HomeMy WebLinkAbout03/07/2006 Blue Sheet Gladden Farms II Specific Plan
TOWN COUNCIL
MEETING
INFORMATION
TOWN OF MARANA
MEETING DATE:
March 7, 2006
AGENDA ITEM: J. 1
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
SUBJECT: PUBLIC HEARING. Ordinance No. 2006.03: Relating to
Development; approving and authorizing a rezoning to create the
Gladden Farms II Specific Plan.
DISCUSSION
HISTORY
The proposed rezoning for the Gladden Farms II Specific Plan was noticed as a public hearing before the
Marana Town Council for February 28, 2006. Due to ongoing discussions between the developer and the
Town regarding the development agreement, this project has been continued to the March 7, 2006
meeting,
This project was presented to the Planning Commission on December 14,2005, where they recommended
approval to the Town Council 6-0 with Commissioner Noble excused.
REZONING REQUEST
Gladden II LLC, represented by The Planning Center requests approval of a rezoning for a 636-acre site to
develop a master planned community that includes a mix of residential densities and housing types,
commercial uses and recreation and open space, The subject site is east of the existing Gladden Farms
development, south of Moore Road and north of the future Tangerine Farms Road,
Approval of this proposed rezoning would rezone the subject area to "F" Specific Plan and adopt the
Gladden Farms II Specific Plan, The purpose of "F" zoning is to provide functionality and creativity in
site planning and design that the developer cannot achieve with conventional zoning, The project shall
not exceed 2,539 residential units.
GENERAL PLAN
The Town of Marana General Plan Update, ratified March 11, 2003, designates the subject area as
Medium Density Residential (MDR) and Corridor Commerce (Ce). The MDR is characterized by single-
family detached homes on moderately sized lots as well as other various types of multi-family housing.
The Corridor Commerce area along 1-10 is a highly visible strategic commerciaVemployment area that is
well suited for employment-based business and industry,
A minor change to the general plan is also part of this request and will change the land use
designations from Medium Density Residential and Corridor Commerce to Master Planning area.
Staff finds the Gladden II Specific Plan meets the goals and intent of the Master Planning land
use designation of the adopted Marana General Plan,
LAND USE
The Gladden Farms II Specific Plan proposes 21 planning areas with six different land use designations,
The land use designations consist of single-family detached on 8,000 square foot minimum lots (SFD/8),
BLU Gladden Farms II Specific Plan TC
single-family detached on 7,000 square foot minimum lots (SFD/7), single-family detached on 6,000
square foot minimum lots (SFD/6), high density residential (HDR), transitional (TR) and commercial (C),
The high density residential would allow multi-family residential with a maximum density of 20 RAC,
High density would also allow for small-lot attached and detached housing with a minimum area of 3,500
square feet. Block 4 and Block 20 have been designated as commercial. Within the specific plan Block 4
allows for additional commercial uses not allowed in Block 20, Due to the proximity of the freeway, the
plan will allow automobile sales, personal storage and lodging facilities on Block 4,
The transitional zone would buffer the single-family residential from the commercially designated blocks,
The transitional zone includes all high density residential uses, along with professional offices,
government/public facilities, retail and wholesale and restaurant/food uses, Block 21 where the current
model home sales center for Gladden I is located, has been designated as transitional. This block will be
restricted to a maximum building height of 30 feet and would allow small lot single family detached
residential, professional/medicaVgeneral office, personal services, government/public services facilities
and model home sales center, All other uses listed under the transitional zone would be excluded,
Currently this block is only approximately 2.4 acres but will be significantly reduced once the additional
right-of-way for Moore Road is dedicated. The master developer does not have future plans for this block
at this time but intends for it to continue as the model home sales center, After the sales center is no
longer needed, the home owners association could use the existing home for its office if improvements
can be made to the home to make it ADA compliant.
The land use concept plan overlays approximately 110 acres of open space that will be developed within
each block as a continuous pedestrian friendly trail system,
This project follows the intent of the Residential/Commercial designation of the Northwest Marana Area
Plan and proposes a 4 RAC average for the entire project. The eastern portion of the project incorporates
the 1-10 Corridor Commercial concept. The Residential/Commercial concept provides for a gradient from
the higher intensity uses to the less intensive uses, The proposed Gladden Farms II Specific Plan creates
the Residential/Commercial concept by placing the higher intensity uses along the southern portion of the
property adjacent to the future Tangerine Farms Road across from some existing industrial uses and the
less intensive residential adjacent to the existing residential of Gladden Farms 1. In addition to those
higher intensity uses this plan has placed transitional and more intensive commercial uses at the northeast
comer of the project within the area designated as 1-10 Corridor Commercial.
The project will be limited to an overall density of 4 RAC, The maximum number of residential units
cannot exceed 2,539,
TRAFFIC CIRCULATION
The Gladden Farms II Specific Plan proposes direct access to the project through access points along
Moore Road to the north and Tangerine Farms Road to the south, Internal spine roads will connect
Moore Road, Clark Farms Boulevard and Tangerine Farms Road. This project will also provide vehicular
access between Gladden I and II via Block 22 of Gladden I and Block 17 in Gladden II.
ROAD IMPROVEMENTS
The traffic impact analysis for this project was reviewed by the Town's traffic engineer and through the
development agreement the Town and the developer have agreed on the required improvements, The
proposed Mike Etter Boulevard (the main spine road that connects Moore Road to Tangerine Farms
Road) will be a 110-foot right-of-way, while other interior collector roads will have 90-foot rights-of-
way, All interior rights-of-way will be dedicated with the final block plat.
The developer will dedicate to the Town of Marana all necessary rights-of-way for Moore Road and Clark
Farms Boulevard with the recording of the fmal block plat or within 60 of demand by the Town,
Tangerine Farms Road will be dedicated as agreed upon in the accepted development agreement.
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This development will be subject to the adopted Northwest Marana Transportation Development Impact
Fee of$5,941 per equivalent demand unit or as otherwise agreed upon by the Town,
OPEN SPACE. RECREATION AND TRAILS
The Gladden Farms II Specific Plan development will provide pocket parks throughout the development.
These parks will address the on-site recreational requirements and be developed in conjunction with the
individual subdivisions to meet the minimum Town of Marana adopted standards,
This development will be subject to the adopted Park Development Fee of $2,884 per equivalent demand
unit or as otherwise agreed upon by the Town,
The project also proposes a system of trails and open space paseos, similar to the Gladden Farms I
development, which will provide a pedestrian friendly connective system within the development as well
as provide trails and vehicular connectivity between Gladden I and II.
SEWER & WATER
All lots will be served by extending the Pima County Wastewater Management sewer system. The
developer must cause to be prepared, at the developer's sole expense, a Sewer Master Plan. The Sewer
Master Plan will define the necessary wastewater conveyance scheme to connect to the Pima County
Wastewater system in a location acceptable to the Town and Pima County, The Sewer Master Plan must
also identify the necessary on-site conveyance scheme to provide sewer connection to all of the platted
lots or blocks within the Property, The Sewer Master Plan must include a sewer phasing plan that is
acceptable to Pima County Wastewater Management and the Town, The Sewer Service Agreement must
be in place prior to the approval of the Sewer Master Plan,
The Developer must prepare a Water Master Plan for the Property and enter into a Water Service
Agreement with the Marana Municipal Water Company ("MMWC"), This agreement will address
potable and non-potable systems which sets forth the interconnection and main extension from the
existing water system, and the development, construction, dedication, ownership, and design of the water
system, including necessary storage and welles) necessary to serve the Property. The parties intend that
MMWC will own the potable and non-potable water systems, that MMWC will provide potable water
service to the Property, and that either MMWC or other water provider will supply non-potable water
service to the Property (through the non-potable water system constructed by the developer and dedicated
to MMWC), The Water Service Agreement must be in place prior to approval of the Water Master Plan,
CULTURAL RESOURCES
This site has been surveyed and the Arizona State Museum agrees with the findings of SWCA
Environmental Consultants that no further archaeological work needs to be done,
SCHOOL DISTRICT
The proposed maximum number of residential units could generate an estimated 918 school age children
from kindergarten through 1 th grade. The developer has agreed to contribute a $1200 fee per residential
unit to mitigate the effects of the proposed development on the Marana Unified School District. The
developer had proposed to dedicate a school site within Gladden II for a new elementary school. The
school district indicated that the future school site in Gladden I would be sufficient to serve this project;
therefore, the school site was removed from the land use plan for Gladden II,
FIRE PROTECTION
The development agreement states that before a certificate of occupancy is issued for any dwelling
unit on the property, the developer shall have completed or shall provide evidence to the Town's
satisfaction that developer has made a diligent effort to complete the process of having the
property annexed into the Northwest Fire District.
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DESIGN STANDARDS
Section IV Development and Design Guidelines provide the regulatory requirements for the proposed
specific plan, These guidelines provide development standards and other criteria to evaluate and direct
the planning and design within the project area, The applicant has prepared a comparison table of the
differences between the proposed development standards and the closest Town zoning district and the
proposed standards. Staff finds that the proposed differences are appropriate to provide some enhanced
design capabilities and has no objections to the proposed differences to the standards.
This section also includes residential and commercial design criteria that include minimum standards for
the development of Gladden Farms II Specific Plan, The developer has included design elements from
Gladden I and references the residential design standards adopted September 19, 2005 by Ordinance
2005.18,
CITIZEN PARTICIPATION
The applicant conducted one neighborhood meeting to obtain citizen input and keep the neighbors
informed of the project. Surrounding neighbors and interested parties were invited to neighborhood
meeting on November 30th held at Estes Elementary School. The applicant, Town Staff, and
approximately a dozen neighboring citizens attended the meetings, The applicant provided a thorough
presentation on the proposed project and answered questions from the attending neighbors, The
neighboring residents appeared supportive of the proposed project.
The public hearing for this case was properly advertised and the appropriate surrounding property owners
notified, None of the property owners in the area spoke for or against the project during the public
hearing before the Planning Commission, Staff has heard from one property owner that wanted more
information on connectivity to Gladden I and type of housing within the future project.
ATTACHMENTS
Application, specific plan, zoning comparison and location map,
RECOMMENDATION
Staff recommends conditional approval of the Gladden Farms II Specific Plan, Staff has reviewed the
application for compliance with the Marana Land Development Code and find it consistent with the goals
and policies of the Northwest Marana Area Plan and the Marana General Plan, This rezoning is in
conformance with all required development regulations,
RECOMMENDED CONDITION OF APPROVAL
1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the
time of any subsequent development including, but not limited to, requirements for public
improvements.
2, The ultimate development proposed by this rezoning shall be consistent with the adopted
development agreement.
3, The property owner shall not cause any lot split of any kind without the written consent of the
Town of Marana,
4, No approval, permit or authorization by the Town of Marana authorizes violation of any federal
or state law or regulation or relieves the applicant or the land owner from responsibility to ensure
compliance with all applicable federal and state laws and regulations, including the Endangered
Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate
federal and state agencies should be consulted to determine any action necessary to assure
compliance with applicable laws and regulations,
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5. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Moore
Road and Clark Farms Boulevard with the recording of the final block plat or within 60 days of
demand by the Town.
6, A water service agreement shall be submitted by the developer and accepted by the Utilities
Director prior to the Water Master Plan being accepted by the Utilities Director,
7. A sewer service agreement shall be submitted by the developer and accepted by Pima County
Wastewater Management and the Town Engineer prior to the Sewer Master Plan being accepted,
8, Installation of dual water lines shall be required per the adopted Northwest Marana Area Plan,
9, Potential buyers shall be notified that some or all of the property in this rezoning is subj ect to an
annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users'
Association,
10. The developer shall record an avigation easement with the recording of the final block plat.
17. Upon adoption of the ordinance by the Mayor and Council approving the Gladden Farms II
Specific Plan, the applicant shall provide the planning department with the following final edition
of the Gladden Farms II Specific Plan: one non-bound original; forty bound copies; and one
digital copy in Microsoft Word or other acceptable format within 60 days of the adoption,
SUGGESTED MOTION
I move to approve Ordinance No, 2006,03,
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MARANA ORDINANCE NO. 2006.03
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO
CREATE THE GLADDEN FARMS II SPECIFIC PLAN.
WHEREAS, The Planning Center represents the property owners of approximately 636 acres
of land located within portions of Sections 34 and 35, Township 11 South, Range 11 East, as
depicted on Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference;
and,
WHEREAS, the Marana Planning Commission held a public hearing on December 14,2005,
and at said meeting voted unanimously to recommend that the Town Council approve said rezoning,
adopting the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staffand
members of the public at the regular Town Council meeting held March 7, 2006 and has determined
that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land
use designation from Medium Density Residential and Corridor Commerce to Master Planning Area,
and should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. A minor amendment to the General Plan of approximately 636-acres of land located
within portions of Sections 34 and 35, Township 11 South, Range 11 East, east of the existing
Gladden Farms development, south of Moore Road and north ofthe future Tangerine Farms Road
(the "Rezoning Area"), changing the land use designation from Medium Density Residential and
Corridor Commerce to Master Planning Area.
Section 2. The zoning of approximately 636-acres ofland located within portions of Sections 34 and
35, Township 11 South, Range 11 East, east of the existing Gladden Farms development, south of
Moore Road and north of the future Tangerine Farms Road (the "Rezoning Area"), is hereby
changed from Zone "c" (Large Lot Zone) to "F" (Specific Plan) creating the Gladden Farms II
Specific Plan.
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of
residential densities and housing types, commercial uses and recreation and open space, subject to
the following conditions, the violation of which shall be treated in the same manner as a violation of
the Town of Maran a Land Development Code (but which shall not cause a reversion ofthis rezoning
ordinance):
Marana Ordinance No. 2006.03
Page 1 of3
1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements.
2. The ultimate development proposed by this rezoning shall be consistent with the adopted
development agreement.
3. The property owner shall not cause any lot split of any kind without the written consent of
the Town of Marana.
4. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to determine any action necessary to assure compliance with applicable laws and
regulations.
5. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for
Moore Road and Clark Farms Boulevard with the recording of the final block plat or
within 60 days of demand by the Town.
6. A water service agreement shall be submitted by the developer and accepted by the
Utilities Director prior to the Water Master Plan being accepted by the Utilities Director.
7. A sewer service agreement shall be submitted by the developer and accepted by Pima
County Wastewater Management and the Town Engineer prior to the Sewer Master Plan
being accepted.
8. Installation of dual water lines shall be required per the adopted Northwest Marana Area
Plan.
9. Potential buyers shall be notified that some or all of the property in this rezoning is subject
to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water
Users' Association.
10. The developer shall record an avigation easement with the recording of the final block
plat.
11. Upon adoption of the ordinance by the Mayor and Council approving the Gladden Farms
II Specific Plan, the applicant shall provide the planning department with the following
final edition of the Gladden Farms II Specific Plan: one non-bound original; forty bound
copies; and, one digital copy in Microsoft Word or other acceptable format, within 60
days of the adoption.
Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2006,03,
Section 5. 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.
Marana Ordinance No. 2006.03
Page 2 of3
PASSED AND ADOPTED by the Mayor and Council of the Town of Maran a, Arizona, this
7th. day of March, 2006.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Ordinance No. 2006.03
Page 3 of3
EXHIBIT "A"
That part of Section 35, Township 11 South, Range 11 East, Gila and Salt River Meridian,
Pima County, Arizona, lying South and West of the Southwest right of way line of the
relocated Tucson-Picacho Highway, Federal Interstate Project 94, as it existed on May 15,
1950;
EXCEPT THEREFROM the right of way for Moore Road, formerly Grier Road, over the North
30 feet thereof, as shown on the map recorded in Book 2 of Road Maps, Pages 126 through
129;
AND EXCEPT THEREFROM the following two well sites belonging to Cortaro Water Users'
Association:
Marana Well No. 13
That portion of the Southeast quarter of the Southeast quarter of Section 35, Township 11
South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly
bounded and described as follows:
BEGINNING at a point which is 62.5 feet Northerly and 25 feet Westerly from the Southeast
corner of said Section 35;
THENCE Westerly 62.5 feet from and parallel to the South boundary line of said Section 35,
a distance of 26.8 feet to a point which intersects the Northeast right-of-way line of the
Cortaro Water Users' Lateral No. 6-1/2;
THENCE in a Northwesterly direction along the said right-of-way line of Cortaro Water Users'
Lateral No. 6-1/2 a distance of 109.3 feet to a point;
THENCE Easterly, 150 feet from and parallel to the South boundary line of said Section 35,
a distance of 92.25 feet to a point;
THENCE Southerly 25 feet from and parallel to the East boundary line of said Section 35, a
distance of 87.5 feet to the POINT OF BEGINNING;
Marana Well No. 14
That portion of the Southeast quarter of the Northeast quarter of Section 35, Township 11
South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly
bounded and described as follows:
BEGINNING at a point which is 938.65 feet Westerly and 50 feet Northerly from the East
quarter corner of said Section;
THENCE Westerly 50 feet from and parallel to the East and West center line of said Section
35, a distance of 135 feet to a point;
THENCE Northerly 1 073.65feet from and parallel to the East line of the said Southeast quarter
of the Northeast quarter of Section 35, 100 feet to a point;
THENCE Easterly 150 feet from and parallel to the East and West center line of said Section
35,135 feet to a point;
THENCE Southerly 938.65 feet from and parallel to the East line of the said Southeast quarter
of the Northeast quarter of Section 35, 100 feet to the POINT OF BEGINNING;
AND EXCEPT THEREFROM the following portion conveyed to Cortaro Marana Irrigation District
in the Deed recorded in Docket 1968, Page 585:
BEGINNING at a point on the North line of said Section 35, said point being South 89049'00"
West, 591.06 feet from the Northeast corner of said Section 35;
THENCE South 49037'00" East along the Southwesterly right of way line of Interstate 1 0,
357.77 feet;
THENCE South 49053'00" East, 419.03 feet to the East line of said Section 35;
THENCE South 0015'00" East, 32.81 feet along said East line;
THENCE South 49053'00" West, 448.44 feet;
THENCE North 49037'00" West, 386.97 feet to the aforesaid North line of Section 35;
THENCE North 89049'00" East, 38.44 feet to the POINT OF BEGINNING;
AND EXCEPT THEREFROM a strip of land 110 feet in width conveyed to the State of Ariozna,
by and through its State Highway Commission in the Deed recorded in Docket 2003, Page
408 described as follows:
BEGINNING at the point of intersection of the existing Southwest right of way line of the
existing Casa Grande-Tucson Highway with the East line of Section 35, from whence the
Northeast corner of said Section 35 bears Northerly 359.70 feet;
THENCE North 49053'00" West along said existing Southwest right of way line, a distance
of 325.42 feet;
THENCE North 49037'00' West continuing along said existing Southwest right of way line,
a distance of 229.27 feet, to a point on the North line of said Section;
THENCE Westerly along said North section line, a distance of 169.15 feet;
THENCE South 49037'00" East 357,77 feet;
THENCE South 49053'00" East 419.03 feet to a point on the aforesaid East line of Section
35;
THENCE Northerly along East section line, a distance of 144.38 feet, to the POINT OF
BEGINNING;
AND EXCEPT THEREFROM the East 50 feet of the South 35 feet of the Southeast quarter of
said Section 35, conveyed to Pima County in the Deed recorded in Docket 6411, Page 1237,
Exhibit "B"
The South 292.00 feet of the North 322.00 feet of the East 357.00 feet ofthe Northeast
quarter of the Northeast quarter of Section 34, Township 11 South, Range 11 East, Gila
and Salt River Meridian, Pima County, Arizona.
