/ INTERIM SEWER LIFT STATION PHASE I,.¢. PHASE PHASE 3 ,¢ AS'E. 4 // LEGEND WATER MAIN i- GRAVITY SEWER MAIN INFRASTRUC,-'I':.URE PHASING PLAN. I I I~l[][] PRESSURE SEWER MAIN PERMANENT PUMP STATION PLAN BOUNDARY .PHASING BOUNDARY: TO ROAD 'TP, EA.T~ENTPLANT Exhibit VII-4 PHASE 4 ~_,_~ ~__n_E~~ O' 2000~ 4000' 6000' C. TRANSFER OF DENSITY To ensure the orderly growth of a well-balanced community, the designated planning areas within the Continental Ranch Specific Plan shall be developed at densities consistent with or less than the designated density ranges except as provided for in a density transfer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of final road alignments and drainageways will occur during technical refinements in the tentative plat map process and shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area will not thereby be affected. The Continental Ranch Specific Plan residential dwelling unit maximum shall be 9,434 dwelling units. A transfer of residential density from one residential planning area to another residential area may be permitted within the Specific Plan in accordance with the following provisions: In no case shall transfers of dwelling units result in: 2. 3. 4. Exceeding the overall plan capacity of 9,434 dwelling units. Allocating excess units outside of the planning area. A change in the density classification range. Exceeding the capacity of the circulation system or other public facilities as established for the Specific Plan area. At the time of approval of the respective tentative plats by the Planning Commission, a revised Specific Plan map and planning area summary shall be submitted for all transfers of density. Said map and table shall also indicate the remaining number of units, if any, that may be accommodated without exceeding the maximum density cap. Said exhibit and table shall be dated accordingly. Transfers of density will be reviewed for conformance with this Specific Plan. SITE PLAN REVIEW PROCEDURES The Specific Plan shall be implemented through a method of site plan review. A site plan shall be required for all development within the Specific Plan area requiring a building permit. The tentative plats may be processed independent of the site plan review procedures. Site plan review will not be required for interior alterations where there is no square footage increase or use intensification. Rev. 11/98 VII-5 All proposed projects within the Specific Plan area shall be required to have an approved plan prior to issuance of building permits or concurrent with subdivisions, conditional use permits or any other municipal permit for the property. The plan review procedure is necessary for the following reasons: .- To ensure consistency with the Specific Plan, the General Plan and all implementing ordinances. To promote the highest contemporary standards of site design. To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan and conform development to the General Plan and implementing ordinances. To facilitate complete documentation of land use entitlement authorized and conditions pertinent thereto. To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. Exemptions The following is a list of activities which are exempt from the Site Plan Review process. This list is not all-inclusive. The Planning Director may exempt other special activities not covered by this example listing. All interior changes, alterations, construction Repainting Reglazing, new mullions Re-landscaping of existing structure Re-roof'mg with similar roofing materials Minor exterior repairs Demolition Exterior mechanical (heating, air conditioning, water heater, etc.) Procedures Site Plans, which contain plans, drawings, illustrations, design, reports and other derailed information as required herein, shall be submitted to the Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment by the Town Manager prior to the final preparation of a site plan. Comments from other departments and service agencies shall be sought by the staff prior to preparing a recommendation on the finalized site plan. VII-6 Applicants should insure that they have obtained a copy for the design guidelines contained within the Specific Plan. This will assist the developer in achieving consistency with the Specific Plan and generally facilitate a quality project. Upon determination that the site plan complies with the provisions of the Specific Plan and the review factors described in the design guidelines, the Staff shall prepare a staff report with recommendations which shall be submitted along with the site plan to the Planning Commission at the earliest possible regular meeting. The Planning Commission shall approve, conditionally approve, or if not consistent with the Specific Plan, modify or deny the site plan. Revisions Revisions that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Town Manager. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission. Requirements for Site Plan A site plan shall consist of plans, drawings, illustrations, and designs, and any other detailed information as required to determine compliance with the provisions of the Specific Plan and responsiveness to design guidelines. The following list of plans and information is required: 2. 3. 4. 5. 6. Assessor's parcel(s) numbers. Area and dimensions of the property. Vicinity map indicating project location. North Arrow/Scale. All applicable tentative plat maps. A physical description of the site, including boundaries, easements, existing topography, natural features, existing buildings; structures and utilities. Location, grade widths and types of improvements proposed for all streets. A site plan showing location of all structures, landscape and hardscape areas, parking areas, walks, internal circulation, access, adjacent streets, sign type and placement and fence/wall type and placement. VII-7 I1. 