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MARANA
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TOWN OF MARANA
Planning and Zoning Department
3696 W, Orange Grove Road <1> Tucson, AZ 85741
(520) 382-2600 Fax: (520) 297-3792
PLANNING & ZONING APPLICATION
1. TYPE OF APfLICAttON(Chec"O"e) i'..
,,:;:;
'1
o Preliminary Plat
o Final Plat
o Development Plan
o Landscape Plan
o Native Plant Permit
o General Plan Amendment
o Specific Plan Amendment
K Rezone
o Significant Land Use Change
o Minor Land Division
o Variance
o Conditional Use Permit
o Other
.' .......i
Assessor's Parcel Number(s)
. z.
AT ~.~
....)..............)............
General Plan Designation
IT 0 be confirmed by staff)
Current Zoning
IT 0 be confirmed by staff)
Proposed Zoning
......: " ,'.. " '::'" ,.' ';1
Medium Density
Corridor Commerce
217-54-010F
Gross Area (Acre/Sq, Ft.)
634 Acres
C-Iarge lot
F-Specific Plan
DevelopmentJProject Name
Project Location
Description of Project
Gladden Farms, Iil
10600 West Tangerine Road
Property Owner
Street Address
Evco Farms, Inc.
City
10600 West Tangerine Road
State Zip Code Phone Number
Fax Number
E-Mail Address
Marana
,~- Contact Person
AZ
85653
Phone Number
Arthur Pacheco
Applicant
Street Address
City
Tucson
Contact Person
Forest City Land Group
333 East Wetmore Road, Suite 250
State Zip Code Phone Number
Fax Number
E-Mail Address
Dean Wingert
(520) 888- 3962 (520) 888-319f
Phone Number
(520) 888 -3962
AZ 85705
AgentJRepresentative
Street Address
City
The Planning Center
110 South Church Avenue, Suite 6320
State Zip Code Phone Number Fax Number
E-Mail Address
AZ 85701 (520) 623-6146 (520) 622-195C
Town of Marana I
Linda Morale s Business License No. 't:>2. fg' /
3. AUTHORIZATION OF PROPERTY OWNER
1, the undersigned, certify that all of the facts set forth in t}1is application are true to the best of my knowledge and that I am either the
owner of the property or that I have been authorized in wfiting by the owner to file this application and checklist. (If not owner of
,,,.,d, ,"",h writt.n .ntho<lzatlnn '<om tho ,w7') ~" / ~/I/Y /)
i UV\ciA s. j~\DI~df4 ~ '~q-I{)cJ
_I Print Name of Applicantl Agent '-" Signature Date
Tucson
Contact Person
X:\SHARED FILES\Review Checklist\Application.doc
December 2004
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Cf.,W No.
PC 2. - 05'62. 8
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Single-Family Detached 8{SFD-8)/Marana R-8
, Marahal..a~di'i.,.i.. ~Ia~d~~ F~rm~'1 ;Jbstification
Development Code (R..8) i$pecificPl.an:f$FB':8) , ''"'
SFR detached, churches, SFR detached, parks & Recreation facilities are an
Permitted Uses public parks & playgrounds, open space, recreation allowed use to provide for
facilities, public schools, flexibility in placement of the
public schools reliQious institutions proposed activity center
Detached accessory Detached accessory
structures (sheds, workshops,
etc.); Swimming pools & spas; structures (sheds,
workshops, etc.); swimming Allows guest homes to
Accessory Uses Garage; Sports courts pools & spas; home accommodate current housing
(unlighted); Home
occupations; Community occupations, guest homes; trends,
recreation & identification; patios, children playhouses,
Model homes etc
Day care center; Private Child care facilities, private
Conditional Uses education facilities, group Same
schools; Group homes homes,
Lot Area 8,000 square feet 8,000 square feet Same
. None
. Corner lots to be platted Allows for variation in lot sizes
Width 70' 5' wider than typical lot and flexibility in design. It also
width. allows the design to respond
Depth 90' None to site conditions.
Setbacks:
. 10'
. Can be reduced to 5' wI Allows for variation in
20' (up to 35% of homes can side loaded garage setbacks, flexibility of design,
--Front be 16')) . 5' to side loaded garage and site planning which
20' (front garage) . 20' to front loaded garage reduces monotony and
. 5' to front porch responds to the new
. May not encroach into residential design guidelines.
the PUE
. O'
5' . 3' access easement on
--Side o (side entry garage) adjacent property In conformance with the draft
10' to street required for z-Iot line residential design guidelines,
. 10' (street)
. 5' accessory structure
. 15' (living area)
20' (Every foot over 20' in . Can be reduced to 5' wI
front = 1 foot reduction in rear; front loaded garage Allows for variation in
--Rear max 5') (Every foot under 20' recessed 10' or more setbacks, flexibility of design,
in front = 1 foot addition in . 5' to living area wI rear and site planning to reduce
rear; max 5') loaded garage monotony
. 5' (patio & accessory
structures)
Allows for product diversity
Building Height 25' 30' and encourages varying
rooflines.
Building 10' (main) .
5' (main to accessory) . 6' (main to accessory) In conformance with
Separation 15' NWMAP Northwest Marana Area Plan
Maximum Lot 50% . 55% (buildings and Meets Marana Residential
Coverage structures) Design Standards
Minimum . 185 square feet per Meets Parks & Rec
Common OIS dwelling unit requirements
Single-Family Detached 7 (SFD-7)/Marana R-7
,},1;; ';i',<, [ ,.. .1".,;,.., .',;;':.:..i.",.",~~~b~P(]. ;{:....., ql~d~~1'I f~r~~III",l/i...' Justification
>, ...\...'.:.....,;\ Spec.ificPlan[ff[$F'P,,;Tl .'
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SFR (Detached); Churches; SFR detached, parks & Recreation facilities are an
open space, recreation allowed use to provide for
Permitted Uses Public parks & playgrounds; facilities, public schools, flexibility in placement of the
Public Schools relioious institutions proposed activity center
Detached accessory Detached accessory
structures (sheds, workshops, structures (sheds,
etc,); Swimming pools & spas; workshops, etc,); swimming Allows guest homes to
Accessory Uses Garage; Sports courts pools & spas; home accommodate current
(unlighted); Home
occupations; Community occupations, guest homes; housing trends.
patios, children playhouses,
recreation & identification; etc
Model homes
Day care center; Private Child care facilities, private
Conditional Uses education facilities, group Same
schools; Group homes homes
Lot Area 7,000 square feet 7,000 square feet Same
. None
. Corner lots to be platted Allows for variation in lot
Width 60' 5' wider than typical lot sizes and flexibility in design,
It also allows the design to
width. respond to site conditions.
Depth 85' None
Setbacks
. 10'
. Can be reduced to 5' wI
side loaded garage Allows for variation in
20' (up to 35% of homes can . 5' to side loaded garage setbacks, flexibility of design,
--Front be 16') . 20' to front loaded and site planning which
20' (front garage) garage reduces monotony and
. 5" to front porch responds to the new
. May not encroach into residential design guidelines.
the PUE
. 0'
. 3' access easement on
--Side 5' adjacent property In conformance with the draft
1 0' to street required for z-lot line residential design guidelines.
. 10' (street)
. 5' accessory structure
. 15' (living area)
20' (Every foot over 20' in . Can be reduced to 5' wI
front = 1 foot reduction in rear; front loaded garage Allows for variation in
--Rear max 5') (Every foot under 20' recessed 10' or more setbacks, flexibility of design,
in front = 1 foot addition in . 5' to living area wI rear and site planning to reduce
rear; max 5') loaded garage monotony
. 5" (patio & accessory
structures)
Allows for product diversity
Building Height 25' . 30' and encourages varying
rooflines.
Building 10' (main) In conformance with
5' (main to accessory) . 6' (main to accessory)
Separation 15' NWMAP Northwest Marana Area Plan
Maximum Lot 50% . 55% (buildings and Meets Marana Residential
Coverage structures) Design Standards
Minimum . 185 square feet per Meets Parks & Rec
Common OIS dwelling unit requirements
Permitted Uses
Accessory Uses
Conditional Uses
Lot Area
Width
De th
Setbacks
--Front
--Side
--Rear
Building Height
Building
Separation
Maximum Lot
coverage
Minimum
Common O/S
SFR (Detached); Churches;
Public parks & playgrounds;
Public Schools
Detached accessory
structures (sheds, workshops,
etc,); Swimming pools & spas;
Garage; Sports courts
(unlighted); Home
occupations; Community
recreation & identification;
Model homes
Day care center; Private
schools; Group homes
6.000 square feet
55'
80'
20' (up to 35% of homes can
be 16')
20' (front garage)
5'
10' to street
20' (Every foot over 20' in
front = 1 foot reduction in rear;
max 5') (Every foot under 20'
in front = 1 foot addition in
rear; max 5')
25'
10' (main)
5' (main to accessory)
15' NWMAP
50%
Detached accessory
structures (sheds,
workshops. etc,);
swimming pools & spas;
home occupations, guest
homes; patios, children
playhouses. etc
Child care facilities, private
education facilities, group
homes,
6,000 square feet
· None
· Corner lots to be platted
5' wider than typical lot
width.
None
· 10'
· Can be reduced to 5' wI
side loaded garage
· 5' to side loaded garage
. 20' to front loaded
garage
. 5' to front porch
. May not encroach into
the PUE
· 0'
. 3' access easement on
adjacent property
required for z-Iot line
· 10' (street)
· 5' accesso structure
· 15' (living area)
· Can be reduced to 5' wI
front loaded garage
recessed 10' or more
· 5' to living area wI rear
loaded garage
. 5' (patio & accessory
structures
· 30'
· 6' (main to accessory)
· 55% (buildings and
structures)
185 square feet per
dwelling unit
Justification
Recreation facilities are an
allowed use to provide for
flexibility in placement of
the r osed activi center
Allows guest homes to
accommodate current
housing trends.
Same
Same
Allows for variation in lot
sizes and flexibility in
design. It also allows the
design to respond to site
conditions.
Allows for variation in
setbacks, flexibility of
design, and site planning
which reduces monotony
and responds to the new
residential design
guidelines.
In conformance with the
draft residential design
guidelines.
Allows for variation in
setbacks, flexibility of
design, and site planning to
reduce monotony
Allows for product diversity
and encourages varying
rooflines.
In conformance with
Northwest Marana Area
Plan
Meets Marana Residential
Design Standards
Meets Parks & Rec
requirements
/"~
Justification
Permitted Uses
Accessory Uses
Conditional Uses
Multi-Famil
Site Area
Maximum Densit
Min. Lot Width
Min. Lot Depth
Site Setbacks
Multi-Family Residential
Fences, walls, garages, pools,
unlighted tennis courts
Public and private schools;
parks; public utilities; single
family residential (R-6); day
care; churches
Development Re ulations
6000 sf
2-4 res: 4,OOO/DU
5-8 res: 3,500/DU
9+ res: 2,175/DU
20 RAC (parcels over 5 acres)
60'
90'
MFR, SFR (Small-Lot
Detached & Attached) Parks
& Open Space, Community
Rec Facilities, Religious
Institutions
Carports & garages;
swimming pool, spa, &
related structures; tennis
courts
Childcare facilities, group
homes, education facilities
1 acre
20 RAC
None
None
20' (shall increase l' for every
--Front foot building exceeds 20' in 20'
hei ht
20' (shall increase l' for every
--Side foot building exceeds 20' in 20'
hei ht
20' (shall increase l' for every
--Rear foot building exceeds 20' in 20'
hei ht
Building Height 30' 40'
Building
Separation
Minimum Private
o en S acelDU
Minimum 30% (excluding parking and
Common OIS driveway areas)
Small-Lot Single Famil Detached Development Re ulations-No A
3,500 sf
. No more than 33% of the
lots will be 3,500 sf
. None
· Corner lots to be platted
5' wider than typical lot
width,
None
Minimum ArealDU
Width
De th
Setbacks
--Front
100 sf
N/A
N/A
N/A
N/A
N/A
Per building code
100 sf (patio, balcony, or
combination thereof)
100 sf per dwelling unit
. 10'
. 20' to front loaded garage
. 5' to living area wI rear &
side loaded garage
. 5' front porch
· 5' to side-loaded garage
· May not encroach into the
PUE
,,^,.'
Allows for a greater
diversity of housing
products while still
attaining a higher density
Allows for swimming
pools and related
structures for MF units
and/or sin le-famil
SFR is an allowed use
Allows for greater
flexibility in site design
and product types
Encourages varying
rootlines to avoid box-
like structures
Allows apartment
complexes
Same
Meets Parks & Rec
requirements
Iicable Marana Zone
The small-lot single-
family detached unit is
intended to appeal to
first time homebuyers
and those wanting to live
in a neo-traditional
community. It also
creates a community
with a diversity of
housing types and
encourages design
features that reduce the
emphasis of the garage.
· 0' ..
· 3' access easement on In conformance with
--Side N/A adjacent property required residential design
for z-Iot line guidelines
. 5' accessory structures
· 10' (main structure)
--Rear N/A · 5' patio if open on 3 sides Encourages alternative
· 5' to living area wI rear garage design
loaded garage
Building Height N/A 30' Encourages varying
rooflines
Building N/A 6' Meets building code
Separation
Lot Coverage N/A 55% Meets Residential
Design Standards
Minimum 185 sf per dwelling unit Meets Parks & Rec
Common 0/5 (including activity center) requirements
Single-Family Attached Development Regulations-No Applicable Marana Zone
Minimum Area/DU N/A 3,500
Lot Width N/A None
Lot Depth N/A None
Setbacks
--Minimum 20'
Perimeter
. 10'
. 20' to front loaded garage
· 5' to living area with rear The attached single-
--Front N/A or side loaded garages
· 5' to front porch family unit is intended to
· 5' to side loaded garage appeal to first time
· May not encroach into the homebuyers and those
PUE wanting to live in a neo-
--Side N/A · 0' traditional community, It
· 5' accessory structures also creates a
. 10' (main structure) community with a
· 5' patio if open on 3 sides diversity of housing
--Rear N/A . 5' to living area wI rear types and encourages
loaded garage design features that
. 5' accessory structures reduce the emphasis of
--Street 8' the garage.
Building Height N/A 30'
Lot Coverage N/A 55%
Building 0'
Separation
Minimum Private 100 sf 100 sf (patio, balcony, or
Open Space/DU combination thereof)
Minimum 140 sf per dwelling unit
Common 0/5
HDR uses*;
professional/medical/general
office; personal services;
govemment/public service
facilities; retail and
wholesale uses*; restaurant
and food service*; model
home sales center
*Single-family attached,
multi-family, retail and
wholesale, restaurant and
food service not allowed in
Block 21
Carports & garages;
swimming pool, spa, & other
related structures; tennis
courts
Childcare facilities, group
homes, education facilities,
restaurant and food service
w/ drive-thrus
Residential Development Standards-See HDR Zone
Non-Residential Development Standards
Site Area
Maximum lot
Covera e
Setbacks
--Front
--Side
--Rear
--Adjacent to
Residential land
Use Desi nation
Permitted Uses
Accessory Uses
Conditional Uses
None
35%
Building Height
25'
20'
20'
l' per every foot in building
height; minimum 25' setback
with 15' landscape buffer
50'
May not exceed 30' in Block
21
The purpose of the
Gladden Farms"
Transitional designation
is to promote higher
density development and
commercial uses in the
same area.
The TR designation
encompasses
approximately 77 acres
within Gladden Farms II.
The designation supports
a variety of uses including
professional services,
retail, offices, and a
variety of housing
options, This area will
create a live/work
community that
encourages community
gathering and social
interaction. The
placement of the TR
blocks next to the
commercial parcels
creates a transition from
commercial to residential
uses,
Permitted Uses
Conditional Uses
Min Site Area
Lot Coverage
Setbacks
--Front
--Side
--Rear
--Adjacent to
Residential
Building Height
Building
Separation
R-6; NC; CO; department
stores; variety stores; retail
warehouse; showroom
catalog; home improvement
centers; auto supply/service
stations; super drug stores;
pet supply stores
Reserved
10 acres
35%
30' from any street lot line'
20'
20'
40'
50'
<?IClC:f.a~
$'&':
Banks/financial institutions;
professional/medical/general
office; restaurant;
retail/wholesale; recreational
uses; personal services;
govt./public service facilities;
day care; religious uses;
supermarkets; laundromats;
automobile sales*; lodging
facilities*; private schools;
pet supply stores; home
improvement stores;
theaters; personal storage*
* uses only allowed in Block
4
Auto service stations;
convenience stores; MFR;
car washes
None
3S%
2S' (street)
20'
20'
40'
SO'
Per building code
Same, except it does not
allow SFR.