12. Building elevations. Description of the extent to which design guidelines have been used in the plan and a statement documenting Specific Plan consistency. A tabulation of square footage, area devoted to parking, parking spaces, landscape coverage, building coverage and heights. Such application and environmental assessment forms as are provided by the staff. Mandatory Findings for Approval of a Site Plan The Planning Commission shall make the following written findings before approval or conditionally approving any Site Plan. The proposed project is compatible with other projects within the Specific Plan area. The plan will not have an adverse impact on the public health, safety, interest, convenience or general welfare. The Site Plan is compatible with the regulations and design guidelines of the Continental Ranch Specific Plan and the Site Plan conforms to the General Plan and implementing ordinances. Certain changes to explicit provisions in the Specific Plan may be made administratively by the Town Manager, subject to appeal to the Planning Commission and, subsequently, the Town Council. ao The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines. Changes to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts or the Plan. The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. F. SUBDIVISION The Town of Marana subdivision ordinance shall apply to all development within the Specific Plan area required to obtain approval of subdivision plats where properties are to be separately financed, sold, leased or otherwise conveyed. The subdivision process will allow for the creation of lots as tentative plat maps which will allow for implementation of the phasing plan. The review and approval of subdivision plats would set forth the various conditions necessary to ensure the improvement of streets, utilities, drainage features, and other ser{,ice requirements specified by the Town. VII-8 TRAFFIC IMPACT ANALYSIS FOR PROPERTIES ALONG 1-10 FRONTAGE ROAD - ADMINISTRATIVE PROCEDURE Pursuant to adopted amendments to the Specific Plan which delete the construction of Continental Lin.ks Drive from the roadway system serving the Specific Plan area, development plan or plat approval for property directly served by the west 1-10 frontage road between Arizona Pavilions and Twin Peaks Road, will be contingent upon a demonstration by the applicant that traffic generation and impacts will be consistent with the findings of the Continental Ranch Specific Plan Amendment Traffic and Circulation Analysis, September 1998. Total traffic impact should be substantially the same or less than the impacts identified in the above referenced study. If the land uses proposed under a development plan or plat result in higher typical trip generation rates than those contemplated overall in the above referenced study, an analysis will be submitted documenting the relatively higher trip generation and the overall impacts of the increased traffic on the Continental Ranch circulation system. The analysis, its recommendations, including any suggested improvements, shall be subject to approval by the Mayor and Council. Trip generation rates used to determine impacts from proposed development will be taken from the most current edition of the ITE trip generation manual, or by locally prepared trip generation studies, which are acceptable to the Town of Marana. Rev. 11/98 VII-9 VIII Appendix Legal Descriptions Rev. 7/96. 11/98,4/02. 12/02 VII-1 oup CONTINENTAL 'RANCH SPECIFIC PLAN That portion of Sections 16, 17, 20, 21, 2Z,. 26, 27, 28, 34 and 35, Township 12 South, Range 12 East, G~ & S.R.B. & M., Pima County, Arizona, described as follows' BEGINNING at the Southeast corner of the said S6ction 17; I~qENCE H 00°38'47'' W,-along the East line of the said Section 17, a distance of 2,641.14 feet to the East One-Quarter (E l/4) corner; THENCE along the boundary' of La Puerta Del Notre, as recorded in Book. of Maps and Plats at Page 76, Pima County Recorder's Offic-=,' the following courses and distances: S 8g°19'49'' W, 43.28 feet; N 64°28'14'' W, 1,423.12 feet; S 00°31'34'' E, 62B.S2 feet; S 00°35'16" E, 883..12 feet; THENCE S 8g°Z7'25'' W, 1,37_2.~7 f~et to the West line of the Southe~ One-quarter (SE l/~l of the said Section 17;' THENCE It 00°3l'46'' W, along the said West line, a distanc~ of 880.1I feet to the Northwest corner of the said Southeast One-quarter (SE 1/4); THENCE N 00°3l'04'' ~, 66t.07 feet to the Southeast corner of the North. e~st One-Quarter (NE 1./4) of the Southe~'st One-quarter (SE l/4) of the west One-Quarter (NW 1/4); THENCE S 89°19'48" W, 659.91 feet to the Southwest corner of the said Northeast On,-Quarter (NE 1/4); THENCE N 00°32'08'' W, 1,222.02 feet to the Northwest corner of the Southeast One-Qu~r~er (SE t/4) of the Northeast One-Qu~rtmr (NE 1/4). of th~ Northwest On,-Quarter (NW 1/4); THENCE N 8g*19'08" E, 660.32 feet to the Northeast corner of the said Southeast One-Quarm~r (S~ 1/4);. I%{EBCE S 00°3t'04" E, 6~.07 f~e_t im the' Northwest corner of the Sout~ O~e-Half (S l/~) of the Northeast One-Quarter (N~ l/4); ~{EItC5 N Bg°Z1''50" E, 2,643.17 feet tm the Northeast corner of South One-H~If.(S L rou THENCE N 89°21'50'' E, 53.64 feet to the Westerly right-of-way line of the Santa Cruz River Channel; 1-HENCE along :he said right-of-waY line, the following courses and distanc~_s: S 47°07'51'' E, 145.25 feet to a point.of curvature of a tangent curve, concave to the Southwest; Southeasterly, along the arc of said curve, to the ri'ght, having a radius Of t£,965.00 feet and a central angle of 0t3~12'07'' for . = = point of compound curvature an arc distanc~ of 2,987 39 ,e.t to a . of a tangent curve, concave to the Southwest; Southeasterly, along the arc of said curve, to the right, having a radius of 10,830.00 feet and a central angle of 007°31 '53" for an arc distance of 1,423.58 feet to a point of tangency; S 26°23'50" E, 6,047.10 feet to a point of curvature of a tangent curve, concave to the Southwest; Southeasterly, along the arc of said curve, ts the right, having a radius of I2,130.00 feet and a central angle of 004°-~5'22'' for 'an arc distance of 97l'.6-~ feet to a point of reverse Curvature of a t~nge,nt curve', concave to the Northeas:; Southeasterly, along the arc of said curve, to the left,' having a wadius of 5,880I00 feet and a central angle of 023=50'34'' for an arc distance of Z,~46.$7 feet t~ a point of compound curvature of a tangent curve, copcave to the Northeast; Southeast:-rly, along the arc of said curve, to the left, having ,e_t and a radius of 8,13'4.09 "': central angl: of 008"52;'43" for ~n arc distance of 1,Z74.58 feet to a non-t~ngent line; S 49009'45'' E, 1,017.$4 feet; S ~2°51'33" E, 518.38 feet; S 40°31'07" W, 45.85 feet to a point on the arc of a non-t~ngen~ c:r~e, concave to the Northeast, a radial line of said curve 'through said point having, a bearing of S 26°47'02'' W; Sou~he~s~rlY, ~long ~he ~rc of s~id cu~e, t~ ~e left, having a r~dius of ~,434..Z7 fee% and & c~:r~l angle of 003'16'55" for an ~rc dis:nc~ of 1,.342.~3 fee% :'~ point S 56~29'53'' E, 331.63 feet; S 33°3.0'07'' W, 126.31 feet; S 56°29'53'' E,. 450]00 feet; N 33":'30'07" E, lO0.O0 feet;. S 56°29'53" E, 78.03 feet to a point of curvature of a tangent curve, concave, to the Southwest; Southeasterly, along the arc of.said curve, to the right, having a radius of 2,450.00 feet and a central angle of 023°48'26'' for an arc distance of l,OlB.Ol feet tO the South line of the North One-Half (N l/2) of the Northwest One-Quarter (NW 1/4) of. Section'35; ~IdENCE S 89°28'15'' W~ along the said South line, a distance of 1,155.18 feet to the Southwest corner of the said North One-Half (N llqE~;CE S Ol°Ol'O0" E, along the West line of the said Section 35, a distance of 1,31'4.93 fee: to the One-Quarter common to Sections 34 and 35; THENCE S 89°31'£E)'' W, along the East-West Mid-Section line of the said SectiOn 34, a distance of t,513.15 feet to the Westerly right.-of-way line of Cor~ro THENCE S 33°30'07'' W, along the said right-of-waY line, a distance of 594.57 feet toga point on the arc of a non-tangent curve, concave to the Southeast, a radial line of said curve .through said point having a.be~ring of N 52=43'16" W; THENCE Southwesterly, along the said right-of-waY line, along the arc of said curve, to the left, having a radius of 11,509.16 feet and a angle of'OOl°Ol'49" for an arc distance of 206.97 feet to the' South line of the North One-Half (N l/2) of the Northwest One-Quarter (NW 1/4) of the Southeast One-Quarter (SE. 1/4) ;~ THENCE S 89:32'10'' W, :_long the s~id South line, ~ distant-: of 67,2.62 feel tJ~ the Southwest corner of. the s~id North One-Half (N l/2); THF.~CE I'; 00°49,49'' W, along the West line of the said North One-Half (N l/Z), a distance of 393.70 feet to a .line 264.00 feet south of and papal, lei with the East-West .Mid-Section line; lt(~I~CE'S Bg°31'2B'' W,' ~lo'ng~ the s~id parallel line, a distancm'of 656.51 f~t t~ the E~st line of the West One-Half (W 1/2) of the Northeast One-quarter ()[E l/4) of the Southwest One-quarter (SW 1/4); ._ Group THENCE N 00°45'46'' W, along the' said E~st line, a distance of 254.00' 'feet to the E~st-West Mid-Section line; THENCE S 89°31'2B'' W, along the said line, a distance of 656.Z0 feet %0 the Southeast comer'of the Wes~ One-Half (W l/2) of %he Nor%hw~s~ One- quar:er (NH l/4); THENCE N 00:57'23" W, along the East line of the said West One-Half (~ 1/2), a dis%ante of 2,649.02 feet to ~he South line of Sec%ion THENCE S 89%6'38" W, along %he said Sou~h line, a distance of 1,28~ O0 fee% ~o a l~ne 30.00 feet east of and p&rallel with the West line of %he sai.d Section 27l ~ENCE N 00:33'36" W, along the said p~r~ll~l lin~, a dis=ance .~,150.15 fe~t %o a point on %he ~rc of a non-~angent cu~e, concave to the Northeast, ~ radial line of said curve though said point h~ving a bearing of S 52:32'4t" l,I, s:id point being oo the Southwesterly right-of-waY line .of %he realigned Silverbell Road; ~ENCE along th~ said r~gh%-of'way line, %h~ following cours~ and distanceS:No~hwes%erly, ~long the arc of said cu~e, to the right, havi~g a r~diu's of 4,040.00 fee% and a ce~:ral &ngle of 007~16'28'' for an ~rc die.rice of 51Z.93'fee% to 'a po.in: o~ ~9ency; N 30:10'5l" W, 803.80 feet to a poin~ of cu~'ature of :.t~ngent curve, centare to %he Sou%hwes:; Northwesterly, along the arc of s~id cu~e, to the left', having a rsdius of l,]O0.O0 feet and a cenZr:l ~ngle of 045:03'13" for an a~ dis~nc~ of 864.97 feet %o.~ p~int of ~ngency~ N 75:14;04" W, 238.33' feet; ~CE S 07%2'53" W, 359.93 feet; ~CE N 59%3'39" W, ~3.30 feet ~ ~he Sou~h line of the No~h One- Half (N l/Z) of :he No~he~s: One~Qua~r (~5 1/4} of Section ~ENCE S 89"0B'35" W, Along the 'ssid South line,' a die.nee of 296.10 fee= to .~ line 30.00 feet. e~$: of and p~ilei fth :he W~: line of the said f4or=h. On~Half (N oVVro u% 714ENCE N 00°43'01'' W, along the said parallel line, a distance of 220.7T feet to a point on the arc of a non-tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 17°~-5'13'' W, said point being on the Southwesterly right-of-way line of the ~ealigned Silverbell Road; · THENCE along the said right-of-way line, the following courses and distances:' NorthwesTerly, along the arc of said curve, to the right, having a radius of lO,100.00 feet and a central angle of Oll°03'30'' for an arc dis:ance of ],949.33 feet to a point of tangency; N 61°3T'17'' W, ?._,125.60 feet to'a point of,curvmture of a ~angent curve, concave to the Northeast; Nor:hwesterly, alomg the-arc of Staid curve, to :he right, having a radius of 3,3'00.00 feet and a c~-n:ral angle of 035°57'26" for an arc diet.ante of 2,070.99 feet to a point of tangencY, N Z5°33'31" ~, 520.09 feet; 71qE~tCE N 54°26'09" E, 200]00 fee~ to a poin~ on the arc of a non-tangent cur~e, concave to %he Sou%hwes:, a radial line of said curve through said poin~ having a bearing of N 6&°26'09'' E, said. point being on :he Easterly right-of-way line of ~he realigned Silverbell Road; THENCE along ~he said right-of-way ~ine, the following, courses and distances: Northwesterly, along the arc of said ~e, to ~e left, having a radius of 1, 00.00 fee: and a cen:ral a~gle of 022:11 '42" for a~ arc 'dis:nc4e of ~2.33 feet ~o a.point of revers~ cu~a:ure of a t&ngent cu~e, concave to the Eas=; Northerly,. Btong ~a arc of s~id cu~e, to the right, having a radius of 50.00 feet and .a c~n=r~l angle of 086:t4'36'' for an arc distanc~ of 75.26 feet ~ a point of ~mgency; N 3B~'03" E, 259.45 feet to a point of cu~atu~ of a ~ngent curve', concsve to ~e 'WeSt; ~;o~herly, alomg the a~ of said cu~e, ~ ~e left, having a radius of 1,545.00 fee: and a c~tral angle of ~8~52'~" for an ~ die,rice of 1,3~7.97 feet ~ a point of :regency; N 10°23'32'' W,'596.70 fees to she IIorth line of Sec%ion 