More restrictive
Removed per comment
#87
Same
Allows flexibility in design
Same
Same
Same
Same
Avoids possible
landscaping and setback
problems that may arise
within a commercial
subdivision.
,-
~mml~
ARA A
~/ 1"
TOWN OF MARANA
Gladden Farms II
Specific Plan
CASE NO. PCl-05028
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Well Sites
Excluded
1000 0 1000 2000 Feet
I
Data Disclaimer
N
+
The Town of Marana provides !hI. map Information "Aa Is" at the request of
the uur with the understanding th..t: It Is not guarantud to be accurate.
correct or complete and conclu~ions drawn from ~uch information are the
responsibility of tho uur.
In no ovont shall The Town of Marana become ~ble to users of these date,
or any other party. for any loss or direct, indue-ct, special, incidental or
c:onuquentlal damage., including but not limited to time, money or
goodwill erlslng from the un or modlflcatton of the date,
REQUEST
A request to change the zoning of 636 acres from "C"
_arge Lot Zone to "F" Specific Plan. The project location
is east of the existing Gladden Farms development and
south of Moore Road.
Gladden Farms II Specific Plan is on file and available for viewing from 8:00 a.m. to
5:00 p.m. Monday through Friday excluding holidays, at the office of the Town Clerk,
11555 W. Civic Center Drive, Marana, AZ 85653,
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Gladden Farms II
Specific Plan
PGZ-05028
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110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950
www.azplannlngcenter.com
....
.
.
THE
IPU\NNING
~rlli~
Gladden Farms II Specific Plan
PCZ-05028
Submitted to:
T own of Marana
3696 West Orange Grove Road
Tucson, Arizona 85741
Prepared for:
FC/M Gladden II, LLC
333 East Wetmore Road
Suite 250
Tucson, Arizona 85705
Prepared by:
The Planning Center
110 South Church
Suite 6320
Tucson, Arizona 85701
~THE
PLANNING
CENTER
March 2005
Revised: August 2005
Revised November 2005
Revised February 2006
For clarification of material
contained in this Specific Plan contact:
The Planning Center
110 South Church
Suite 6320
Tucson, Arizona 85701
Telephone: (520) 623-6146
Fax: (520) 622-1950
~THE
PLANNING
CENTER
Table of Contents
Section I - Introduction
A. Specific Plan Summary............. ..... .... ........ ......................................... ..... .................. ....... .1-1
B. Location ............................................................................................................................. 1-1
C. Authority and Scope.......................................................................................................... .1-1
D. Legal Description............................... ............ ........ ........ ............... .................................. ...1-5
Section II - Development Capability
A. Introduction.. ............. .......................................... ............... .............................................. .11-1
B. Existing Land Uses........................................................................................................... 11-3
1. Existing On-Site Land Use and Zoning...................................................................... 11-3
2. Existing Conditions on Properties within a % Mile Radius ......................................... 11-4
C. Topography and Slope. ............................. .............. ..................................................... .....11-9
1. Hillside Conservation Areas............................................................................ .......... 11-9
2. Rock Outcrops.......................................................................................................... 11-9
3. Slopes of 15% or Greater..........................................................................................11-9
4. Other significant Topographic Features..................................................................... 11-9
5. Pre-Development Cross-Slope.................................................................................. 11-9
D. Hydrology................................... .............................. ......... ......... ............. ................... .....11-11
1. Off-site Watersheds................................................................................................ 11-11
2. Off-Site Watershed Features.................... ........................................ ....................... 11-11
3. Pre-Development On-Site Hydrology...................................................................... 11-11
4. Existing Downstream Conditions............................................................................. 11-12
5. Section 404 Permit.................................................................................................. 11-12
E. Vegetation............................................................................ ................................. ......... .11-15
1. Vegetative Communities and Associations on the Site............................................ 11-15
2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered
Species. . . . . .. ........................................................................................................... 11-15
3. Vegetative Densities............................................................................................... 11-15
F. Wildlife...................................................................................................................... ...... 11-20
1. Presence of State-Listed Threatened or Endangered Species................................ 11-20
2. High Densities of a Given Species ..........................................................................11-20
3. Aquatic or Riparian Ecosystems.............................................................................. 11-20
G. Soils and Geology......................................................................................................... ..11-21
1. Soils. . . . . . . . . . . . .......................................................................................................... 11-21
2. Geologic Features................................................................................................... 11-21
H. Environmental Resources............................................................................................... 11-23
I. Viewsheds..................................................................................................................... .. 11-23
1. Viewsheds Onto and Across the Site...................................................................... 11-23
2. Visibility from Adjacent Off-Site Uses ......................................................................11-23
J. Traffic Circulation and Road System............................................................................... 11-30
1. Existing and Proposed Off-Site Streets................................................................... 11-30
2. Existing Access and Rights-of-Way......................................................................... 11-30
3. Roadway Improvements.......................................... ............................................... 11-32
4. Intersections........................................................................................................... 11-32
5. Alternate Modes...................................................................................................... 11-33
K. Recreation and Trails....................... .............................. ............................................... ..11-33
1. Open Space, Recreation Facilities, Parks, and Trails.............................................. 11-33
L. Cultural Resources.... ............... ................................................ ..................................... ..11-36
1. Location of Resources On-Site............................................................................... 11-36
CJ;) Gladden Farms II
CI:) Specific Plan
T able of Contents
2. Letter from the Arizona State Museum.................................................................... 11-36
M. Existing Infrastructure and Public Facilities .....................................................................11-38
1. Sewer. . . .. . .. . ........................................................................................................... 11-38
2. Fire Service .... ................ .................................... ........................... ........................ 11-38
3. Water............................................ ..... .................................................... .... ..... ....... 11-43
4. Schools....... ........................................................................................................... 11-46
5. Private Utilities........................................................................................................ 11-48
N. McHarg Composite Map................................................................................................. 11-48
Section III - Development Plan
A. Purpose and Intent.............. ....................................................... ........... .......................... .111-1
B. Objectives of the Specific Plan......................................................................................... 111-1
C. Relationship to Adopted Plans......................................................................................... 111-2
D. Compatibility with Adjoining Development........................................................................ 111-2
E. Land Use Concept Plan... ............. ......... ................ ................... ..................................... ..111-3
F. Grading Concept............................................................................................................. .111-8
G. Post Development Hydrology........................................................................................... 111-8
H. Environmental Resources................................................................................................ 111-8
I. Viewsheds..................................................................................................................... ... 111-8
J. Circulation Concept Plan.................................................................................................. 111-8
K. Landscape Concept....................................................................................................... 111-11
L. Open Space, Recreation, Parks and Trails Concept......................................................1I1-11
M. Cultural Resources......................................................................................................... 111-14
N. I nfrastructure and Public F acilties .................................................................................. 111-14
1. Sewer. . . . . . . . . .......................................................................................................... 111-14
2. Fire Service.... .................... ................................................................................... 111-14
3. Water.................................................................................................................... 111-14
4. Schools....... .......................................................................................................... 111-14
5. Private Utilities....................................................................................................... 111-15
Section IV - Development Regulations
A. Purpose and Intent.......................................................................................................... IV-1
B. General Provisions.......................................................................................................... IV-1
1. Applicability of Town of Marana Land Development Code........................................IV-1
2. Building Code.......................................................................................................... .IV-1
3. Additional Uses............................................................ ........................................... .IV-1
C. Development Standards.................................................................................................. IV-2
1. Single-Family Detached 8 (SFD-8)...........................................................................IV-2
2. Single-Family Detached 7 (SFD-7).............................. ............................................ .IV-4
3. Single-Family Detached 6 (SFD-6)......................................................................... ..IV-6
4. High Density Residential (HDR)............................................................................. ..IV-8
5. Transitional Zone (TR) ......................................................................................... ..IV -10
6. Commercial (C)..................................................................................................... .IV-11
D. Design Standards.................................................. ........... ............................................ IV-12
1. Town Enforced Residential Design Standards........................... .......................... ..IV-12
2. Design Review Committee Enforced Residential Design Standards ......................IV-14
3. Town Enforced Commercial Design Standards..................................................... .IV-15
4. Design Review Committee Enforced Commercial Design Standards .....................IV-16
c:..c) Gladden Farms II
C'I:) Specific Plan
ii
Table of Contents
5. Streets................................................ ................ ............................................... ...IV-17
6. Open Space.. ........................................................................................................ .IV-18
7 . Landscaping....................................................................................................... ....IV-19
8. Monumentation ..................................................................................................... .IV-20
9. S ig ns . . . . . . . . ... ......................................................................................................... IV - 21
10. Walls and Fencing .................................................................................................IV-23
Section V - Implementation and Administration
A. Pu rpose.. . .. .. .. . .. .. .. .. .. . .. .. .. .. .. . .. . . . .. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .... V-1
B. Proposed Changes to Zoning Ordinance ......................................................................... V-1
C. General Implementation Responsibilities......................................................................... V-1
D. Development Review Procedure...................................................................................... V-2
E. Design Review Process................................................................................................... V-2
F. Phasing.............. ......... ...................................................... ............. ...... ...... ...................... V-3
G. Specific Plan Administration...................... ................. ..................... ....... .......................... V-3
1. Enforcement.............................................. .............................................................. . .V-3
2. Administrative Change.............................................................................................. V-3
3. Substantial Change................................................................................................... V-4
4. Interpretation............................................................................................................. V-4
5. Fees. . . . . . . . . . . . ......................................................................................... ................... V-4
6. Annual Report........................................................................................................... V-4
List of Exhibits
Section I - Introduction
Exhibit I.B.1: Location and Vicinity Map...................................................................................... 1-3
Exhibit I. B.2: Regional Map....................................................................................................... .1-4
Section II - Development Capability
Exhibit II.A: Development Context............................................................................................. 11-2
Exhibit II. B.2.a: Existing Zoning................................................................................................. 11-5
Exhibit II. B.2.b: Existing Land Use............................................................................................. 11-7
Exhibit II. C: Topography......................................................................................................... 11-10
Exhibit 11.0.1: Off-Site Hydrology............................................................................................ 11-13
Exhibit II. 0.2: On-Site Hydrology............................................................................................ 11-14
Exhibit II. E.1: Vegetative Communities and Densities............................................................ 11-16
Exhibit II.E.2: Arizona Game and Fish Department Letter ......................................................11-17
Exhibit II. G.1: Soil Associations............................................................................................... 11-22
Exhibit 11.1.1 (a): Photo Key Map ...............................................................................................11-24
Exhibit 11.1.1 (b): Site Photos .....................................................................................................11-25
Exhibit 11.1.2: Areas of High Visibility........................................................................................ 11-29
Exhibit II.J.2: Existing and Future R. O.W................................................................................. 11-31
Exhibit II.K.1: Open Space, Trails, and Recreation.................................................................. 11-35
Exhibit II.L.2: Arizona State Museum Letter.... ........................................... ........... ...................11-37
Exhibit II.M.1.a: Existing Sewer ...............................................................................................11-39
Exhibit II.M.1.b: Sewer Capacity Letter................. ................................................................ ...11-40
Exhibit II. M.2: Fire Service....................................................................................................... 11-42
(Jt) Gladden Farms II
CI:) Specific Plan
iii
Table of Contents
Exhibit II.M.3.a: Existing Water Lines and Wells...................................................................... 11-44
Exhibit II. M.3.b: Water Service Letter...................................................................................... 11-45
Exhibit II.M.4: Schools ........................ .............................. .... ... ..................... ......................... ..11-47
Exhibit II. N: Composite Map.................................................................................................... 11-49
Section III - Development Plan
Exhibit III. E.1: Land Use Concept Plan..................................................................................... 111-6
Exhibit II. E.2: Land Use Designation Map................................................................................ 111-7
Exhibit III. F: Circulation Concept Plan.................................................................................... 111-10
Exhibit III. K: Open Space Concept Plan................................................................................. 111-13
Appendix
Appendix A: Legal Description............................................................................................. A-1
Appendix B: Plant Palette.................................................................................................... B-1
Appendix C: Citizen Participation Plan................................................................................. C-1
Appendix D: Design Review Application............. ................................................................. D-1
Appendix E: Definitions.................................................................................................... .... E-1
~
Gladden Farms II
Specific Plan
iv
I. Introduction
-
-
Introduction
A. Specific Plan Summary
The Gladden Farms II Specific Plan establishes comprehensive guidance and regulations
for the development of approximately 636 acres located in Marana, Arizona. The Specific
Plan establishes the development regulations, programs, development and design
standards required for the implementation of the approved land use plan. The Specific
Plan also provides the parameters to implement the Land Use Plan by establishing policies
and regulations that will replace and supersede the current property zoning and other Town
development regulations. The Plan is regulatory and adopted by ordinance.
The authority and preparation of Specific Plans is found in the Arizona Revised Statutes,
Section ~ 9-461.08. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Plan, and further, the law allows for their review and adoption. This specific plan is
consistent with the Marana General Plan approved and adopted on March 11, 2003 as
authorized by public vote in accordance with the Growing Smarter Plus Act of 2000.
-"
The Specific Plan is a tool used to implement the Town of Marana General Plan and the
Northwest Marana Area Plan at a more detailed site-specific level 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. Gladden Farms II will be designed to
accommodate growth in this area, and at the same time, respect its agricultural and cultural
history. Future demand for housing will continue to increase in this area. This specific plan
will provide commercial, residential (may not exceed 2,539 single- and multi-family units
combined), and open space areas to support the greater Northwest Marana community.
B.
Location
The Gladden Farms II Specific Plan lies in the Urban Southeast planning area of the Town
of Marana according to the Northwest Marana Area Plan. It is bounded by the Postvale
Road alignment and Gladden Farms I on the west, the Tangerine Road alignment on the
south, Moore Road on the north, and the Patton Road alignment on the east. Gladden
Farms II combines two parcels: the larger 634-acre parcel and the 2.3-acre parcel in the
northwest corner. The larger property is located in Section 35 of Township 11 South,
Range 11 East and the small property is located in Section 34 of Township 11 South,
Range 11 East..
c. Authority and Scope
The authority for the preparation of specific plans is found in Arizona Revised Statutes,
Section ~ 9-461.08. State law allows the preparation of specific plans based on the general
plan, as may be required for the systematic execution of the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of specific plans in Marana.
,-
PB
Gladden Farms II
Specific Plan
1-1
Introduction
-
Pursuant to these state statutes and Town of Marana Ordinance 87.22, a public hearing will
be conducted by the Town Planning Commission and the Town Council after which the
Specific Plan Ordinance may be adopted by the Town Council and become effective.
-
1-2
~
Gladden Farms II
Specific Plan
,-.
,..
Introduction
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Exhibit 1.8.1: Location and Vicinity Map
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Gladden Farms II
Specific Plan
1-4
Introduction
D. Legal Description
See Appendix A: Legal Description
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Gladden Farms II
Specific Plan
1-5
II. Development Capability Report
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the Gladden Farms II
Specific Plan is to present the opportunities and constraints or various physical components
existing on the property. The synthesis and analysis of the existing characteristics can then
provide a means whereby development occurs in a sensitive and responsive manner to the
physical conditions of the site. The Development Capability Report follows the Town of
Marana requirements provided in 05.06.02(0) Specific Plans Application of the Town of
Marana Land Development Code.
Pursuant to such requirements, the following physical components of the site were
compiled to assess the suitability of the property before development:
· Existing Land Uses;
· Topography and Slope;
· Hydrology;
· Vegetation;
· Wildlife;
· Soils and Geology;
· Environmental Resources;
· Viewsheds;
· Traffic Circulation and Road System;
· Recreation and Trails;
· Cultural Resources and
· Existing Infrastructure and Public Facilities.
Northwest Marana is growing rapidly and there are a number of existing and approved
developments in proximity to the proposed Gladden Farms II Specific Plan including the
new Town of Marana Municipal Complex. Approved specific plans include Rancho Marana
Specific Plan (both east and west) Marana Gardens Specific Plan, and Sanders Grove
Specific Plan. The Tangerine Commerce Park Specific Plan is currently under review.
Existing developments in the area include Honea Heights, Rillito Vista, Mulligan's Acres,
and Happy Acres. San Lucas, Gladden Farms I, Vanderbilt, Fianchetto Farms, Rancho
Marana 154, Farm Field Five, and Payson Farms are in various stages of development.
See Exhibit II.A: Development Context.
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Gladden Farms II
Specific Plan
11-1
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Development Capability Report
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This section of the Development Capability Report identifies the following: existing zoning,
land uses and structures within the site; existing zoning, land uses and structures on
surrounding properties; and other proposed development in the project vicinity.
1.
Existing On-Site land Use and Zoning
The subject site consists of approximately 636 acres that has historically remained
undeveloped and used for agricultural purposes except for two farm homesteads
and one house on the northwest parcel. The first home is located on the southern
edge, the second home is located along the western boundary of the property, and
the house on the northwest parcel is currently being used as the sales center for
Gladden Farms I. Several storage buildings exist on the larger parcel, in addition to
the two homes.
Photo 10: Existing residence in the northwestern quadrant of the property.
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Photo 11: Existing residence in the southern portion of the site.
11-3
,....
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~~
Gladden Farms II
Specific Plan
Development Capability Report
The site is currently zoned for C (Large Lot Zone) according to the Marana Land
Development Code. Zone C allows residential, commercial, industrial, and quasi-public
uses at a density of one unit per 25 acres.
2. Existing Conditions on Properties within a % Mile Radius
a. Zoning
Zoning within a "!4 mile radius of the project site consists of:
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Specific Plan - Rancho Marana West (undeveloped mix of
North
residential, commercial, office, public, and recreational uses).
South C (Large Lot Zone); D (Floodplain).