20; TIqENCE N 89°2?'35'' E, along the said ~lorS'h line, a distance of £,331.74 feet to the POINT OF BEGINNING. Containing 1,675 acres~ more or less. TOGETHER WITH that porSion of Section 16, To,ship 12 Sou~h, Range 12 G. & S.R.B. & ~4., Pima CounSS, Arizona, described as follows: C~MENCiNG a% the Northwest co~er of said Sec:ion 16; THENCE N 89~29'28'' E, along the North line of said Section t6, a disSance of 525.00 fee~ to ~h~ POINT OF BEGiNNZNG; THENCE N 89~29'28'' E, along said North line, a dis:anEe o¢ fee% :o ~he Southwes% righT-of-way.line of ln%ers%~e lO;' THENCE S 45~24'lO'' E, ~long said SouThwest right-of-waY line, a distance of 628.40 ~ENCE S 42~55'58'' E, along said Southwest ~igh%-of-way line, ~ ~ One-qu~rtmr (NW l/4) of said of 91.58 fees ~o the Eas% line of the Nor~hweS~ Sec%ion 16;' - , s~id East 'lin=, a dis%znce of 950.18 feet ~ENCE S 00050'32" E ~long 2 ......: to the SouShwes%, a . non-~ngent curve, uu~:-- · to a point on the arc of &~. .... ~ -oint h~ving ~ bearing of N 39?5'44" r~di~l line of s~id curve ~nrougn :?,~ _T .~ _. .... ~: n¢ %he San%z s~id point being on Sh~ Nor%heas:mr;Y mgn~-oT--:~ River Channel; ~ENCE No~hwesSmrly, ~long s~id right-of-WaY line, along %he arc of s~id curve, ~o ~e'l~ft, h&ving.a r~dius of 13,679.32.fee: ~nd a cenSr~l angle of OlO030'05" for ~n ~r: diss~nce of 2,507.20 feet to ~ non- ~ngenS 1 i ~CE N 33=45,32" W,. ~long s~id right-ofrwaY line, 60.00 feet the POINT OF BEgINnING. ~nt~ining 30.65 acres, more or lass- TOG~ WI~ thst po~ion of Section 16, ~o~shi~ 12 S~uth, Range ~. & $.R.B. & M., Pin& County, Arizona, ~m~c~bed as fol%ows: .rou THENCE S 8g°40'08" W, along the South line of said Section 16, a distance of 129.33 feet to the Northerly right-of-way line of the Santa Cruz River Channel; .THENCE N 24°22'27" W, along said Northeasterly right-of-way line, 1,462.63 feet to a point of curvat,~re of a tangent curve, concave to the Southwest; THENCE Northwesterly, .along said Northeast~-rtY right-of-way line, along the arc of said curve, :o.the i'eft, having a radius of 6,475.00~feet and a central angle of 013°27'40'' for an arc distance of 1,521.25 feet to a non-tangent line, said line being the North line of the Southeast One- Quarter (SE 1/4) of said Section 16; THENCE N 89°36'14'' E, along said North line, a distance of 496.75 feet to the Southwes: right-of-waY line of Interstate lO; ~-IqENCE S 3~°02'19" E, along s~id Southwest right-of-way line, a distance ' of ~,730.73 feet to the East line 'of said Section 16; THENCE S 01°15'09" E, along"said East line, a distance of 1,217.7] feet to the POINT OF BEG!NNZNG. TOGEitqER ~I~ that potion of Section ZZ, Township lZ South, Range 12 East, G. & S.R.B. & M., Pim~ County,-Arizona, described ~s follows' COMMENCING at the Sou~wes% corner of th~ Northwest One-Qu~r (NW l/4) of said Section 16~ .' THENCE N 89~3S'30'' E, along the South line of said No~hwest Ome-Qua~er .(~W'l/~), a distanc~ of 1,045.9l f~et to the POZNT'OF BEGINninG on the North- easterly right-of-way line of the Sa~ C:z River Channel· on the arc of a non-~ngent curve, concave ~ the Northeast, a ~dial' line of s~id cu~ though said point having a bearing of S 62~11 ~ENCE No ~hwesterl y, along s~id right-of-~Y line, along the arc of s~id cu~e, to th~ right, having a radi~s of ~,17~.00 fee: a~d a central angle of 002~26'27'' for an arc dis:~mc~ ~f 5Sl.Ol feet to a poin: of tangent; to a point oo ~e Southwest bound~ of :h~. - ~ . ~cket 7609 a~ Page IZqENCE along said Sou~hwe~ boundary, ~h~- following courses and distances: S 74°41'2B'' E, 322.30 feet; S 46'°03'14'' E, 373.0'4 ,feet; One-Quarter THENCE S 89°35'30'' W, along said South line, to the POINT OF BEGINNING. S 19°26'00" E, 361.53 feet; S 02°£2'28'' E, 749~57 feet to the South line"of ~aid Northwest a distance of 62.79 feet Containing 9.50 acres, mare or less. TOGE-rHER W!llq that portion of Section 36, Township t2 South,' Range 12 Eas%, G. & S.P~B. & M., Pim~ County, Arizon'~, described as follows: cO~ENCiNG at the Southwest csuner of the No~hwest co,er of s~id Section 36; ~5~;CE ~ 69:24'28'' 'E, along the South line of s~id Northwest .On~Qu~rtsw (NH 1/~), a disC~nce of 30.00 f~et ~o the POINT OF'BEGiNNING~ THE~%CE N 00:50'03" W, 30.00 feet e~s: of'and p~r~llel with the ~est line of ssid Section 36, a distance of 1,545.21 feet to a point on the Of a non-~ngent curve, concave to the South, 5 r~dial ti~e of s~id curve though s~id point h~ving ~ bearing of ~ ~l:55'27'~ W; ~5NCE Easterly, along the &re of said cu~e,, to =he righ%, having r~dius of 72.00 feet :nd a cen=r~i angle of 062:23'29" for an ~rc distance of 76.40 feet to 5 non-t~ngent line, s~id line being the Southwss% right-of- way line of !nters=~te lO; ~E~CE S 45:59"37" E, ~long' ssid right-of-~Y line, a die,rice of 1,191-99 fee: ~o a point of cu~:ture.of ~ tangent cuba, con,ye ~ the Southwest; ~CE Sou:heasterly' ~long s~i~'right-of-~Y line, along she a~ ~dius of 22.718.31 feet ~nd ~ .... e e ri h%. h~ving ~ r _ _ = ~ ~ ~-.on-~ng~nS line. ~ 002~34,42" for ~n ~r~ u.~,,~ '~ "-~hw~: On. Queer k;~. ~ ,. ~id line being She Sou:h l~ne o~ s~ ~u~ ~. angl~ rou THENCE S 8.9°2¢'2B'' W, along said South line, a'dis:ance Of 1,~23.79 fee: to :he POINT OF BEG!N~[ING. Con=ainin§ 30.94 acres, more or lets. TOGE-[HER WITH Lot 41 of pepper:tee Ranch Business Park, U0ts 1 through 57 as recorded in Book ;~3 of Haps and Plats at-Page 87, Pima County Recorder's 0~,fice, Pima County, Arizona. Containing .1,03 acres, more or less. Prepared by: TH~/~B GROUP . · LEGAL DESCRIPTION AMCOR OWNERSHIP (LOT.12 PE?PERI~EE BUSINESS PARK) That portion of Sec:ion 26, Township 12 South, Range 12 East, G. & S.R.'B. & N., Pima County, Arizona, described as follows' BEGINNING at the West corner of Lot 12 as recorded in Pepper:roe Ranch Business Park. in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office; THENCE N 48°23'47,. E, along the Northwest line of said Lot 12~ a distance of 960.00 feet to the Southwest right-of-way line of Inter~tate Highway 10; THENCE S 36~10'5.2'' E, along said Southwest right-of-way line, a distance of 1,107.32 feet to a point of curvature of a tangent curve, concave to the THENCE Sou:hotly, along the arc of said curve, to the right, having a radius of 5(].00 feet and a central