East E (Transportation Corridor); B (Medium Lot Zone); C (Large Lot
Zone); and LI (Light Industrial).
Gladden Farms I (R-6 (Single-Family Residential); R-7 (Single-Family
West Residential); R-8 (Single-Family Residential); R-144 (Residential); VC
(Village Commercial)); and D (Floodplain). All zones are under
construction with the exception of Zone D and Villaae Commercial.
See Exhibit II.B.2.a: Zoning
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11-4
Gladden Farms II
Specific Plan
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11-5
~~
Gladden Farms II
Specific Plan
Development Capability Report
b. Existing Land Use
The project site is surrounded by vacant, agricultural land to the north and
east. Gladden Farms I to the west is currently being constructed for
residential purposes. The Tangerine Road Landfill, a gravel pit, and vacant
land are to the south.
Table 4: Land Uses within a "!hi-Mile Radius
North Vacant -- future residential and commercial (Rancho Marana Specific
Plan has been approved).
South Vacant - Tangerine Road Landfill and gravel pit.
East Agriculture; Vacant property.
West Vacant property, residential, commercial; park and open space (areas of
the Gladden Farms I development have begun construction).
See Exhibit II.B.2.b: Existing Land Use
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11-6
Gladden Farms II
Specific Plan
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Specific Plan
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c.
Building Heights
The project site is surrounded by vacant land with the exception of Blocks 6
and 12 of Gladden Farms I. The existing development in the Gladden
Farms I subdivision is a mixture of one- and two-story homes not to exceed
25 feet (30 feet with the approval of the Marana Town Council). See Photo
12 below in Section f: Architectural Style of Adjacent Development for
examples of development in Gladden Farms I.
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Pending and Conditional Rezonings
The Tangerine Commerce Park is under review by Town Staff. The Rancho
Marana Specific Plan Amendment was recently approved by Town Council
on February 15, 2005 by Ordinance 2005.05.
e.
Subdivision/Development Plans Approved
Three plats from Gladden Farms I within a lA-mile radius of the project site
are going through the approval process including the Gladden Farms I final
and preliminary plats for Phases II and III. Blocks 18, 20, and 21, are
currently under review. Final plats are recorded for Phase I Blocks 6 and
12.
The Rancho Marana Final Plat was approved by Town Council on July 6,
2004 and adopted with Resolution 2004-154 on December 7, 2004. The
final plat for Blocks 1-13 of the Vanderbilt subdivision was approved by
Town Council on February 15, 2005.
f.
Architectural Style of Adjacent Development
Land to the north and east of the project site is currently vacant. The initial
phase, totaling 700 lots of the Gladden Farms I development is under
construction. These will be one- and two-story single-family detached
homes. At build-out, the minimum lot size adjacent to the project site will
range from 6,000 - 8,000 square feet. The photos below demonstrate the
character of the adjacent development in Gladden Farms I.
Photo 12: Homes in the Gladden Farms I subdivision to
the west.
11-8
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Gladden Farms II
Specific Plan
Development Capability Report
c. Topography and Slope
The project site has historically been used for agricultural purposes and has previously
been graded. There are no significant topographical features on the property. See Exhibit
II.C: Topography.
1. Hillside Conservation Areas
No hillside conservation areas exist on-site.
2. Rock Outcrops
No rock outcrops exist on the project site.
3. Slopes of 15% or Greater
There are no slopes over 15% on the project site.
4. Other significant Topographic Features
No other topographic features such as protected peaks and ridges exist on-site.
5. Pre-Development Cross-Slope
The average cross-slope is approximately 1/10 of 1%. The grades are generally
conducive to development and should not represent a constraint.
PB
Gladden Farms II
Specific Plan
11-9
Development Capability Report
Exhibit II.C: Topography
MOORE ROAD
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Adjacent Parcels
1. There are no slope of 15 percent or greater.
2. There ere no peaks or ridges on-slte.
3. 2' Contour Intervals.
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Gladden Farms II
Specific Plan
11-10
Development Capability Report
D. Hydrology
This portion of the Specific Plan includes a description of on-site and off-site pre-
development hydrologic characteristics and water resources.
1. Off-site Watersheds
The site adjoins farm fields on the east and natural desert and the landfill on the
south. The fields slope generally to the northwest and any drainage is sheet flow.
The natural desert slopes west to the Santa Cruz River. The landfill located south
of the site contains any water falling on the site.
Two off-site watersheds impact the site along the eastern project boundary as
depicted on Exhibit 11.0.1 Off-Site Hydrology. Watershed I has a drainage area of
243 acres and generates a 100-year design flow of 445 cfs. Off-site Watershed II
has a drainage area of 60 acres and generates a 100-year design flow of 153 cfs.
The runoff for both off-site watersheds is sheet flow that is directed to the northwest
of each watershed via the constructed roads and irrigation channels.
-
Per the Master Drainage Report for Vanderbilt Farms, an existing culvert under
Interstate 10 discharges (0100=262 cfs) into the northeastern corner of the project
site. The mentioned report also states that a channel is proposed to discharge the
culvert flow into the Santa Cruz River. The channel has not been constructed and
therefore the flow was considered in this study.
2.
Off-Site Watershed Features
There are significant off-site watershed features within the above-described
watersheds that affect the flows onto the site. The off-site watersheds consist of
agricultural fields with 0% impervious surfaces and a vegetative cover density of
5%. The soils type was determined to be 100% B. Runoff is directed north and
south by the constructed roads and irrigation ditches.
A significant man-made feature is the landfill located along the south property
boundary.
Another major feature located off-site is the Santa Cruz River, which is
approximately 1000-feet from the southwest corner of the site. A levee has been
constructed along the north side of the river. The FEMA floodplain is contained
within the levee based on the approved Letter of Map Revision (LOMR) for the
Lower Santa Cruz River Levee, effective date September 16, 2004
3. Pre-Development On-Site Hydrology
The pre-developed on-site watersheds also consist of agricultural fields with 0%
impervious surface and a vegetative cover density of 5%. The soils type was
determined to be 100% B.
@B
Gladden Farms II
Specific Plan
11-11
Development Capability Report
,,,,,",
-
The project site contains three pre-developed watersheds as depicted on Exhibit
11.0.2 On-Site Hydrology. Pre-Developed Watershed A has a drainage area of 132
acres and generates a 100-year design flow of 241 cfs. Pre-Developed Watershed
B has a drainage area of 108 acres and generates a 100-year design flow of 205
cfs. Pre-Developed Watershed C has a drainage area of 440 acres and generates
a 100-year design flow of 468 cfs. The hydrologic data sheets for Pre-Developed
Watersheds A and B were obtained from the Master Drainage Report for Gladden
Farms I. There are no defined floodplains.
The LOMR for the Lower Santa Cruz River Levee locates the project site within
Shaded Zone X, which is defined as areas protected by levees from the 100-year
flood.
4.
Existing Downstream Conditions
The Gladden Farms I subdivision is located along the west boundary of the site and
the proposed Vanderbilt Farms subdivision is located north of the project site. Per
the Vanderbilt Farms Master Drainage Report, the runoff combined from Off-site
Watersheds I and II and Pre-Developed Watershed C was determined to be 743
cfs. When combined with the flow from the existing culverts under Interstate 10, the
total design flow was determined to be 836 cfs. This runoff is conveyed through the
Moore Road right-of-way to the Santa Cruz River. The referenced report states that
the existing Moore Road right-of-way has a conveyance capacity of 862 cfs. Thus,
the runoff generated from the off-site and on-site watersheds will not affect
downstream developments located north of Moore Road.
In addition, per the Master Drainage Report for Gladden Farms I, a berm is
proposed west of the Pacheco Property project site. As a result, runoff generated
from Pre-Developed Watersheds A, Band C will be directed north to Moore Road.
5.
Section 404 Permit
The characteristics of Jurisdictional U.S. Waters, such as high water marks or
sandy bottom washes are not present within this project site.
~
Gladden Farms II
Specific Plan
11-12
Development Capability Report
Exhibit 11.0.1: Off-Site Hydrology
P,.tOORE ROAD
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Gladden Farms II
Specific Plan
11-13
Development Capability Report
Exhibit 11.0.2: On-Site Hydrology
MOORE ROAD
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Gladden Farms II
Specific Plan
11-14
Development Capability Report
E. Vegetation
This portion of the Gladden Farms II Specific Plan includes vegetative communities and
associations and wildlife habitats identified within the site.
1. Vegetative Communities and Associations on the Site
The entire project site is classified as AgriculturaVDevelopedlBare Ground
according to the Pima County Land Information System (PCLlS). The site has
historically been used for agricultural purposes and has been graded entirely. Any
native vegetation that existed on the site has been removed.
See Exhibit 11.E.1: Vegetation Communities and Densities
2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or
Endangered Species
There are no significant cacti, trees, or endangered species on the property. Within
a 3-mile radius the Thornber Fishhook Cactus has been known to occur. The
project does not occur within any Proposed or Designated Critical Habitats.
Name
Mammillaria thomberi
Common Name
Thornber Fishhook Cactus
State-State of Arizona
· SR-Salvage Restricted: collection only with a permit
See Exhibit 11.E.2: Arizona Game and Fish Department Letter
3. Vegetative Densities
The project site exhibits little or no density of vegetation as it has been graded for
agricultural purposes.
See Exhibit 11.E.1: Vegetative Communities and Densities
~
Gladden Farms II
Specific Plan
11-15
Development Capability Report
Exhibit II.E.1: Vegetative Communities and Densities
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1. No native vegetation on site.
2. 2' Contour inteMIs.
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Gladden Farms II
Specific Plan
11-16
Development Capability Report
Exhibit II.E.2: Arizona Game and Fish Department Letter
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GOVERNOR
JANET NAPOLITANO
COMMISSIONERS
CHAIRMAN, SUSAN E. CHILTON, ARIVACA
W. HAYS GILSTRAP, PHOENIX
JOE MELTON, YU~A
MICHAEL M. GOLIGHTLY. fLAGSTAff
WIWA~ H. McLEAN, GOLD CANYON
DIRECTOR
DUANE L. SHROurr
DEPUT'I DIRECTOR
SnVE K. FERREl.l
THE STATE OF ARIZONA
~~lviE'AWb FISH DEPARTMENT
2221 WEST GREENWAY ROAD, PHOENIX, AZ 85023-4399
(602) 942-3000' AZGFO.COM
October 12, 2004
Ms. Megan Johnson
The Planning Center
110 S. Church
Suite 6320
Tucson, AZ 85701
Re: Special Status Species Infom1ation for Township 11 South, Range 11 East Section 35;
Proposed Residential Community.
Dear Ms. Johnson:
The Arizona Game and Fish Department (Department) has reviewed your request, dated
September 29, 2004, regarding special status species information associated with the above-
referenced project area. The Department's Heritage Data Management System (HDMS) has
been accessed and cun'ent records show that the special status species listed on the attachment
have been documented as occurring in the project vicinity (3-mile buffer). In addition this
project does not occur in the vicinity of any Proposed or Designated Critical Habitats.
The Department's HDMS data are not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and environmental conditions that are
ever changing. Consequently, many areas may contain species that biologists do not know about
or species previously noted in a particular area may no longer occur there. Not all of Arizona
has been surveyed for special status species, and surveys that have been conducted have varied
greatly in scope and intensity.
Making available this information does not substitute for the Department's review of project
proposals, and should not decrease our opportunities to review and evaluate new project
proposals and sites. The Department is also concerned about other resource values, such as other
wildlife, including game species, and wildlife-related recreation. The Department would
appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats
associated with project activities occurring in the subject area, when specific details become
available.
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
~
Gladden Farms II
Specific Plan
11-17
Development Capability Report
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
~s.~egrolJohnson
October 12, 2004
2
If you have any questions regarding this letter, please contact me at (602) 789-3619. General
status information, county and watershed distribution lists and abstracts for some special status
species are also available on our web site at http://www.azgfd.comlhdms.
Sincerely,
~ Rtttr
Ginger ~
Heritage Data Management System, Data Specialist
SSS:glr
Attaclunent
cc: Rebecca Davidson, Project Evaluation Program Supervisor
Joan Scott, Habitat Progrron Manager, Region V
AGFD # 09-30-04 (07)
~
11-18
Gladden Farms II
Specific Plan
Development Capability Report
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
Special Status Species within 3 Miles ofT11S, R11E Sec. 35
NAME
COMMON NAME
ESA BlM USFS STATE
COCCYZUS amerlcanus occidentalis Western Yellow-billed Cuckoo C S WSC
G/aucidium brasilianum cactorum Cactus Ferruainous Pvamv-owl LE WSC
Mammillaria thornberl Thornber Fishhook Cactus SR
Siamodon ochroanathus Yellow-nosed Cotton Rat SC
No Critical Habitats in project area. AGFD # 09-30-04(07). Proposed Residential Community.
Arizona Game and Fish Department, Heritage Data Management System, October 12, 2004.
~
Gladden Farms II
Specific Plan
11-19
Development Capability Report
F. Wildlife
1. Presence of State-Listed Threatened or Endangered Species
No threatened or endangered species occur on the project site, but according to the
Arizona Game and Fish Department the following special status species occur
within a 3-mile radius:
Name
Table 2: S ecial Status Wildlife S ecies within 3-Mile Radius
Common Name ESA USFS
Westem Yellow-billed Cuckoo C S
Owl LE
Yellow Nosed Cotton Rat SC
State
WSC
WSC
ESA-Endangered Species Act (1973 as amended)
· C-Candidate: Species for which USFWS has sufficient information on
biological vulnerability and threats to support proposals to list as Endangered or
Threatened under ESA. However, proposed rules have not yet been issued
because such actions are precluded at present by other listing activity.
· LE-Listed Endangered: Imminent jeopardy of extinction.
· SC-Species of Concern: The terms "Species of Concern" or "Species at Risk"
should be considered as terms-of-art that describe the entire realm of taxa
whose conservation status may be of concern to the USFWS, but neither term
has official status.
USF8-United States Forest Service
· S-Sensitive: Those taxa occurring on National Forests in Arizona which are
considered sensitive by the Regional Forester.
State-State of Arizona
· WSC-Wildlife of Special Concern in Arizona. Species whose occurrence in
Arizona is or may be in jeopardy, or with known or perceived threats or
population declines, as described by the Arizona Game and Fish Department's
listing of Wildlife or Special Concern in Arizona (WSCA in prep). Species
indicated on printouts as WSC are currently the same as those in Threatened
Native Wildlife in Arizona (1988).
The project does not occur in any Proposed or Designated Critical Habitats, but it is
within the Cactus Ferruginous Pygmy Owl Survey Zone 2.
See Exhibit II. E.2: Arizona Game and Fish Department Letter
2. High Densities of a Given Species
There are no known high densities of a given species on the project site.
3. Aquatic or Riparian Ecosystems
There are no aquatic or riparian ecosystems on the project site.
~
Gladden Farms II
Specific Plan
11-20
Development Capability Report
G. So;ls and Geology
This portion of the Gladden Farms II Specific Plan identifies geologic features and soil
associations within the site. The following information is based on a geotechnical report
prepared by Terracon on September 1,2004.
1. Soils
The preliminary geotechnical report identified subsurface soils consisting of sands
with varying amounts of silt and gravel and sandy silts to sandy lean clays. In
general, development on the soil is feasible. Further testing will be done prior to
and during construction of the project.
See Exhibit II.G.1: Soil Associations
2. Geologic Features
The project site lies within the Santa Cruz River Basin where the topography
consists of mountain ranges and relatively flat alluviated valleys. The alluvial
materials mapped at the site consist of sand, silt, and gravel.
PB
Gladden Farms II
Specific Plan
11-21
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e<> Specific Plan
11-22
Development Capability Report
H. Environmental Resources
A Phase I Environmental Site Assessment (ESA) was performed on the project site. The
site has historically been used for agriculture except for three houses that were built on the
property. During the interview process, it was discovered that there had been underground
storage tanks (USTs) near the northwestern homestead that were removed in 1985. It was
recommended that the site undergo further evaluation for potential releases from the USTs,
which has been completed. There are several above-ground storage tanks on the
property, but they are not considered to be a recognized environmental concern.
I. Viewsheds
1. Viewsheds Onto and Across the Site
Due to a lack of topography and vegetation on the project site, distant views of the
Santa Catalinas and the Tortolita Mountains are visible from the project site to the
east, while the Tucson Mountains are visible to the west, and Picacho Peak is
visible to the northwest. Southern views from the property are blocked by
vegetation and the existing Tangerine Road Landfill.
See Exhibit 11.1.1 (a): Photo Key Map and Exhibit 11.1.1 (b): Site Photos
2. Visibility from Adjacent Off-Site Uses
The project site is highly visible from adjacent off-site uses due to the lack of
topography and vegetation except for the southern boundary. Visibility from the
properties to the south is hindered by vegetation screening the landfill. Once
Gladden Farms I is built out, visibility onto the site will decrease due to backyard
walls.
See Exhibit 11.1.1 (b): Site Photos and Exhibit 11.1.2: Areas of High Visibility
~
Gladden Farms II
Specific Plan
11-23
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Gladden Farms II
Specific Plan
11-24
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Photo 1: Looking southeast across the site from the northwest comer.
Photo 2: Looking east toward the Santa Catalina Mountains from the western boundary of the
property.
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11-25
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Gladden Farms II
Specific Plan
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Photo 4: Looking east along the southern boundary of the
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11-26
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Gladden Farms II
Specific Plan
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Gladden Farms II
Specific Plan
11-27
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~~
Gladden Farms II
Specific Plan
11-28
Development Capability Report
Exhibit 11.1.2: Areas of High Visibility
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Gladden Farms II
Specific Plan
11-29
Development Capability Report
J. Traffic Circulation and Road System
This section identifies traffic circulation and the existing and planned road system currently
serving the site.
1. Existing and Proposed Off-Site Streets
The project is located at the southeast corner of Moore Road and the Postvale
Road alignment. At the southwest corner of the property, Tangerine Road
becomes the proposed Tangerine Farms Road as it heads northwest through the
Gladden Farms I development. Interstate 10 and the frontage road run adjacent to
a small portion of the property's northeast corner. Both the Patton Road and
Postvale Road alignments adjacent to the project site are to be abandoned.
2. Existing Access and Rights-of-Way
Northwest Marana has historically been agricultural and the demand on the roads
has not been as high as more urban areas. As Northwest Marana continues to
develop, the demand will increase. Table 5: Roadway Inventory describes arterial
and collector roads within a one-mile radius of the project site.
a Ie 5: oadwav nventory
Tangerine Future Future Clark
Moore Road Tangerine
Road Farms Road Farms Boulevard
Functional Arterial Arterial Arterial Arterial
Classification
Existing R.O.W. 60 60 Not Applicable Not Applicable
(feet)
Future R.O.W. 250 250 250 150
(feet)
Number of Lanes 2 2 4 Lanes 2-4 Lanes
(planned) (planned)
Speed Limit 35 35 Not Known Not Known
Ownership Marana Marana Marana Marana
ADT (Source, 910 (Gladden 1,230 (Gladden
Farms II TIA, Farms II TIA, Not Available Not Available
Year) 2005) 2005)
13,100 13,100
Capacity (Source, (Gladden (Gladden Not Available Not Available
Year) Farms II TIA, Farms II TIA,
2005) 2005)
Continuous Yes Yes Not Available Not Available
R.O.W.
Conforms to Width Yes Yes Not Available Not Available
Standards
Surface
Conditions Pavement Pavement Not Available Not Applicable
T b R
See Exhibit II.J.2: Existing and Future R.O.W.
~
Gladden Farms"
Specific Plan
11-30
I"""
Development Capability Report
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Gladden Farms II
Specific Plan
11-31
Development Capability Report
3. Roadway Improvements
Table 6: Planned Roadway Improvements is a list of planned roadway
improvements for arterial roads within a one-mile radius of the project site. The list
was compiled by the Pima Association of Governments in the 2001-2025 Regional
Transportation Plan Amendment, Adopted January 2004. The general scope,
location, and the 10# used to identify and track the project are given. An "In Plan"
status means that the projects are included in the funding, traffic, and air quality
analyses of the plan and are expected to be completed by 2025. A "Reserve"
status means that they are financially infeasible without a new funding source. All
costs are given in $1000's of dollars and the sponsor is the jurisdiction responsible
for the implementation of the project.
a le6: anned Roa way Improvements
Project Name Plan 10# Status Cost (in $1 ,000's) Sponsor
1-10: 1-19 to Marana TI 5.98 In Plan $490,830 AOOT
Widen to 8 Lanes
Arterial Rd. East of 1-1 O/Proiect #9
Tangerine Road to Pinal County Line 203.00 In Plan $30,425 Marana
Construct new 4 lane roadway
Moore Road
Sandario to Postvale 65.89 In Plan $400 Marana
Reconstruct
Moore Road
Postvale to Frontage Road 198.00 In Plan $600 Marana
Reconstruct
Moore Road
1-10 Frontage to Luckett 198.00 In Plan 68,600 Marana
Widen to 4 Lanes
Tanaerine Farms Road
Existing Tangerine Road to Luckett 197.00 In Plan $60,300 Marana
Construct new 4 lane road
Tanaerine Road Extension
Tangerine Farms Road to Twin 205.00 In Plan 27,000 Marana
Peaks/Sandario Intersection
Construct new roadway
1-10: Moore Road TI 37.00 Reserve $11,250 AOOT
Construct new interchange
Proiect #8
Tangerine Road to Lon Adams Road 202.00 Reserve $17,800 Marana
Construct new roadway
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4. Intersections
Currently, the only major intersection in this area is the Interstate 10 and Tangerine
Road interchange. As the area begins to develop, Moore Road and the future
Tangerine Farms Road will see more traffic. This project will impact the 1-10 and
Tangerine Road interchange as well as future intersections along Moore Road.
~
Gladden Farms II
Specific Plan
11-32
Development Capability Report
5. Alternate Modes
There are no sidewalks or designated bike routes along existing roadways
surrounding the property except in Gladden Farms I. The public roadway standards
for Northwest Marana include sidewalks and paved multi-use lanes on arterial and
collector streets.
K. Recreation and Trails
1. Open Space, Recreation Facilities, Parks, and Trails
The Ora Mae Harn District Park is located approximately % of a mile northwest of
the project site. This 40-acre facility is located on the northeast corner of Barnett
Road and Lon Adams Road, adjacent to the Marana Municipal Complex. Park
amenities include the following:
. 3 lighted ball fields
. 1 lighted soccer field
. 7 covered ramadas with gas grills, lighting and electrical outlets
. 2 lighted tennis courts
. 1 lighted basketball court
. 1 large soccer/multi-use field
. 1 outdoor swimming pool
- . 3 lighted covered playground areas
. 1 community/recreation center
Gladden Farms I to the west also includes one public park and several smaller
private parks for its residents. Amenities planned for the public park, but not yet
constructed include multi-use fields, little league fields, soccer fields, play structures,
ramadas, and restrooms.
The proposed Santa Cruz River Linear Park is located 'Y2 mile south of the project
site, adjacent to the Santa Cruz River. The linear park is planned to encompass
approximately 215 acres adjacent to the northern bank of the Santa Cruz River.
The linear park runs from Sanders Road to where Airline Road would cross the
Santa Cruz River if extended northward. Adjacent to the linear park will be the
future Marana Heritage Park.
~
According to Town of Marana Park, Trail and Open Space System Master Plan and
Pima County Land Information Systems, there are two trails located within a one-
mile radius of the project site. Located east of Interstate 10, the CAP Canal Trail
(listed as Trail Map Code 3 according to the Town of Marana Trail System Master
Plan, 2000) requires a vehicle to safely access from the project site. The CAP trail
then crosses under Interstate 10 where it intersects the Santa Cruz River Linear
Park and continues on in a southwesterly direction. This area of the trail would be
accessible without a car. The CAP Canal Trail is a primary trail open to
pedestrians, bicyclists and horseback riders; it also serves as a utility right-of-way.
The Santa Cruz River Trail within the Linear Park (Trail Map Code 8, Trail System
Gladden Farms II 11-33
Specific Plan
Development Capability Report
Master Plan, 2000) runs in a northwesterly direction from the Santa Cruz County
Line to the Pinal County Line. The trail will have full access for pedestrian,
mountain bike, road, bike, and equestrian uses. There are trail heads on Cortaro
Road and Sanders Road.
See Exhibit 11.K.1: Open Space, Trails, and Recreation
~
Gladden Farms II
Specific Plan
11-34
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Gladden Farms II
Specific Plan
11-35
Development Capability Report
L. Cultural Resources
This portion of the Specific Plan identifies paleontological and cultural resources within the
site. Such resources include both cultural artifacts and non-cultural remains
(paleontological evidence) that could be from the prehistoric or historical periods.
1. Location of Resources On-Site
According to a records review conducted by SWCA in September 2004,
approximately 60% of the project site has been surveyed for cultural resources.
The research has indicated that two sites, AZ AA: 12:681 (ASM) and AZ AA:
12:686(ASM) are partially within the project site. AZ AA: 12:681 (ASM) is a light
Hohokam artifact scatter that has not been evaluated for National Register of
Historic Places eligibility (Fish et aI., 1992). AZ AA: 12:686 (ASM) is a dense
Hohokam artifact scatter that has been recommended eligible for the National
Register (Hesse, 2001).
Although the previous survey was conducted in 1983 it was performed by students
from the University of Arizona and it was not surveyed in its entirety. For these
reasons, SWCA recommends that a Class III (full pedestrian) survey be conducted
to meet current standards and verify locations of the two sites previously found on
the property. An archaeological study is currently being conducted.
2. Letter from the Arizona State Museum
The Arizona State Museum (ASM) indicated that a survey was done on the project
site in 1983 and that there are two known sites on the property (AZ AA:12:681 and
AZ AA:12686). The ASM recommends that an archaeological surface inspection of
the project site be conducted. An archaeological study is currently being
conducted.
See Exhibit 11.L.2: Arizona State Museum Letter
~
Gladden Farms II
Specific Plan
11-36
Development Capability Report
Exhibit 1I.L.2: Arizona State Museum Letter
\n:ona Stow: l\lu.;.cmn
P.U. Box 210026
tucSOII__ Al 85721 GOlf.
6216302
\.'520) 621, 2Q76
THE UNIVERSITY OF
ARIZONA
TUCSON ARIZONA
October 4, 2004
Megan Johnson, Planner
The Planning Center
110 South Church St.
Tucson. Arizona 85701
Re: FCO-I3, Archaeological Records Check relaled to Specific Plan for Pacheco Farms, ;t 633 acres in S35 Tll S, R II E.
Salt and Gila River Baseline and Meridian
Dear Ms. Johnson:
On September 29,2004, you requested an archaeological records check related to the above-
referenced property. 1 have consulted our records with the following results. The property has not
been inspected for archaeological sites since the Northern Tucson Basin Study in 1983, which was
done largely by students. In addition, one large site and one small one are known to be on the
property. AZ AA: I 2:686(ASM) is known to extend well into the property. The eastern portion of the
site (in Section 36) was the subject of testing and data recovery by Tierra Right of Way Services in
1995. A smaller site, AZ AA: 12:681(ASM) may extend onto the SW corner of the property.
Because of the age of the survey and because there are known sites on the property, the ASM
recommends an archaeological surface inspections to assess the condition of the sites, to determine if
important yet unreported prehistoric or historic sites are on the land, and to make recommendations
about testing and data recovery. A list of archaeological contractors is available on our website at:
http://www.statemuseum.arizona. edulprofsvcs/perrnitsiperrnittees. asp
The archaeological consultant you choose should be aware that a treatment plan, testing, and
possible data recovery will likely be required as not all of them do this type of work.
Archaeological surface inspection required under city or county ordinance, or a federal regulation,
will require a written report describing the results of the surface inspection and will include
recommendations You are responsible for providing the report to the appropriate office requiring
the inspection. The archaeologist will also submitted copies of your report to the appropriate
archaeological site file otIice. If you have selected an archaeologist from the list provided, that.
contractor knows where and when to submit reports. If you have any questions, please do not
hesitate to call me,
Sincerely,
Su Benaron
Assistant Penn its Administrator
(520)621-2096
sbenu(Q!1(cvemail ~4rifQ!:t(L~~tu
.
~
Gladden Farms II
Specific Plan
11-37
Development Capability Report
M. Existing Infrastructure and Public Facilities
1. Sewer
The project will utilize the Marana Wastewater Treatment Facility. This facility is
scheduled to undergo expansion that will be completed in mid-2006. Additional
expansion to the facility is scheduled for 2007/2008 time period. Currently, there is
conveyance capacity in the existing sewer lines; however there are no sewer lines
that serve the property. The developer will need to build sewer lines to connect to
the existing system.
See Exhibit II.M.1.a: Existing Sewer and Exhibit II.M.1.b: Sewer Capacity Letter
2. Fire Service
Northwest Marana is currently served by the Northwest Fire District and the Avra
Valley Fire District. The project site is not in either of the fire districts, however the
properties to the south and west of the project are located within the Northwest Fire
District.
The closest station within the Northwest Fire District is Station #36 located near the
Town of Marana Municipal Complex on Marana Main Street.
See Exhibit II.M.2: Fire Service
~
Gladden Farms II
Specific Plan
11-38
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Development Capability Report
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11-39
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Gladden Farms II
Specific Plan
Development Capability Report
Exhibit II.M.1.b: Sewer Capacity Letter
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Developmenf8ervices
Carmine DeBonis Jr.
i1'/(!C1C{
"!li,,, 52Cc 7406506
~~~: 520.74(1 6878
April 12, 2005
TO: Lisa Shafer, Planner
Town of Manma Development Center, Planning Department
FROM: Tim Rowe, P.E., Development Review Engineer (!Wastewater)
Pima County Development Review Division
SllBJECT: Gladden FanllS II Specific Plan
PCZ-05028
I
The Pima County Wastewater Management Department's Planni*g Services Section has reviev,'cd the
proposed plan amendment and rezoning and offers the following icomment
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The area covered under the specific plan is adjacent to the area served by Pima County's public sewer
system
This area will be tributary to the Marana Wastewater Treatment Facility (MWWTF). Treatmetll
capacity to serve the initial phases of development within this ar~a will not become aVailable untllthe
MWWTF is expanded to treat a minimum of 0.7 million gallons !per day (MGD). This expansion is
expected to be completed in mid-2006. Further expansion to aceprnmodate the later phases of this
development is programmed for the 200712008 time period. I
Should the developers of this property wish to proceed before Pima Coullty can provide the necessary
treatment capacity to serve this area, the developers may need to enter into a Development Agreement
with Pima County to fund, design, and construction the necessary treatment capacity at the MWWTF .
Such a Development Agreement would also include some form of partial or full reimbursement
provisions. I
Public sewers are not currently available at the site boundary, iUld the developers of this propcliy will
need lo build approximately 1.5 miles of off-site sewer line tb connect to the existing public sewer
system. They will also need to build appropriate flowthrough sewers through the property. Both orthe
off~site and the flowthrough sewers must be sized to accommodate both the flow from this area. and thc
flow IJ-mn any up-gradient or down-gradient properties that call reasonably be expected to use the line.
Due to the extremely Oat topography in this area, gravity seweri~g this property will be difficult. and the
the alignment of the necessary ofT-site and tlowthrough sewer lines will need to bc chosen c<lrefully.
Conveyance capacity in the ex~sting conveyan~ sys~el1l is curr~ntly available to ser~e the area co~ered
under the speeJ1lc plan, but thIS may change WIth tIme. Should conveyance capacity not be available
when this property is developed, the developers of this area may need to augment Ihe downstrclllIl
conveyance system.
This letter is not a commitment of treatment or conveyance capacity allocation. Capacity llllocation
is accomplished by building the sewers necessary to Sl~rve thq proposed development, in accordance
--
PublIC Works Building . 201 N. Stone Ave.. 1st Flcor . Tucson. AZ . 85701-1207. . Phore 520.740.6506 . Fax 5207406678
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11-40
~
Gladden Farms II
Specific Plan
Development Capability Report
Exhibit II.M.1.b: Sewer Capacity Letter continued
Gladden Farms II Specific Plan
PCZ-05-028
April 12.2005
Page:2 01'2
with terms and conditions of a formal Sewer Service Agrl.->ement that is normally prepared during lhe
development plan or plat review process, If conditions change between now and the time ,I development
phm or tentative plat is submitted, the property owner may be required to augment the existing public
sewerage system in order to provide adequate treatment and conveyance capacity for this rezoning
If you wish to discuss the above comments/conditions. please contact Mr. Robert Decker, PCWMD
Planning Services Manager at 740-6625.
...
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Tim Rowe, P,E., Development Review Engineer (Wastewater)
Pima County Development Review Division
TR/tr
('opy Project
Pubhc Works Building . 201 N, Slone Ave. 1sl Floor . Tucson, AI. . 85701-\207 . Phone 520,740 6506 . Fax 520741) 6e76
http1twww.p"""'preM co'"
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Gladden Farms II
Specific Plan
11-41
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Gladden Farms II
Specific Plan
11-42
Development Capability Report
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3.
Water
a.
Existing Wells
Four wells are located on the project site. Two of them are owned by the
Cortaro-Marana Irrigation District (CMID) and two are owned by Evco
Farms, Inc. according the Arizona Department of Water Resources. Well
#604813 is located in the eastern part of the property and is owned by
CMID. Well #604812 is located in the southeast corner and is also owned
by CMID. Both CMID wells are used for irrigation purposes. Wells #638525
and #638527 are owned by Evco Farms, Inc. and are used for domestic
water purposes and will be removed by this development. Well #638525 is
located in the northwest corner and #638527 is located along the Tangerine
Road alignment.
See Exhibit II.M.3.a: Water
b.
Water Service Letter
The project site is located within the Town of Marana Water Service area.
Therefore, water supply is assured. This does not imply that there is
currently water service to the project site. A water service agreement
between the developer and the Town of Marana is needed.
See Exhibit II.M.3.b: Water Service Letter
c. Non-Potable Water Use
All new developments in Northwest Marana are required by the Town to
implement a non-potable water system. Non-potable water use is required
for the irrigation of landscaped open areas, recreation sites, and public
facilities.
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Gladden Farms II
Specific Plan
11-43
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11-44
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\.-It) Specific Plan
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Development Capability Report
Exhibit II.M.3.b: Water Service Letter
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MARANA
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TOWN OF MARAN A
WATER DEPARTMENT
October 18, 2004
The Planning Center
I I () South Church
SlUte 6320
Tucson, Az. 85653
!\ttn: Megan Johnson
Dear Ms. Johnson:
Re: Pacheco Farms Specific Plan
Specific Plan for 633 acres at Tangerine Road and Interstate 10 FeD-13
WATER SUPPLY
The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an
assured water supply. This does not mean that water service is currently available to the proposed development.
The development does lie within the boundary of the Town of Marana water service area.
\VAl ER SERVICE
The approval ofwatcr meter applications is subject to the availability of water service at the time an application is
made. The developer shall be required to submit a water service agreement identifying water use, lire flow
requirements and all major on-site and off-site water facilities.
The developer at his own expense shall constmct a water distribution system to serve the development and transfer
title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service
the system.
The comments made herein arc valid for a period of one year only. If you have any questions, please do not hesitate
to call our olliee at 382-2570.
~
C. Brad DeSpain
Utilities Director
5100W INAROAD
_ TUCSON, ARIZONA 85743
PHONE: (520) 382.2570
-
_ FAX 382.2590
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Gladden Farms II
Specific Plan
11-45
Development Capability Report
4. Schools
The project site is located within the Marana Unified School District. Estes
Elementary School, Marana Middle School and the Marana Plus Alternative
Education are located approximately one mile north of the project site. In addition,
one school site will be dedicated within Gladden Farms I that may accommodate
children from Gladden Farms II in the future. For now, the schools that will serve
this development are:
· Estes Elementary School, 11279 West Grier Road (approximately 1 mile
northwest of the project area).