angle of 084°~5'01'' for an arc distance of 73~81 feel: to a pein: of.'tangency, ~aid point being on :he Norf. hwesterty right-of-wa~ line of the realigned Cortaro Road; THENCE S 48°24'10'' W, along ~aid No~hwesterly right-of-way line, a distance of I62.11 ~ o ,e_: to a point of curvature of a t~ngen: curve, concave to :he Southeast; THENCE Southwesterly, along said Northwesterly right-of-way line, along the arc of said curve, to the left, having a .radius-of 3,894.72 fee: and a central angle of 09°30'35'' for an arc distance of 545.42 fee~ ~o a non- :angen: line; 'THENCE N 41°36'13'' W, 1,201.07 feet to the POINT OF BEGINNING. Con~:aining 24.11 acres, mere or less. Prepared by': THE W B GROUP Kenne:h E'. Zircon' n, K.L.:. Grou LEGAL OESCEIPTION (AMCOR ·OWNERSHIP) i!qat portion of 1:he Northeast. One-Quarter (NE 1/4) of Section 26, Township 12 Soul:h, Range'.12 East, G. & S.R.B'. & M., Pima County, Arizona, described as follows: THENCE S 00°43'01'' E, aloog the Wes1: line of said Northeast One-quarter (NE 1/4),.a distance of 1,318.98 feet; THENCE N 89°08'35'' E, 30.00 feet to the POINT OF BEGINNING, said point being on :he East right-of-way line of Wade Road; THENCE N 89'°08` 35" E, 296.10 feet; THENCE S 59°06, 25" E, 844.70 feet to the Southwest corner of that Parcel described in Docket 5744 'at Page ·760 THENCE N 080?-5'35" E, along %he Wes~ line of said Parcel, a distance of 339.5] feet; ~IiENCE 'N 1¢°45'56'' E, 1g.39 feet to. %he Southerly right-of-way tine the re~-ligned Silverbell Road; ... THENCE N 75°i4'04'' W, along said Southerly right-of-waY line, a' distance of 650.25 fee% to a point of curvature of a tangent curve, co,cave to the ~or~ THENCE Westerly, along the Southerly right-of-waY line, along the arc of sa~d curve, to %he right, haying a radius of lO.,lO0-O0 feet and angle o~ 002°39'17'' TOt an arc dis~znce of 4~7.99 feet to a non-tangent line, said line also being the E~s% right-of-way line of Wade .Eoad, said line also being 30.O0'~eet e~st of and parallel with the West line of said NortheaSt On Quarter (NE l/4); THENCE S 80°43'Ol'' E, ~tong said parallel line, a distance of ?_20.77 feet to the POINT OF Containing 5.53 acres, more or less. Prepared by: T~,.~LB GROUP, LEGAL DF_SCRI?T~ON That portion of Sections 22 and ?_7, Township 12 South, Range 12 East, G. & S.R~B. & M., Pima CountY, Arizona, described as follows: ~ ~ of the Northeast One-Quarter (N'E 1/4) COMMENCING at the Nor~hwes~ corner of said Section 27'; THENCE N 89~56'23'' E, along the North line of said Northeast One-Quarter (NE l/4), 'a distanc~ of 2£5.00 feet to the POi[NT OF BEGINNING, said point being on the Southwesterly. line of'Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office; THENCE S 41°31'33'' E, along said SouthwesterlY line, a distance of 755.8l feet to the Northernmost corner of that Parcel of land described in Docket 63 65 at P~ge 1453; THENCE along :he 14estern boundary of said Parcel, the following '.courses. and dis:anteS: S BO°16'4'~'' W, 304.26 feet; S 17°ll'44'' W, 479.36 feet; S 09°43'20'' E, 964.'00 feet; S 36026'?-?-'' E, 2,280.91 feet to the Northeasterly right-of-waY line of the Sant~ Cruz River; THENCE along said Northeasterly right-of-waY line, the following. courses and dis%antes: N 5Z°16'42'' ~4, .a distance of 47_3.50 feet to a point on the arc of a non-t~ngent curve, concave .to the Northeast, a radial line of said curve through said point having a bearing of S 37°15'32'' W; Nor~hweS:e'rty, &long the arc of said curve, to th=-. right, having a r~ius of 3,270.07 feet and ~ central ~ngle.of'O15°30'43'' for an arc distance of 885.32 feet tu a poin: on the ar: of a non- tangent cu~ve,'concave to the E~.st, a radial line o.f said curve through said point having, a bearing of S 5B°4~'31'' W; Northerly, along the ~rc of said curve, tm the right, having a radius of 7,181.09 feet and a central angle of 017°46,02" for an arc distance of 2,226.82 feet to a point of reverse curcature of a t~ngen: curce, concave to e. he Sou:hwest; Mrou Northwesterly, along the arc of said curve, :o the left, having a radius of 9,435.00 feet and a central angle of Olg°08'00'' for an arc distance of 3,t50.72 feet to a-point of reverse curvature of a tangent curve, concave to the Northeast; Northwesterly, along the arc of said curve, to the righl~, having a radius of 9,175'.00 feet and a central angle of 004°48'33" for an arc distance af 770.10 feet to a non-'~angen: line, said line being the North li~e of the Southwest One-Quarter (SW 1/4) of said .Section Z2; THENCE N 89°35'30'' E, .along s~id North line, a distance of 62.79 feet to the Southwe_sterly line of said peppertree Ranch Business Park; THENCE S 34°07'28" E, along said Southwesterly line, a distance of 3,171.36 fee= to the POi~T OF BEGINNING. Containing 39.43 acres, more ar less- Prepared by: THE WLB GROUP AMCOR OWNER-SHIP '- tB (PARCEL 65 'P-5) · Grou,E`. . That portion of _~ection'Z6, Township 1£ South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows' COMMENCING at the Northwest corner of the Southwest One-Quarter (SW 1/4.) of said Section 26, said point also ·being on the Southwesterly line of Peppertree Ranch Business Park as recorded in Book 33 of Maps and Pi. ate at Page 97, Pima County' Recorder'S' Office; THENCE S 46°04'51'' E, along said Southwesterly line,' a-distance of 1,045-¢4 feet to the POINT OF BEGINNING; -' THE>ICE S 46.