· Marana Middle School, 11279 West Grier Road (approximately 1 mile
northwest of the project area).
· Marana High School, 12000 West Emigh Road (approximately 4 miles
southwest of the project area).
See Exhibit II.M.4: Schools
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Gladden Farms II
Specific Plan
11-46
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Gladden Farms II
Specific Plan
11-47
Development Capability Report
5. Private Utilities
a. Natural Gas
EI Paso Natural Gas controls a gas line bisecting the project site. The gas
line easement is approximately 60 feet wide and runs through the property
from the northwest corner to the southeast corner; it will remain in place.
Southwest Gas Corporation has existing facilities in the area and will
provide natural gas service to the site.
b. Cortaro-Marana Irrigation District
There are two wells and three irrigation ditches on the project site that are
currently controlled by the Cortaro-Marana Irrigation District (CMID). Well
#604813 is in the southeastern corner of the project site. Well #604812 is
on the eastern side of the project, approximately half-way between the
southern and northern boundaries. There is an irrigation canal from the
southeast corner that connects the two wells. A second irrigation canal runs
in an east-west direction bisecting the property and the third canal also runs
in an east-west direction along the southern boundary. See Exhibit II.M.3.a:
Water, for the location of the wells and canals.
c. Communications
Telephone service and line installation is available in this area through
Qwest Communications.
Comcast Cable has cable services in the area and will likely provide service
to the property.
d. Power
The project site will be served by Tucson Electric Power.
N. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map displayed as Exhibit II.N: Composite Map.
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Gladden Farms II
Specific Plan
11-48
Development Capability Report
Exhibit II.N: Composite Map
TANGERINE FARMS ~
Legend;
- .. - Project Boundary
Adjacent ParoeIs
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EZ2d Area of high visibHity from adjacent off-site locations.
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Gladden Farms II
Specific Plan
11-49
III.
Development Plan
Development Plan
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the plan
combined with various plan components, which will meet the Town's vision for
development in Northwest Marana. These components provide the rationale for the
Development Regulations in Section IV.
This Specific Plan is a method used to implement the Northwest Marana Area Plan at a
more detailed site-specific level for a focused area. The Specific Plan clarifies the
planning considerations for parcels within the Plan area and imposes regulations or
controls on the use of such parcels. The Specific Plan establishes the type, location,
density, and community character within the Plan area. The Plan contains the standards
and guidance to ensure that development will occur in a controlled manner with
infrastructure as planned.
The project development plan is the result of thorough site analysis and research. As a
result of this, 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.
B. Objectives of the Specific Plan
The objectives of the Specific Plan are intended to guide development of the site and
provide direction for community design principles. This Specific Plan is intended to
implement policies of the Northwest Marana Area Plan while providing a unique
development that meets specific needs of the site and the community. Development
criteria established in this plan ensure quality design for the separate uses while
maintaining a common theme throughout the project.
In recognizing the major development issues, the landowners' objectives, and Town
requirements, a set of development plan goals have been established as follows:
1. Implement the policies and guidelines of the Marana General Plan and the
Northwest Marana Area Plan;
2. Create a community that is compatible with existing and planned development;
3. Establish design standards that encourage quality design of all structures while
promoting the rural/agrarian theme described in the Northwest Marana Area
Plan;
4. Build a community that is easily accessible and promotes multi-modal
transportation and interconnectivity;
5. Design a community that provides a variety of uses and housing types through
the application of the Residential/Commercial Village concept;
6. Provide uniform development regulations for land use, circulation, landscaping,
and open space;
7. Ensure coordinated, responsible planning through the use of cohesive
procedures, regulations, and guidelines;
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Gladden Farms II
Specific Plan
111-1
Development Plan
8. Build a mixed-use community that promotes higher density housing and
commercial uses; and
9. Provide a framework for the management and administration of this Specific
Plan.
C. Relationship to Adopted Plans
The Marana General Plan designates a majority of the project site as Medium Density
Residential (MDR) with a small portion in the northeast corner along Interstate 10 as
Corridor Commerce. The MDR designation allows residential densities of 3.1 to 8.0
dwelling units per acre. It also allows for appropriate multi-family developments and
neighborhood commercial services. The Corridor Commerce designation is intended to
support commercial uses along high traffic areas. It is also appropriate for high-density
residential. Adoption of this Specific Plan will serve as a minor amendment to the
Marana General Plan, changing its land use designation to Master Planning Area.
The Gladden Farms II Specific Plan lies within the Urban Southeast Planning Area of the
Northwest Marana Area Plan. The Urban Southeast Planning Area surrounds the Town
Core and is designated for Residential/Commercial Villages with an average of four
residences per acre (RAC) per the Northwest Marana Area Plan. The
Residential/Commercial Villages classification provides for a mixture of housing types
ranging from low- to medium-high density. The housing is intended to be in close
proximity to commercial and office uses, giving the community a village feel.
This Specific Plan will provide a mix of housing types including single-family attached
and detached as well as multi-family options. The high-density housing will be located
near the commercial areas of the Specific Plan to promote the village concept of the
Town of Marana. This Specific Plan will meet the goal of the Marana General Plan and
the Northwest Marana Area Plan by limiting the overall density of the development to 4
RAC. This type of land use pattern is in line with the goals and vision of the Northwest
Marana Area Plan and as such, will fulfill the policies outlined in that plan.
D. Compatibility with Adjoining Development
The Gladden Farms II Specific Plan seeks to be compatible with the existing and
planned development in the area. Gladden Farms I is just west of the project site. The
same Master Developer is responsible for both Gladden Farms I and Gladden Farms II.
As such, the Master Developer will create an integrated community that reflects the
same extensive design considerations and theme. While each neighborhood within the
respective developments will have unique identifying features, they will be compatible in
look, quality of development, and amenities offered to the residents. Both Gladden
Farms developments combine a mixture of residential densities with commercial, office,
and recreational land uses to promote the village commercial theme outlined the
Northwest Marana Area Plan. In addition, the two communities will be connected via
local roads and paseos to promote community interaction.
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Gladden Farms II
Specific Plan
111-2
Development Plan
North of Moore Road is the Rancho Marana Specific Plan. Currently, the land is vacant
but Rancho Marana is planned for a mixture of residential densities and office and
commercial uses. The planned uses adjacent to Moore Road, which this Specific Plan
will front, include Employment Center and Medium Density Residential.
South of the project site lies the Pima County Tangerine Road Landfill. The landfill will
be buffered by vegetation and Tangerine Farms Road. It is scheduled to be closed in
three years.
Agricultural land is currently to the east of the project site. An open space paseo is
planned along the majority of the eastern boundary. This will help to buffer any future
development that may occur.
E. Land Use Concept Plan
The Gladden Farms II Specific Plan encompasses approximately 636 acres in Northwest
Marana, north of Tangerine Road, south of Moore Road, and east of the Gladden Farms
I community. The Plan calls for a mixture of residential densities, lot sizes, housing
types (single-family attached and detached and multi-family) and commercial/office
uses. In addition, there will be recreational opportunities for the Gladden Farms I and II
residents in the form of open space paseos.
The land use concept designates two planning areas for commercial use. Block 20 is
located in the southeast corner, and Block 4 is located in the northeast corner between
Interstate 10 and the proposed Clark Farms Boulevard extension. Both commercial
areas are located along arterial roads and adjacent to mixed-use or higher-density
housing. This concept is similar to the one depicted in Appendix F of the Northwest
Marana Area Plan, Figure 2.
Gladden Farms II is proposing four Transitional blocks that combine higher-density
housing options with commercial and/or office uses. This fosters communities within the
Specific Plan for residents to live where they work. Blocks 3, 10, 19, and 21 have been
designated as Transitional. All are adjacent to arterial and collector roads, which make
them easily accessible to residents and visitors. The residential units associated with
this type of classification include multi-family, single-family attached, and small-lot single-
family detached.
The remaining areas of the Specific Plan include high-density and single-family
detached residential options. The High Density Residential areas are concentrated
along Tangerine Farms Road, west of the commercial area. This designation supports a
variety of housing types, including single-family attached, small-lot single-family
detached, and multi-family housing. The remainder of the site is composed of single-
family detached residential lots ranging in size from 6,000 to over 8,000 square feet.
These blocks are distributed throughout the site; however, along the western boundary
the blocks will be at the same or lesser density than those in Gladden Farms I. Blocks
12, 13, 17, 18 and 19 have the option of being a gated age-restricted community.
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Gladden Farms II
Specific Plan
111-3
Development Plan
An open space overlay zone has been established to demonstrate the approximate
location of the paseo system throughout the property.
See Exhibits III.E.1: Land Use Concept Plan and III.E.2: Land Use Designation Map
~
111-4
Gladden Farms II
Specific Plan
Development Plan
Gladden Farms Specific Plan
land Use Concept
1 33.89 22.46 SFD-6 114
2 39.57 31.87 SFD-6 159
3 27.23 20.78 TR 286
4 26.55 22.62 C N/A
5 41.29 29.29 SFD-7 131
6 33.36 24.2 SFD-8 97
7 16.91 11.04 SFD-8 42
8 29.30 24.53 SFD-8 95
9 34.45 26.59 SFD-6 135
10 24.15 20.37 TR 256
11 36.81 27.95 SFD-6 140
12 28.75 21.38 HDR 141
13 38.64 28.82 HDR 190
14 30.20 23.46 SFD-6 117
15 26.45 19.19 SFD-7 84
16 48.55 32.51 SFD-7 144
17 31.91 24.51 HDR 163
18 31.09 20.51 HDR 136
19 25.41 16.4 TR 109
20 30.25 21.65 C N/A
21 2.3 1.4 TR 0
Total Acres 636.34 471.5
Open Space
Overlay 110.0
Zone/Draina e
Roads 67.5
Target Units: 1,975 single-family units; 564 multi-family units
Overall Density: 4 RAC
KEY:
SFD-8: Single-Family Detached
SFD-7: Single-Family Detached
SFD-6: Single-Family Detached
HDR: High Density Residential
TR: Transitional
C: Commercial
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111-5
Gladden Farms II
Specific Plan
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Gladden Farms II
Specific Plan
111-6
Development Plan
Exhibit III.E.2: Land Use Designation Map
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SFD/8 . Single-Family Detached
SFDI7 - Single-Family Detached
SFD/6 - Single-Family Detached
HDR - High Density Residential
TR . Transitional
C - Commercial
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Gladden Farms II
Specific Plan
111-7
Development Plan
F. Grading Concept
The entire site has been used for agriculture, and therefore, has been graded. This
project proposes regrading the entire site in order to create the paseos and the
development areas.
Prior to site disturbance, additional geotechnical studies will be completed.
G. Post Development Hydrology
On-site developed flows will be retained in the paseos and retention basins within each
development area. Per the drainage requirements for the Town of Marana, any new
development is required to provide retention for the 1 DO-year storm event and the 10-
year storm event. In addition, engineered facilities are required to drain the basins within
36 hours.
H. Environmental Resources
Any above-ground storage tanks will be removed from the property and properly
disposed. The on-site septic system will be abandoned in accordance with Pima County
regulations.
I. Viewsheds
The project site is relatively flat with no significant topographical features. It is
surrounded by vacant land except for Gladden Farms I to the west which is currently
under construction. Houses in the Gladden Farms I development will be surrounded by
a perimeter wall, and residents will not be able to see the project area from the ground
floor level. From a second floor perspective, residents will see a development of similar
densities and characteristics. The open space paseos will offer visual relief and view
corridors throughout the development, preserving the distant viewshed.
The areas of the project with the highest visibility from adjacent off-site locations are
located on the perimeter of the site, specifically the portion of the site adjacent to the 1-10
Frontage Road and Moore Road. A landscaped buffer will be established along the
major arterials within the right-of-way, helping to enhance the appearance of the project
from neighboring properties.
J. Circulation Concept Plan
The Gladden Farms II Circulation Plan establishes the general layout for arterial and
collector roads while accommodating all modes of transportation-auto, bicycle, and
pedestrian. The arterial roads adjacent to the property and the collector roads within the
development will have multi-use lanes and sidewalks to accommodate bicyclists and
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Gladden Farms II
Specific Plan
111-8
Development Plan
pedestrians. In addition, the roads will connect to the open space paseos throughout the
property, linking bicyclists and pedestrians to the regional trail system.
The primary access points into the development will be along Moore Road on the
northern boundary of the property and Tangerine Farms Road along the southern
boundary. Tangerine Farms Road is easily accessible from Interstate 10 as there is
already an entrance ramp at Tangerine Road. A traffic interchange is planned for Moore
Road as well. Both Moore Road and Tangerine Farms Road currently have 50-foot
rights-of-way with planned rights-of-way of 250 feet. The 250-foot right-of-way
accommodates a 4-lane divided road with a 90-foot landscape buffer and an 8-foot
meandering trail on one side and a 20-foot landscape buffer with sidewalk on the
opposite side of the road. In addition, the proposed Clark Farms Boulevard alignment
will be extended from the Rancho Marana development, and it will have a four-lane 150-
foot right-of-way and run parallel to the frontage road.
The arterial roads will provide access to interior collector streets that will create the spine
infrastructure for the development. Mike Etter Boulevard will have a 110-foot right-of-
way that will accommodate 2-4 travel lanes, multi-use lanes, and sidewalks. The other
collector roads will have 90-foot rights-of-way to accommodate 2-4 travel lanes with
sidewalks and multi-use lanes. Residential streets branching off of the spine roads
provide access to the individual subdivisions. Local street connections will be
established between this Specific Plan and Gladden Farms I to create interconnectivity
between the two developments.
The cross-sections for all roads will be determined at the time of platting based on a
Traffic Impact Analysis and discussions with Town of Marana staff. Construction of all
interior roads will be the responsibility of the Master Developer. Slope and utility
easements for internal roadways may extend beyond the minimum right-of-way.
See Exhibit III.F: Circulation Concept Plan
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Gladden Farms II
Specific Plan
111-9
Development Plan
Exhibit III.F: Circulation Concept Plan
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Gladden Farms II
Specific Plan
111-10
Development Plan
K. Landscape Concept
The landscape concept for the Gladden Farms II Specific Plan is based on the Gladden
Farms I concept to the west. Together, the projects will promote a community theme
rather than create two separate developments. The landscaping will be in conformance
with the Northwest Marana Area Plan and will be based on the philosophy of
compatibility with the historic agricultural/rural setting and the suburban community.
Coordinated landscaping will be incorporated into all areas of the Gladden Farms II
Specific Plan including streetscapes, residential and commercial parcels, and community
open space. Each subdivision will be designed as a unique neighborhood while using
common elements to integrate it with the entire community. This is achieved through the
use of common agricultural themes and icons interwoven into the project, creating a
unified community that retains individual identity for all aspects of the Specific Plan.
Plant materials appropriate for this climate will be used and will contribute toward the
creation of a community that is modern but still maintains the rural feel. Landscape plant
materials shall be either indigenous vegetation or agricultural vegetation that is resistant
to cotton root rot. All proposed plant materials must be selected from the Gladden
Farms II approved plant list.
See Appendix B: Plant Palette.
L. Open Space, Recreation, Parks and Trails Concept
Based on recent discussions with the Town of Marana, no public park facilities are
planned within Gladden Farms II. This is due to its proximity to the public park located in
Gladden Farms I and the Ora Mae Harn Park located approximately % mile north of the
project. However, the Gladden Farms II Specific Plan will provide open space,
recreation opportunities, and trails in accordance with the Northwest Marana Area Plan
and the Town of Marana Open Space, Recreation, and Trails System Master Plan for
the enjoyment of its residents, as well as residents of Gladden Farms I. Developers for
each residential parcel will dedicate 185 square feet per single-family residence, 140
square feet for townhomes, and 100 square feet for apartments for private, on-site
recreation areas, in conformance with the Town of Marana Park System Master Plan.
In addition, the project proposes an extensive open space paseo system that links all
areas of the Specific Plan to the regional trail system and the regional park in the
adjacent Gladden Farms I development. The open space system will be installed by the
Master Developer and maintained by the Gladden Farms Homeowner's Association.
The paseos will include a minimum 12-foot multi-use trail for pedestrians and bicyclists.
The multi-use trail will meander throughout the property, creating a visually appealing
trail, to enhance the users' experience. The paseos will be landscaped with
drought-tolerant vegetation with some areas of turf to aid in drainage of the property.
The turf will be used in limited areas and shall have smooth curving edges-not
engineered straight lines.
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Gladden Farms II
Specific Plan
111-11
Development Plan
The Master Developer intends to contribute an in-lieu fee to meet off-site park and
recreation requirements. The specific amount of the fee will be agreed upon by Town
staff and the Master Developer in a development agreement to be approved by Town
Council. The Master Developer reserves the right to provide a private activity center to
residents of both Gladden Farms I and II. If built, this private activity center would be
owned and operated by the Gladden Farms Homeowner's Association.
See Exhibit III. K: Open Space Concept Plan
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Gladden Farms II
Specific Plan
111-12
Development Plan
Exhibit III.K: Open Space Concept Plan
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Gladden Farms II
Specific Plan
111-13
Development Plan
M. Cultural Resources
According to a report written by SWCA Environmental Consultants, no significant cultural
resource sites were found on the property. The Arizona State Museum concurs with
these findings per a letter dated April 6, 2005 addressed to Ms. Andrea Calabro at the
Town of Marana. No further archaeological work needs to be completed prior to
development. If any human remains or funerary items are discovered during
construction, the Arizona State Museum will be contacted pursuant to A.R.S. ~41-865.
N. Infrastructure and Public Facilities
1. Sewer
The Master Developer will enter into a Development Agreement with Pima
County Wastewater to provide for additional capacity at the Marana Wastewater
Treatment Facility. Such an agreement would include some form of partial or full
reimbursement to the Master Developer. The Master Developer will also be
responsible for installing off-site sewer lines in order to connect to existing lines
and serve the property. A sewer master plan will be required during the platting
stage.