°04'5t.'' E, along said Sou:hwesterly li'~e, a distance of 650.73 fee: :o a point.on the arc of a non-tangent curve, concave to Che Sou%beast, a radial line of said curve through said point having a bearing. of N 55°50'13'' VI, said point being on :he Northwesterly'. right-of-waY line of the realigned Cortaro Road; THENCE Southwesterly, along s~id ri'gh%-of-w~Y line, along the arc of said curve, to :he left, havi~g a r~dius o.f 3,B94.7~ fee% and ~ cen:r~l angle of 000°39''40'' for ~n arc distance of 44.94 fee~- to a point of tangency; . THENCE S .33°30'07'' W, along said right-of-waY line, a distance of 89~.D2 feet to the E&s% line of %ha% Parcel of land recorded in Docket 6165,. Page 1453; THENCE along the Wes% line of s~-id,P~rc-=i, the following courses and di s%~nc=_s: N 13°17'I7'' VI, 577.91 fee:; N 03°31'Z3'' E, '570.37 feet; S 46004''51'' E, 100.00 feet; N 43055,09" E, lO0.O0 feet to the POINT OF BEGINNING. Confining 10.07 acres, more or less. Prepared by: ouP T e " ~.roup~ A~COR 'OWN~-RSH~P (PARCEL- 66) l~a: portion of Section 26, 'Township 12 South, Range 12 East, G. & S.R.B. & M., Pica County, Arizona, described as follows: COMMENCING at the Southwest corner of :he said Sec:ion 26; THENCE N 8g°27'02" E, along the South line of the said Section 26, a distance of 1,252.89 fee:; THENCE ~ 56°29'53'' W, 402.59 feet; THENCE N 32°30'07'' E, lO0.O0 feet; THENCE N 56°29'53" W, 300.00 feet ~o'the Southeasterly'right-of-way line of realigned Cortaro Road; ..... THENCE N 33°30'07" E, along the sa'id right-of-way tine, a distance of 332.30 fees to She POINT OF BEGINNING; THENCE N 33°30'07'' E, along :he said right-of-way line, a distance of 692.99 fees ~ a point of curvature of a tangent curve, concave to the Sout:heas'c; TI~DtCE NortheasTerly, along the Said righT-of-way line, alan§ tiie arc of said curve, to the right, having a radius of 3,744.72 fees and a &ngle of 014°54'03'' for an arc distance of 973.89 feet to a point of t~ngency; THENCE N 48°24'.10'' E, along ~he snid right-of-way line, a distance of 153.52 feet to a poin~ of curvature of a Sang=_nt curve, concave tD ~he Sou:h; THENCE E~s:erty, along the arc of said curve, to the right, ha~ing a radius of 50.00 fee: and a c:.ntral angle of 0~.3°55'06'' for an arc dis~nce of 73.23 fee% to a point of tangency on the ~4est right-of-way line 'of In'%ers:at~ Highway 10; .- . THENCE S 47°40'44'' E, along the said right-of-way line, a distance of 669.00 fee: to She Nor~h-Sou~ch Mid-$ec-~ion line; l-HENCE S 00°28'34" E, along t. he said line,.a distance of 195.69 feet; i~qENCE N 89°¢2'46'' E, 161.28 feet; TId=~NCE N 51°29'06" E, 25.84 fees to :h'e We~t righ. S-of-way line of In=erst~:e Highway lO; !\ qlqENCE S 47°Z5'2B'' E, along the said rig.ht-of-W~Y line, a distance of 21.BZ feet; THENCE S 6t~28'45'' W, 34.5~ fee~ THENCE S 00~05'OD'' W, 31.2Z feet; THENCE.S 45~25'1l" E., 62.96 feet; -'~ THENCE S 45~33'00" E, 5~.00 feet to a poin~ ~n the arc of ~ non-tangent curve, concave ~ the Southeast, a radial line of s~id curve through said 00" point being on the Cen~erl'ihe poin~ having a bearing of N 45:33' ~, s~id of...kbandoned Kaiser Ro~d; -- THENCE Southwesterly, along the said C~nterline, ~long 'the ~rc of sa'~d curve, ~o %he left, h~ving a r~0ius of 5,729.65 fee~ ~nd a central angle of 00Z°18'51'' for an arc distance of 231.41 feet %a THENCE S 42~08'09'' W, along the said C~n'c~rline; a'~ist~ce of t49.~3 fee: =o a poin~ of curw%ure of ~ ::ngent curve, conc~e to the No~hwes%; THENCE SouthwesterlY, ~]ong ~he said C~ratline' along the ~rc of s~id curve, ~o the right, having-a radius of 5,729.65 feat and a central ~ngle of 005~09'54'' for an arc distance of 516.5l feet to a point af t~nge'ncy; THENCE S 47:18'03" ~: along the said C_n.~_,line, a disZznc~ of feetl THENCE S 34:17'15" E, 7.39 THENCE S 6~054'3D" W, 295.21 feet to a point curve, concave to ~e NOrth; THENCE WesZerly, along the arc of s~id cu~e, to the righ~ h~ving a r~diu~ of 450.00 fee% and a cmntr~l angle of 057=~5'37'' for an ar: dis~ncm of 45Z. 34 feet to a point of ~ngency; TH~CE N 56~29'53" W, 479.16 fee: ~'~'po~h: of c~:ur~ of'~ :~ngen~ ' curve, concave t~ the South; THENCE Westerly, along :he ~rc of s~id curve, to ~he left, r~dius of 50.00 fee: ~nd ~ c~n~r~l angle ~f 090~OO'OO" for of 7B.54 fee: to ~he POI~ OF BEGINNING- Con:~i.ning'~2-14 acres, ~re or le~s- Prepared ' Grou,p ,. AMCOR OWNERSHIP (PARCEL 67 ) That portion of Sections 25 and 35, Township 12 South, Range 12 East, G. & S.R.B. & H., Pima Coun%y, Arizona, described as follows: COMMENCING at the Southwest corner o'f the said'SeCtion 26; THENCE N 89°27'02'' E, along the South line of the said Sec%ion 26, a ,distance of 1,252.89 feet to the POINT OF BEGINNING; THENCE N 56°29'53" VI, 402.59 feet; THENCE N 33°30'07" E, lO0.O0 feet; THENCE N 56°29'53" W, 300.00 feel~ to the Southeasterly right-of-way line of realigned Cortaro Road; THENCE N 33°30'07'' E, along the s~id right-of-way line, a distance of 332_30 feet to a point of curvature of a tangent curve,, concave to the South; THENCE Easterly, ~]ong the arc of said curve, to th'o' right, hagin~ a radius of 50.00 feet and a central angle of 090°00'00'' for an arc distance of 78.54 feet to a point of tangency; . .. ._ THENCE S 56°29'53'' E, 479.l feet to a point of curvature of a tangent curve, concave to the Nor%h; THENCE Easterly, along .the arc of s~id curve, to the -left, having a radius of 450.00 feet and a central angle of. 057°35'37" for an arc dis%anco 'of 452.34 feet to a poin~ of ~angancy; THENCE N 65°54'30'' E, 295.21 feet; THENCE S 44°09'02'' E, 42.70 feet :o the Northwest corner of Lot 57, Peppartree Ranch Business Park as r~_corded in Book 33 of Maps and Plats at P~ge 87, Rime County Recorder's Office; THENCE S 44°09'02" E, along the West line of the said Lot 57, a distance of 3OD.l] feat; THF3ICE S 47018'03'' W, 892.8'4 feet;- THENCE N 56029'53" ~, 486.62 feat to the POI~ OF BEGINNING. Con:aining.'lT-69 acres, more or less. .. Prepared by: ~enneth E~. Zismann, R.k.. No. 00212543 PARCEL 5: All that part of Section 26 and 27, Township 12 South, ]Range 12 East, of the Gila and Salt River ]Base and Meridian, Pima County., Arizona, as recorded in Docket 6165, Page 1453, cleseribed as follows: BEGINNING at the Southeast corner of the Northeast quarter of the Southeast..quarter of said Section 27; THENCE South 89 degrees 48 minutes 48 seconds West along' the South line of said Northeast quarter of thc. Southeast quarter, a distance of 815.00 feet; THENCE North 36 degrees 27 minutes 22 seconds West, 2,381.98 FEET; 'ITiENCE North 09 degrees 44 minutes. 09 seconds West, 963.88 feet; THENCE North 17 degrees 11 minutes 08 seconds East, 479.29 feet; THENCE North 89 degrees 55 minutes 48 seconds East, 345.02 feet4 THENCE South 43 degrees 18 minutes 35 seconds East, 2,754.63 feet; THENCE South 46 degrees 05 minuses 30 seconds East, 860.34 feet; THENCE South 03 degrees 30 minutes 41 seconds West, 801.56 feet; TI3[]ENCE South !3 degrees 18 minutes 07 seconds East, 584.71 feet; THENCE South 47 degrees 18 minutes 15 seconds W~t, 450.00 feet; THENCE North 54 degrees 09 minutes 15 seconds West, 429.61 feet to the East line of said Section 27; THENCE North 00 degrees 44 minutes 22 seconds West, along said East Line, a distance of 702.26 feet to the POINT OF BEGINNING; EXCEPT any portion thereof lying Northeast of Cortaro Water Users' Association, Cortaro Canal, or lying South and West of Cortaro Water Users' Association Rillito Canal; and EXCEPT any portion lying within Cortaro Water Users' Association Wellsite 2%H described as foltows: .. BEGINNING at a point which is 30 feet North and 25 feet West of the Southeast corner of the Northeast quarter of Section 27, and running THENCE Westerly, 30 feet from and parallel to the South line of said Northeast quarter of Section 27, 50 feet; -5- ~ 00212~3 TI~ENCE ~ortherly 75 feet from and pa~allel to the East li~e of said Northeast quarter of Scott°nO 27, 50 feet; TI~ENCE Easterly 80 feet from and parallel to the South line of said Northeast quarter of Section 27, 50 feet; THENCE Southerly 2~ feet from and parallel to the East line of said Northeast quarter of Section 27, 50 feet to the POINT OF ~BEGINNING; AND EXCEPT all that part of the Northeast quarter of Section 27, ToWnship 12 South, Range 12 East, of the Gna and 'Salt River Base and Meridian,. Pima County, Arizona, being a well site for an existing well, more particularly described as follows: COMMENCING at the Southeast corner of ~aid Northeast quarter and assuming, a bearing of North 00 degrees 44 minutes 22 secands West, along the East l/ne of said Northeast quarter; THENCE North 43 degrees 18 minutes 35 seconds West, 354.75 feet to a poin/g THENCE South 51 degrees 15 minutes 55 seconds West, 40.60 feet to a point being the t'LACE OF BEGINNING; TKENCE South 40 degrees 35 minutes 35 seconds East, 10.00 feet to a point; THENCE South'49 degrees 24 minutes25 seconds West, 10.00 feet to a point; THENCE North 40 degrees 35 minutes 35 seconds West, 10.00 feet to ~t point; THENCE North 49 degrees 24 minutes 25 seconds East, 10.00 feet to a point being the PLACE OF BEGINNING; AND EXCEPT ~ part of the Southeast quarter of Section 27 and part of the Southwest quarter of Section 26, all in Township 12 South, Range t2 East,'of the Gila and Salt River Base and Meridian, pima Counl3.', Arizona, alt described as follows: COMMENCING at the l~orthwest corner of the said Southwest quarter of Section 26, being on the Westerly line of Lot 10 of Peppertree Ranch Business Park, according to the plat recorded in Book 33 of Maps and Plats at Page 97, Pima cuunt3' Recorder's Office; THENCE South 46 degrees 04 minutes 51 seconds Eas~, along the said Westerly line of Lot I 0, a distance of 32.00 feet to the POINT OF BEGINNING; THENCE continue South 46 degrees 04 minutes 51 seconds East, along the said'Westerly Iine, a -~ distance of ~ 00.0 feet, THENCE South 43 degrees 55 minutes 09 seeond~ West, 100.00 feet; -6- THENCE North 46 degrees 04 minutes 51 seconds West, 100.00 feet; TEI_ENCE North' 43 degrees 55 minutes 09 seconds East, 100.00. feet to the ]POINT OF BEGINNING. FURTHER EXCEPT that portion conveyed to thc Town of NIarana, by Warranty Deed recorded in Docket 9367, Page 225, described as follows: A portion of that parcel described in Docket 6165, Page 1453.~ and lying in the Southwest quarter of the Southwest quarter of Section 26, Township .12 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima County, Arizona, being more particularly described as follows: COM1VJ~NCING at the Southwest corner of Section 26; .TI-EEN~ North 00 degrees. 44 minutes 02 seconds West, a distance of 615.26 ~ect along the Section line common to' Sections 26 and 27 to a point on the Southwesterly property line of that parcel described in Docket 6i65, ~age 1453; THENCE South 54 degrees 09 minutes 01 seconds East along the Southwest property line of that parcel d~sCribed in Docket 6165, Page 1453, a distance of 429.58 feet; THENCE North 47 degrees 18 minutes 35 seconds East along the'Southeast property line of said .parcel, a distance of 450.~5 feet to the Easternmost point of said parCel and the POINT OF BEGI/qNING; THENCE North 13 degrees 17 minutes 17 seconds West, a distance of 6.99 fe~t along the East property tine of. said parcel; TFIENCE South 33 degrees 30 minutes 07 seconds West, a distance of 25.10 feet; THENCE Nortt~ 47 degr~s 18 minutes 35 seconds East along said Southeast property line of said parcel, a distance of ~1.00 feet to the POINT OF BEGiNNING. AND FURTHER EXCEPT that portion conveyed to Pima County Flood Control Distrie~ by Warranty Deed recorded in Docket 9367, Page 252, described as folimvs: A portion of that parcel described in Docket 61.65, Page 1453, and I),~ng in the Southwest quarter of the Southwest quarter of Section 26, ToWnship I2 South, Range 12 East: of the Gila and Salt River Base and Meridian, Pima County, Arizona, being more particularly described as cOMMENCING at the Southwest corner of Section THENCE :North 00 degrees 44 minutes 02 seconds West a distance of 615.26 feet along the Section line common to Sections 26 and 27 to a point on the Southwesterly property, line of that parrcl described in Docket 6165, Page 1453, said point being the POINT OF BEGINNING; -7- TI-LENCE North 00 degrees 44 minutes 02 seconds West, a distance of 204.16 feet along Section line; TI:IENCE along the are of a non-tangent curve, concave to the Northeast,, whose radius bears North 34 degrees 18 minutes 06 seconds East and is 22,556.87 feet, through a central angle of 00 degrees 47 minutes 59 seconds, for an arc len~h of 314.88 feet to a point of tangeney; TI3[ENCE along said tangent South 56 degrees 2'9 minutes 53 seconds East, a distance of 274.49 feet to a point on the Southeastern property line o£ that parcel described in Docket 6165, Page 1453; TlqENCE South 47 degrees 18 minu~es 35 seconds West, a distance of 189.67 l'eet along the said Southeastern property line; TI~IENCE North 54 degrees 09 minutes 01 seconds West a distance of 429.58 feet along the Southwesterly property line of said parcel to the POINT OF BEGINNiNG. A portion of that parcel described in Docket 6165, Page 1453, and lying in the Southwest quarter of the Southwest quarter of Section 26, Township 12 SoUth, Range 12 East, of the GiIa and