2. Fire Service
Gladden Farms II will be annexed into the Northwest Fire District.
3. Water
An above-ground water storage facility and a new well will be located at the
center of the property. A water service agreement will be completed between the
Town of Marana and the Master Developer prior to approval of the final
development plan or subdivision plat. As in Gladden Farms I, a two-line water
system will be installed to allow for the use of non-potable water for irrigation of
common areas, recreation areas, and public facilities.
4. Schools
The property is within the Marana Unified School District. Estes Elementary
School, Marana Middle School and the Marana Plus Alternative Education facility
are located approximately one mile north of the project site. Marana High School
is located approximately 5 miles south of the project site. In addition, a new high
school is planned approximately one mile north of Gladden Farms II. There is
one elementary school site dedicated in Gladden Farms I. MUSD anticipates
that the elementary school within Gladden Farms I will accommodate the
students from Gladden Farms II. As such, the Master Developer has agreed to
voluntarily contribute $1,200 per house to MUSD at the time building permits are
issued.
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Gladden Farms II
Specific Plan
111-14
Development Plan
It is anticipated that the project will have 1,975 single-family residential units and
564 multi-family units at buildout. Marana Unified School District (MUS D) does
not have accurate data for the number of students generated by apartments and
townhomes so the multipliers from the Amphitheater School District (ASD) are
used because it is in the closest proximity of MUSD. Using the formulas from
MUSD and ASD, it is estimated that the project will generate a total of 900
school-aged children, unless any portion of this Specific Plan is developed as an
age-restricted community:
Single-Family Residential:
K-6: .25 x 1975 units = 494 school age children
7 -12: .15 x 1975 units = 297 school age children
Multi-Family Residential:
Elementary K-5: .103 x 564 units = 58 school age children
Middle School 6-8: .043 x 564 units = 24 school age children
High School 9-12: .048 x 564 units = 27 school age children
5. Private Utilities
a. Natural Gas
Southwest Gas will provide gas service to the residents of Gladden
Farms II.
The EI Paso Natural Gas Line that bisects the property will be left as open
space. All landscaping within the gas line easement will be completed in
accordance to EI Paso Natural Gas Co. standards. In general, shrubs
and turf are acceptable landscape materials within the easement
right-of-way, while trees are not.
b. Cortaro Marana Irrigation District
The Master Developer will work with CMID to address placing the existing
canals underground.
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Gladden Farms II
Specific Plan
111-15
IV. Development Regulations
Development Regulations
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the
Gladden Farms II Specific Plan. The Gladden Farms II Specific Plan Development and
Design Standards establish the intensity and character of the development by
prescribing site-specific standards that are tailored to the unique qualities of the project.
The regulations contained within this section provide an appropriate amount of flexibility
to anticipate future needs and to achieve compatibility with surrounding land uses.
These development regulations apply to the 636 acres of land in the Gladden Farms II
Specific Plan. Land Use designations within the Specific Plan shall be as follows:
· Single-Family Detached 8 (SFD-8)
· Single-Family Detached 7 (SFD-7)
· Single-Family Detached 6 (SFD-6)
· High Density Residential (HDR)
· Transitional (TR)
· Commercial (C)
B. General Provisions
1. Applicability of Town of Marana land Development Code
If an issue, condition, or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply.
2. Building Code
All construction within the Specific Plan area shall comply with the currently
adopted versions of the International Building Code, the plumbing code, the
International Mechanical Code, the National Electric Code, the Town of Marana
Outdoor Lighting Code, the Uniform Plumbing Code, the International Residential
Code, and the fire code as applicable for the specific project at time of permitting.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Town Planning Director to determine if said use is: (1) consistent with the intent
of the zone, and (2) compatible with other listed permitted uses. Any person
aggrieved by the determination may appeal that decision to the Marana Town
Council.
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Gladden Farms II
Specific Plan
IV-1
Development Regulations
C. Development Standards
The following standards have been assigned to each land use designation within the
Gladden Farms II Specific Plan Area. Each designation has a list of permitted,
accessory, conditional, and prohibited uses along with development standards to ensure
quality of design.
1. Single-Family Detached 8 (SFD-8)
a. Permitted Uses
· Single-Family Detached Residential
· Parks and Open Space
· Public Schools
· Recreation Facilities
· Religious Institutions
b. Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that
any permanent building or structure shall be harmonious with the
architectural style of the main building and further provided that all
residential uses are compatible with the residential character of the
neighborhood:
· Swimming Pools, Spas, and Other Related Structures
· Patios, Tool Sheds, Children Playhouses, etc.
· Home Occupations
· Guest Homes
c. Conditional Uses
· Child Care Facilities
· Private Education Facilities
· Group Homes
d. Development Standards
· Minimum Lot Area: 8,000 square feet
· Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
· Minimum Lot Depth: None
· Minimum Setbacks
o Front: 10 feet
· May be reduced to 5 feet with side-loaded garage*
· Front porch: 5 feet*
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Gladden Farms II
Specific Plan
IV-2
Development Regulations
· Side-loaded garage: 5 feet*
*May not encroach into the required public utility easement.
· Front-loaded garage: 20 feet
o Side: 0 feet
· Must provide a 3-foot access easement on adjacent property
for z-Iot lines
· Street: 1 0 feet
· Accessory structures: 5 feet
oRear: 15 feet
· May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
· May be reduced to 5 feet with rear-loaded garage
· Patio structures: 5 feet if open on 3 sides
· Accessory structures: 5 feet
· Maximum Building Height: 30 feet
· Building Separation
o Between primary and accessory: 6 feet
· Maximum Lot Coverage (building and structures): 55%
· Minimum Common Open Space per Dwelling Unit: 185 square feet
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Gladden Farms II
Specific Plan
IV-3
Development Regulations
2. Single-Family Detached 7 (SFD-7)
a. Permitted Uses
· Single-Family Detached Residential
· Parks and Open Space
· Recreation Facilities
· Public Education Facilities
· Religious Institutions
b. Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that
any permanent building or structure shall be harmonious with the
architectural style of the main building and further provided that all
residential uses are compatible with the residential character of the
neighborhood:
· Swimming Pools, Spas, and Other Related Structures
· Patios, Tool Sheds, Children Playhouses, etc.
· Home Occupations
· Guest Homes
c. CondWona/Uses
· Child Care Facilities
· Private Education Facilities
· Group Homes
d. Deve/opment Standards
· Minimum Lot Area: 7,000 square feet
· Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
· Minimum Lot Depth: None
· Minimum Setbacks
o Front: 10 feet
· May be reduced to 5 feet with side-loaded garage*
· Front porch: 5 feet*
· Side-loaded garage: 5 feet*
*May not encroach into the required public utility easement.
· Front-loaded garage: 20 feet
o Side: 0 feet
· Must provide a 3-foot access easement on adjacent property
for z-Iot lines
· Street: 10 feet
· Accessory structures: 5 feet
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Gladden Farms II
Specific Plan
IV-4
Development Regulations
oRear: 15 feet
· May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
· May be reduced to 5 feet with rear-loaded garage
· Patio structures: 5 feet if open on 3 sides
· Accessory structures: 5 feet
· Maximum Building Height: 30 feet
· Building Separation
o Between primary and accessory: 6 feet
· Maximum Lot Coverage (building and structures): 55%
· Minimum Common Open Space per Dwelling Unit: 185 square feet
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Gladden Farms II
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Development Regulations
3. Single-Family Detached 6 (SFD-6)
a. Permitted Uses
· Single-Family Detached Residential
· Parks and Open Space
· Recreation Facilities
· Public Education Facilities
· Religious Institutions
b. Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that
any permanent building or structure shall be harmonious with the
architectural style of the main building and further provided that all
residential uses are compatible with the residential character of the
neighborhood:
· Swimming Pools, Spas, and Other Related Structures
· Patios, Tool Sheds, Children Playhouses, etc.
· Home Occupations
· Guest Homes
c. Conditional Uses
· Child Care Facilities
· Private Education Facilities
· Group Homes
d. Development Standards
· Minimum Lot Area: 6,000 square feet
· Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
· Minimum Lot Depth: None
· Minimum Setbacks
o Front: 10 feet
· May be reduced to 5 feet with side-loaded garage*
· Front porch: 5 feet*
· Side-loaded garage: 5 feet*
*May not encroach into the required public utility easement.
· Front-loaded garage: 20 feet
o Side: 0 feet
· Must provide a 3-foot access easement on adjacent property
for z-Iot lines
· Street: 10 feet
· Accessory structures: 5 feet
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Gladden Farms II
Specific Plan
IV-6
Development Regulations
oRear: 15 feet
· May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
· May be reduced to 5 feet with rear-loaded garage
· Patio structures: 5 feet if open on 3 sides
· Accessory structures: 5 feet
· Maximum Building Height: 30 feet
· Building Separation
o Between primary and accessory: 6 feet
· Maximum Lot Coverage (buildings and structures55%
· Minimum Common Open Space per Dwelling Unit: 185 square feet
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Gladden Farms II
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IV-7
Development Regulations
4. High Density Residential (HDR)
a. Permitted Uses
· Multi-Family Residential
· Small-Lot Single-Family Detached
· Single-Family Residential Attached
· Parks and Open Space
· Community Recreation Facilities
· Religious Institutions
b. Accessory Uses
· Carports and Garages
· Swimming Pools, Spas, and Other Related Structures
· Tennis courts
c. Conditional Uses
· Child care facilities
· Group homes
· Educational facilities
d. Development Standards-Multi-Family Residential
· Minimum Site Area: 1 acre
· Maximum Density: 20 RAC
· Minimum Site Setbacks
o Front: 20 feet
o Side: 20 feet
oRear: 20 feet
· Maximum Building Height: 40 feet
· Building Separation: Per Building Code
· Minimum Private Open Space per Dwelling Unit (patio, balcony, or a
combination thereof): 100 square feet
· Minimum Common Open Space per Dwelling Unit: 100 square feet
e. Development Standards-Small-Lot Single-Family Detached
· Minimum Lot Size: 3,500 square feet
o The number of 3,500 square foot lots shall be limited to no more
than 33% of the total lot count
· Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
· Minimum Lot Depth: None
· Minimum Setbacks
o Front: 10 feet
· May be reduced to 5 feet with rear- or side-loaded garage*
· Front porch: 5 feet*
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Gladden Farms II
Specific Plan
IV-8
Development Regulations
· Front-loaded garage: 20 feet
· Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required.
o Side: 0 feet
· Must provide a 3-foot access easement on adjacent lot for z-Iot
lines
· Accessory structures: 5 feet
oRear: 1 0 feet
· Patio structures: 5 feet if open on 3 sides
· May be reduced to 5 feet with rear-loaded garage
· Maximum Building Height: 30 feet
· Building Separation: 6 feet
· Maximum Lot Coverage: 55%
· Minimum Common Open Space per Dwelling Unit: 185 square feet
f. Development Standards-Single-Family Residential Attached
· Minimum Area per Dwelling Unit: 3,500 square feet
· Minimum Lot Width: None
· Minimum Lot Depth: None
· Minimum Perimeter Setback: 20 feet
· Minimum Lot Setbacks:
o Front: 10 feet
· May be reduced to 5 feet with rear or side-loaded garages*
· Front porch: 5 feet*
· Front-loaded garage: 20 feet
· Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required
o Street:
· 8 feet
o Side: 0 feet
· Accessory structures: 5 feet
oRear: 10 feet
· Can be reduced to 5 feet with rear-loaded garage
· Patio structures: 5 feet if open on 3 sides
· Accessory structures: 5 feet
· Maximum Building Height: 30 feet
· Building Separation: 0 feet
· Maximum Lot Coverage: 55%
· Minimum Private Open Space per Dwelling Unit (patio, balcony, or
combination thereof): 100 square feet
· Minimum Common Open Space per Dwelling Unit: 140 square feet
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Gladden Farms II
Specific Plan
IV-9
Development Regulations
5. Transitional Zone (TR)
a. Permitted Uses
· Any Use Listed in High Density Residential*
· Professional/Medical/General Office
· Personal Services
· Government/Public Service Facilities
· Retail and Wholesale Uses**
· Restaurant and Food Service**
· Model Home Sales Center
*Single-Family Residential Attached and Multi-Family not allowed in Block
21
**Not allowed in Block 21
b. Accessory Uses
· Carports and Garages
· Swimming Pools, Spas, and Other Related Structures
· Tennis courts
c. CondftwnalUses
· Child care facilities
· Group homes
· Educational facilities
· Restaurant and Food Service with drive-thru service
Development Standards-Residential
· See High Density Residential
d. Development Standards-Non-Residential
· Minimum Site Area: None
· Maximum Lot Coverage: 35%
· Minimum Setbacks
o Front (Street): 25 feet
o Side: 20 feet
oRear: 20 feet
o Adjacent to residential land use designation: 1 foot for every foot
in building height, half of the setback shall be landscaped;
minimum 25-foot setback with a minimum 15-foot landscape
buffer
· Maximum Building Height: 50 feet***
***May not exceed 30 feet in Block 21
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Gladden Farms II
Specific Plan
IV-10
Development Regulations
6. Commercial (C)
a. Permitted Uses
· Banks and Financial Institutions
· Professional/Medical/General Office
· Restaurant (including carry-out and drive-thru)
· Retail and Wholesale Uses
· Recreational Uses
· Personal Services
· Government/Public Service Facilities
· Religious Uses
· Daycare
· Supermarkets
· Private Schools
· Laundromats
· Home Improvement Centers
· Pet and Pet Supply Stores
· Theaters, not including drive-ins
· Automobile Sales*
· Personal Storage*
· Lodging Facilities*
*These uses only allowed in Block 4
b. GondWona/Uses
· Automobile Service Stations
· Car Washes
· Convenience Stores
· Multi-Family Residential
c. Deve/opment Standards
· Minimum Site Area: None
· Maximum Lot Coverage: 35%
· Minimum Site Setbacks
o Front (Street): 25 feet
o Side: 20 feet
oRear: 20 feet
o Adjacent to residential: 40 feet
· Maximum Building Height: 50 feet
· Building Separation: Per Building Code
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Gladden Farms II
Specific Plan
IV-11
Development Regulations
D. Design Standards
The Gladden Farms II Specific Plan will adhere to the Residential Design Guidelines
(Ordinance 2005-18) adopted by the Marana Town Council. This Specific Plan will also
adhere to its own design standards. Together, these design standards will provide a
reference for the planning and designing of residential, commercial, recreational, and all
other development within this Specific Plan. The design standards have been separated
into two categories: Town Enforced and Design Review Committee Enforced.
Standards for all other categories within this Specific Plan will be reviewed by the
Gladden Farms Design Review Committee (DRC) and enforced by the Town of Marana,
as applicable.
The architectural character of Gladden Farms II will be consistent with that outlined in
the Northwest Marana Area Plan and will reflect the rural and agricultural heritage of the
Town of Marana. There will be a mix of architectural styles, including Spanish Colonial,
Mission, Spanish Eclectic, Pueblo, and Territorial.
All proposed structures in Gladden Farms II shall be consistent with the standards
contained herein and shall require architectural approval from the DRC. In addition, a
more extensive design standards manual will be created for this project to ensure a
high-quality development. This document will be submitted to the Town before the
development of the property. It will be utilized by the DRC and Master Developer to
guide the development of the community.
The intent of these standards is to guide the development of a specified architectural
context and to help in the selection of materials and colors. The standards are to be
used to achieve project continuity and a standard of quality while establishing a greater
visual identity.
1. Town Enforced Residential Design Standards
a. General
The following standards shall apply to the entire Gladden Farms II
Specific Plan.
· All styles shall reflect the rural and agrarian heritage of Northwest
Marana. These include Spanish Colonial, Mission, Spanish Eclectic,
Pueblo, and Territorial.
· Residential and educational facilities must be provided with insulation
or otherwise designed to reduce the interior noise level to Ldn 45 or
less.
· Roofs shall be made of tile, slate or concrete shingles, metal, or other
material indigenous to the style of architecture.
· Single-family detached land use designations and higher density
residential land use designations shall be separated by a collector
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Gladden Farms II
Specific Plan
IV-12
Development Regulations
street, open space (including the open space paseo system), or a 40-
foot landscaped buffer.
b. Layout
· Every neighborhood within the Specific Plan shall be accessible frq.
an open space paseo that is integrated into the neighborhood design.
· All utilities shall be placed underground with the exception of hig
voltage electric.
· Primary entrances to apartment buildings shall be located so they are
easily identifiable from interior driyeways and parking areas.
· Buildings shall be sited to maximize views through the site to parks,
plazas, open spaces, mountains, etc.
· Front setbacks shall vary up to 5 feet on attached units to create
variation in building form.
· Lots within the HDR designation shall be a mixture of sizes.
c. Design-Single-Family Detached
· Exterior design theme and detailing shall be extended a minimum of 8
feet on the sides of houses.
· Two-story houses must have at least two distinct masses visible from
the street.
· The minimum street frontage shall be 30 feet for all single-family
detached residential lots.
d. Design-Single-Family Attached and Multi-Family
· Fagades of long buildings shall be architecturally subdivided into
shorter segments. This can be accomplished through vertical
architectural features, varying the setback of portions of the building
along the main fagade, and change in color or material in appropriate
places. These features should be placed a minimum of every 25 feet
to a maximum of every 50 feet.
· There shall be no more than 6 attached town homes in one grouping.
· Outdoor spaces such as balconies, patios, or porches are required for
multi-family and single-family attached units.
· Architectural detailing shall be provided on all side and rear windows.
· Visitor parking shall be provided at a ratio of one space per dwelling
unit, unless the Planning Director determines otherwise.
e. Garages
· Garages shall be a minimum of 400 square feet with an interior
dimension of 20 feet by 20 feet. This applies to the standard two car
garage. It does not apply to additional garage space.
· For attached units, 1-car garages are acceptable with the approval of
the Planning Director at the time of preliminary plat submittal.