Salt River Base and Meridian, pima County, Arizona, being more particularly described as follows: COMMENCING at the. Southwest-corner of Section 26; THENCE North 0~) degrees 44 minutes 02 seconds West a distance of 615-26 f~t along the Section line common to Sections 26 and 27 to a point on the Southwesterly property line of that parcel described in Docket 6165, Page 1453, said point being the POINT OF BEGINNING; THENCE North 00 degrees 44 minutes 02 seconds West, a distance of 204.16 feet along said Section line; THENCE along the arc of a non-tangent curve, concave to the Northeast,-whose radius bears North 34 degrees 1.8 minutes 06 seconds East and is 22,556.87 feet, through a central· angle of 00 degrees 47 minutes 59 seconds, for an arc length of 314.88 feet to a point of tangency; THENCE along said tangent South 56 degrees 29 minutes 53 seconds East, a distance of 274.49 feet to a point on the Southeastern propert3' tine of tha~ parcel described in Docket 6165, Page 1453; THENCE South 47 degrees 18 minutes 35 seconds West, a distance of 189.67 feet along the said Southeastern properS' line; THENCE North 54 degrees 09 minutes 01 seconds West a distance of 429.58 feet along the Southwesterly propert3' line of said Parcel to the POINT OF BEGINNING. TOGETHER WITH·AND RESERVING an easement for ingress and egress over a part of Sections 26 and 35, Township 12 South, Range 12 East, of the Gila and Salt River Base and No._._. 00;t12:S43 Meridian, Pima Count).', Arizona, described as follows: CO~VIMENCING at the Northwest corner of the southwest quarter of the Southwest' quarter of said Section 26; THENCE S°uth 00 degrees 44 minutes 22 seconds East along the West line of said SouthWest quarter, a distance of 702~6 feet; 'THENCE South 54 degrees 09 minutes 15 seconds Eas% 47,9.61 feet to the POINT OF BEGINNLNG. THENCE North 47 degrees 18 minutes 15 seconds East, 50.00 feet; TFFENCE ·South 42 degrees 42 minutes 26 seconds East, ·949.83 feet to the North right-of-way line of Cortaro Road; TI~IENCE South 47 degrees 17 minutes 34 seconds West, along the said North Li~e a distance Of 50.00 feet; THENCE North 42 degrees 42 minutes 26 seconds West, 949.84 feet to ~he POINT OF BEGINNING; TOGETHER WITH A_ND RESERVING an easemen~ for ingress and egress over that part of the Cortaro Farms Road vacated in Book 4 of Road Maps~ ~Page 67 on April 14, 1949, lying West of the Interstate - 10 fi-ontage access road and lying East of the following described parcel of land; A part of Section 26 and 27, TownShip 12 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima County., Arizona, described as follows: BEGINNING at the Southeast corner of the Northeast quarter of the Southeast quarter of' said · Section 27; TItENCE South 89 degrees 48 minutes 48 seconds-West along the South line of the said Northeast quarter of the Southeast quarter, a distance of 815.00 feeG THENCE Nbrth 36 degrees 27 minutes 22 seconds West, 2,381.98 feet; TEtENCE North 09 degrees 44 minutes 09 seconds West, 963.88 feet; TI-IENCE North 17 degrees 11 minutes 08 seconds East, 479.29 feet; T}tENCE North 89 degrees 55 minntes 48 seconds East, 345~02 feet; TI:I'ENCE South 43 degrees 18 minutes 35 seconds East, 2,754.63 fee~, TEIENCE South 46 degrees 05 minutes 30 seconds East, 860.34 feet; -9- No. 00.?,1'~543 THENCE South 03 degrees 30 minutes 41 seconds ~Vest, 801~56 feet; THENCE South 13 degrees 18 minutes 07 seconds East, 584.71 feet; THENCE South 47 degrees 18 minutes 15 seconds West, 450.00 feet; THENCE North 54 degrees 09 minutes 15 seconds West, 429.61 feet to the East line of said Section 27; THENCE North 00. degrees 44 minutes 22 seconds West, along the said East line, a' distance of 702.26 feet to the POINT OF BEGINNING. PARCEL 6: '. A portion of that portion of the Southeast quarter of the Southeast quarter of Section 27, Township 12 South, Range 12 East, of thc Gila and Salt River Base and Meridian, Pima County, Arizona, conveyed to Pima County, a body politic, by Quitclaim Deed recorded in Docket 8149, Page 1966, records of Pima County., Arizona, described as fallows: BEGINNING at the Northeast corner of said Southeast quarter of the Soutlteast quarter; THENCE South 89 degrees 48 minutes 02 seconds West, along the North line of said Southeast quarter of the Southeast quarter, a distance of 606~70 feet to a point; TFIENCE South 53 degrees'47 minutes 19 seconds East, a distance of 367.27 feet to a point; THENCE South 55 degrees 25 minutes 46 seconds East a dista_uce of 383.64 feet to a point on the East Iine of said Southeast quarter of the SoutheaSt quarter; THENCE North 00 degrees 43 minutes 33 seconds W'est, along said East Iine, a distance of 436.81 feet to the POINT OF BEGINNING. EXCEPT an undivided 3/64ths interest in oil and other minerals as conveyed to Aifred Russell Marks, by Deed recorded in Docket 2268, Page 266. AND FURTHER EXCEPT an undivided 1/64tbs interest in oil and other minerals as conveyed t~ Elizabeth M. Fulbright, Margaret M. Plummer, and Yera M. Horkan by Deed recorded in Docker 2268, Page 268. PARCEL ?: A part of the Northeast quarter of Section 27, Township I2 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima Count3.', Arizona, described as folloxvs: -10- 00212543 COMMENCING at thc Southeast corner of said Northea~ quarter; THENCE'North 43 degrees 17 minutes 56 seconds West, along the Westerly line of Peppertree Raneh business Park, accordin'g to the plat recorded in Book 33 of Maps, Page 97, Pima County Recorder's Office, a distance of 41.03 feet to the POINT OF BEGINNING ON A LINE .30~00 FEET North of and parallel w.i~ the South line ofsaifl Northeast quarte~, THENCE South 89 degrees 43 minutes 07 seconds West along the said parallel line a distance of 47.18 feet ro a line 75.00 feet West of and parallel with thc Eastline of said Northeast quarter; THENCE North 00 degrees 36 minutes 41 seconds West along the said paraUel line a distance of 50.00 feet to a line 80.00 feet North of and parallel wi*th the South line of the said Northeast quarter; THENCE North 89 degrees 43 minutes 07 seconds Eastfilong the said paraUel line a distance of 0.'82 feet; Tlt2ENCE South 43 degrees 17 minutes 56 seconds East 68.38 feet to the POINT OF BEGINNING. -I1-