· Tandem garages are acceptable for the attached units.
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Gladden Farms II
Specific Plan
IV-13
Development Regulations
2. Design Review Committee Enforced Residential Design
Standards
a. General
· All Town Enforced standards will also be reviewed by the DRC for
compliance.
· A particular style should not dominate the entire project area, but
rather, a cultivated theme should result in integrating building designs
and project areas, each with their own character.
· The architectural character of each planning area should be visually
perceived from the street.
· All structures and community features shall be coordinated in
architectural materials, details, and quality.
· Ducts, pipes, gutters, downspouts, and similar equipment are to be
painted to match the surface of the building or may be painted a
complementary accent color.
· To the extent possible, buildings shall be designed and oriented to
take advantage of solar access.
b. Layout
· Variations in architectural style, building setbacks and street layout
shall be incorporated into each neighborhood design.
· There shall be a diversity of lot sizes and dimensions.
c. Design-Single-Family Detached
· Chimneys shall be rock, stone, brick or of a finish material (such as
stucco) identical to the accompanying structure and shall include a
chimney cap.
· All parking structures/decks, either free-standing or attached, shall
incorporate the same design elements as the accompanying structure
or dwelling.
· Consistent architectural detail and features shall be provided on side
and rear elevations.
· Windows shall be varied and relate to the selected architectural style.
· The use of front porches is encouraged.
d. Design-Single-Family Attached and Multi-Family
· Multi-family and single-family attached buildings shall use compatible
architectural characteristics as adjacent development to blend in and
avoid a monotonous exterior.
· The scale of multi-family buildings should be compatible with
surrounding residential neighborhoods. A large box-like apartment
complex shall be avoided.
· A variety of heights, colors, setbacks, and step backs are encouraged.
· Four-sided architecture shall be required.
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Gladden Farms II
Specific Plan
IV-14
Development Regulations
e. Garages
· Reduce the prominence of the garage by locating it off the public
street for attached units.
· Garage doors must be painted a complementary accent color to the
main building.
f. Roof
· Roof design shall be visually integrated into the overall building
architecture.
· Flat roofs shall include proportionately sized parapet features.
· Attached housing units shall maintain separate identifiable roof forms.
3. Town Enforced Commercial Design Standards
a. Layout
· Entrances shall be located along arterial and collector roads.
· All loading and service areas shall be placed on the side or rear of the
building and shall have an appropriately sized screen wall. They shall
not be visible from the front or adjacent properties.
· Trash areas shall be centrally located and properly screened with
walls and solid doors similar in design to the project architecture.
· Single-family detached units and commercial shall be separated by a
collector street, open space (including the open space pas eo system),
or a 40-foot landscaped buffer.
b. Design
· Define building entrances through the use of building recesses,
projections, colonnades, space frames or other appropriate
architectural features.
· Ducts, pipes, gutters, downspouts, and similar equipment are to be
painted to match the surface of the building or may be painted a
complementary accent color.
· Primary building entries shall be positioned so they are immediately
identifiable from the interior driveways and parking areas.
c. Roofs
· Roofs shall be made of tile, slate or concrete shingles, wood shingles,
or metal.
· All roof screens shall be continuous.
d. Exterior Finish Materials
· Permitted exterior finish materials include masonry (concrete, glass,
or brick), wood, textured or exposed aggregate, stone or stone
veneer.
· The use of pre-fab, all-metal steel is prohibited. Finished metal details
within architecturally designed structures may be used.
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Gladden Farms II
Specific Plan
IV-15
Development Regulations
e. Storage
· Materials, supplies, and equipment shall be stored inside a building or
behind a screen wall such that they are not visible from streets and
adjacent properties.
f. Off-Street Loading and Service Areas
· Conceal all service areas and storage areas within the building, or
screen those exterior areas with solid masonry or stucco stud walls.
g. Mechanical Equipment
· Exterior components of plumbing, processing, heating, cooling, and
ventilation systems shall not be visible to an individual standing on the
ground or ground-floor elevation from an adjacent property.
· Screen roof- and ground-mounted equipment from all sides.
Mechanical equipment must be covered by continuous grills or
louvers.
· Exterior junction receptacles for electrical or irrigation purposes shall
be landscaped to screen from view in accordance with Tucson
Electric Power standards.
· Exterior receptacles shall be painted to match the main building or a
complementary color to the main building.
h. Refuse Containers
· Trash areas shall be retained in central locations. These locations
shall be completely enclosed by a screen wall with solid doors
constructed of materials and colors that are architecturally compatible
to the main structure(s).
4. Design Review Committee Enforced Commercial Design
Standards
All Town Enforced standards will also be reviewed by the DRC for compliance.
a. Layout
· Create plazas, courtyard spaces, and pedestrian walkways through
coordinated placement and orientation of buildings.
· Buildings should be sited to maximize views through the site to parks,
plazas, open spaces, mountains, etc.
· Commercial areas shall be pedestrian friendly and include pedestrian
spaces with amenities such as furniture. The furniture should be
located in a convenient space that does not obstruct entrances, exits,
or paths.
· Buildings will be designed to minimize the visual impact of parking
lots.
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Gladden Farms II
Specific Plan
IV-16
Development Regulations
b. Design
· Commercial buildings shall be encouraged to use a variety of
surfaces, textures, shapes, multi-planed roofs, and wall articulation.
· Design building mass and fenestration in proper proportion and scale
with the site, adjacent streets, and developments.
· Architectural styles shall follow the agricultural theme of the Specific
Plan and must be approved by the DRC.
· Long, unarticulated building facades should be avoided through the
use of window panels, reveals, recesses, projections and other
decorative elements such as molding and arches.
· Building entries may be illuminated with soffit, bollard, step or other
comparable lighting.
c. Exterior Finish Materials
· Windows should be of lightly reflective glass, tinted bronze, blue, or
green glass or transparent glass.
· Reflective glass may be used to limit transfer of heat while maximizing
available sunlight for interior illumination.
· Building materials and landscaping shall be consistent with adjacent,
non-residential buildings to create an overall sense of unity in design.
5. Streets
The streets within Gladden Farms II are designed to create a safe and effective
circulation system. The arterial and collector roads will have multi-use lanes and
sidewalks to promote alternative modes of transportation and connectivity to the
multi-use trail system. Appropriate traffic-calming techniques, designed per the
Town's standards and approved by the Town, may be included in the design. All
streets will conform to Town of Marana Street Standards, including curbing and
pedestrian/bicycle accommodation.
a. Arterial Roads
Tangerine Farms Road and Moore Road are arterial roads with 250-foot
future rights-of-way. Both will be 4-lane divided roads with multi-use
lanes and landscaped buffers on both sides. In conformance with the
Northwest Marana Area Plan, there will a 100-foot buffer with an
8-foot-wide meandering multi-use trail, and the opposite side will feature a
20-foot landscape buffer with sidewalk. Gladden Farms I has already
built the 100-foot buffer along the south side of Moore Road adjacent to
their property. Gladden Farms II will continue this with the same quality
design and integrity.
The section of Clark Farms Boulevard along the frontage of the
development will be constructed by the developer. It will have a 150-foot
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Gladden Farms II
Specific Plan
IV-17
Development Regulations
right-of-way to accommodate 4 lanes of traffic. Clark Farms Boulevard
will run parallel to Interstate 10 and the Frontage Road.
b. Collector Roads
Collector Roads within the Specific Plan area will accommodate 2-4 travel
lanes, multi-use lanes, and sidewalks on both sides. Mike Etter
Boulevard will have a 11 O-foot right-of-way; all other collector roads within
the Specific Plan will have gO-foot rights-of-way.
c. Local Roads
Local roads will be constructed in accordance with Town requirements.
6. Open Space
Open space within a community contributes to quality of life by offering
recreational opportunities and providing a buffer between varying land use
intensities. Gladden Farms II will create a vital open space amenity through the
use of paseos designed to connect all areas of the community. Access to the
paseos from backyard gates is prohibited. Rather, access will be provided from
public areas and streets. The pas eo system will be under the control of the
homeowners' association.
a. Multi-Use Trail
A multi-use trail will be provided throughout the paseo system. It will
provide critical linkage opportunities for pedestrian and bicycle users for
the entire project area. Multi-use trails shall be a minimum of 12-feet
wide with 2-foot shoulders and constructed of asphalt or concrete. The
trails shall be landscaped according to the landscape standards outlined
in this plan.
b. Common Areas
Common areas will be located throughout the entire site in the form of
multi-use paseos and neighborhood pocket parks to be used by all
residents within Gladden Farms I and II communities. All common areas
will be under control of the homeowners association.
c. Drainage
Within each paseo, a partially grass-lined drainage facility will likely be
developed. The grass edge is to be smooth and sweeping but not
following the actual edge of the drainage improvement. The
improvements shall have smooth, curving edges-not engineered straight
lines. The slope of the sides of the channel shall vary and, in most cases,
shall not be steeper than 3: 1. If the drainage channels utilize rip-rap,
adequate space for trees to grow shall be provided within the channels.
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Gladden Farms II
Specific Plan
IV-18
Development Regulations
d. Irrigation
Non-potable water will be provided by the Town of Marana or CMID and
will be available for landscaped open areas, including the buffer and
streetscape areas along arterial and collector roads. Until non-potable
water supply is available, potable water may be used.
e. Outdoor Furniture
Street furniture may include trash receptacles, benches, bus shelters,
planters, bicycle racks, bollards, and information displays.
7. Landscaping
a. General
· All trees will be required to meet the Arizona Nurseryman's
Association standards as to caliper.
· The Builder shall be responsible for tree installation and the prompt
replacement of diseased or dead specimens for a period of one year
from the date of occupancy permit issuance.
· Streetscapes shall be maintained year-round by the homeowners
association. Deceased plants shall be replaced promptly with
materials comparable in size to existing plants.
· Installation of street trees, including automatic irrigation, should be
completed prior to the issuance of occupancy permit for the
residence. The Master Developer may require the installation of trees
in vacant lots for the purpose of logical, orderly development.
· Tree selection shall conform to the approved tree list in Appendix B:
Plant Palette.
b. Residential
· The trees are to be 15-gallon minimum as well as 24-inch box size.
· On corner lots, multiple trees within the 5-foot easement or the 5-foot
common area, depending on the plat, are required.
· In addition to the street trees, each front yard is required to have an
additional tree and six shrubs informally planted or ground cover.
· Minimum shrub size shall be one gallon.
c. Commercial
· In commercial areas there shall be one tree per every four parking
stalls, as required by the Northwest Marana Area Plan.
· A minimum of 30% of the trees are to be 24-inch box size; the
balance shall be a minimum of 15 gallon size.
· No trees or shrubs shall be planted within 10 feet of any commercial
entry driveway.
· Service areas shall have a 6-foot minimum dense landscape screen
and a 5-foot minimum buffer wall.
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Gladden Farms II
Specific Plan
IV-19
Development Regulations
· Prior to the preparation of a final landscape plan, a landscape
architect must review impacts on underground utilities.
· Adjoining parcels for future phase development will have the required
streetscape fully implemented when the first phase of development
occurs.
· Off-street parking areas shall include a minimum 3-foot screen wall
adjacent to parking stalls to screen the parked cars from the public
right-of-way.
d. Street
· Street trees should establish a distinctive street scene along arterials
and collectors.
· Street trees are required on all internal residential streets.
· Street trees shall be a minimum of 24-inch box or 20-gallon size.
· Trees to be located at 40 feet on the center, plus or minus.
· Trees shall be planted in accordance with the approved residential
design standards.
· Trees must be provided at a minimum of one tree per lot; however,
spacing may vary within individual neighborhoods.
e. Open Space
· The paseos and buffers should be planted with drought-resistant
plants. Green drought-tolerant plant material is preferred and cactus
should be minimized.
· Trees are to be a minimum of 15-gallon size with 25% being 24-inch
box or 20-gallon size.
· Shrubs are to be a minimum of 5-gallon size.
· Groundcover is to be a minimum of 1-gallon size.
· Orchard areas shall contain a minimum of 20 trees.
· The paseo planting design shall be compatible with streetscape and
adjacent development improvements.
· Turf areas are allowed in the paseos.
f. Irrigation
Irrigation for all landscaping, including streetscapes, buffers, and open
space will utilize a non-potable water system provided by the Town of
Marana or CMID. Until the supply is in place, potable water may be used.
8. Monumentation
a. Project Entry
Project entry monuments for Gladden Farms II will be constructed by the
Master Developer. There will be two types of entry monuments, Major
and Minor. The Major monuments will announce the primary entrance to
the development along Moore Road and Tangerine Farms Road. The
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Gladden Farms II
Specific Plan
IV-20
Development Regulations
Minor monuments will announce the secondary entries at subdivision
entries of interior main streets.
For traffic visibility purposes, no structure between 30 and 72 inches in
height relative to the adjacent roadways shall be placed within an
intersection's sight visibility triangles.
b. Residential Parcels
Each entry into a subdivision will be unique in character but will have
common elements that tie into the overall Gladden Farms II community
theme. Each subdivision shall have a minimum of one primary entry
feature and may have more than one secondary or tertiary entry features.
Entry features shall comply with the Town of Marana sight visibility
triangle requirements. The residential entry monuments shall be
approved by the ORe and built by the Builder.
c. Commercial Parcels
Village perimeter walls that are developed along arterial or collector edge
shall be compatible with entry monumentatiqn by incorporating similar
materials.
9. Signs
Signs are an essential element within a planned community because they
provide a sense of identity and visual orientation. They provide visual
communication for residents and visitors while reflecting an image of connectivity
throughout the community. Signs should be designed with the character of
development and should be at a consistent scale and style throughout the
community. These sign guidelines and regulations shall apply to all
developments within this Specific Plan area. It is intended that the uniform
application of these provisions provide the basis for an integrated visual
character and continuity through all project phases. These sign standards are in
addition to those issued by the Town of Marana.
a. General Regulations
The following sign regulations are intended to provide equitable standards
for the protection of property values, visual aesthetics and the public
health, safety, and general welfare for the residents of Gladden Farms II.
These regulations apply to all signs:
.
All light sources, either internal or external, provided to illuminate
signs shall be placed or directed away from public streets, highways,
sidewalks or adjacent premises to not cause glare or reflection that
may constitute a traffic hazard or nuisance.
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Gladden Farms II
Specific Plan
IV-21
Development Regulations
· Any sign located on vacant or unoccupied property that was erected
for a business which no longer exists or any sign which pertains to a
time, event or purpose which no longer exists shall be removed within
45 days after the use has been abandoned.
· All signs shall be designed free of bracing, angle-iron, guy wires,
cables or similar devices.
· The exposed backs of all signs visible to the public shall be suitably
covered, finished, and properly maintained.
· All signs shall be maintained in good repair including display surfaces,
which shall be kept neatly painted or posted.
· Any sign which does not conform to the provisions contained herein
shall be made to conform or shall be removed.
· The height of all signs shall be measured vertically from the highest
point of the sign to the average finished grade beneath the sign,
exclusive of any part of the sign not included in the area calculations.
· All sign lighting shall adhere to the Town of Marana Outdoor Lighting
Code.
· All traffic-related signs (including street name signs) shall conform to
the latest edition of the Manual on Uniform Traffic Control Devices.
b. Prohibited Signs
The following signs shall be prohibited in all zones within the project area:
· Inflatable signs.
· Rooftop signs.
· Signs on trailers or painted on the sides of disabled or parked
vehicles.
· Rotating, revolving, or flashing signs.
· Signs advertising or displaying any unlawful act, business or purpose.
· Any sign, notice or advertisement affixed to any street right-of-way,
public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone
pole, lighting system, or upon any fixture of the fire or police alarm
system of the Town of Marana.
· Any strings or pennants, banners or streamers, clusters of flags,
strings of twirlers or propellers, flares, sky dancers, balloons and
similar attention-getting devices, including noise-emitting devices, with
the exception of the following:
o Pennants, banners, balloons, or flags used for special events
such as grand openings or in conjunction with subdivision
sales offices, tract entry points, and other similar events.
o National, state, local governmental, institutional or corporate
flags properly displayed.
o Holiday decoration, in season, used for an aggregate period of
90 days in anyone calendar year.
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Gladden Farms II
Specific Plan
IV-22
Development Regulations
c. Design Standards
Sign standards that establish maximum number and location will be
included in the design standards manual created for this project to be
submitted to the Town at a later date. These standards will provide a
basis for the developer and the jurisdiction to design, pattern, and
regulate a consistent sign program.
10. Walls and Fencing
The following standards apply to all walls and fencing throughout the project.
More extensive standards will be submitted prior to the development process.
· All screen walls shall use graffiti resistant paint or materials.
· Two-rail white vinyl fencing may be used in conjunction with certain
landscape treatments including orchard areas and other formal tree plantings.
Other fence types must be approved by the DRC.
· Fences of sheet or corrugated iron, steel, aluminum, asbestos, or any type of
chain-link fencing are specifically prohibited.
· Walls constructed at major community entry points and along community
streets shall be consistent with the project's theme area in materials and
design.
· Alternative walls and fences within the project area shall be consistent with
the architectural theme of the planned area, reflecting materials and design of
the architectural theme and must be approved by the DRC.
· The Master Developer shall determine where walls and fencing may be
placed in Gladden Farms II, with the idea to eliminate walls and fencing as
appropriate.
· Walls and fences throughout the project area must be consistent with the
architectural theme of the project.
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Gladden Farms II
Specific Plan
IV-23
v. Implementation and Administration
Implementation and Administration
A. Purpose
This section of the Specific Plan outlines the implementation of development on the
project site. It identifies the responsible party to ensure the project is built in
coordination with infrastructure improvements, providing a continuity of design. This
section also provides guidance regarding general administration of and amendment
procedures to the Specific Plan.
B. Proposed Changes to Zoning Ordinance
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition, or
situation arises that is not covered or provided for in this Specific Plan, those regulations
in the Town of Marana Land Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Planning Director as the guidelines to
resolve the unclear issue, condition or situation.
C. General Implementation Responsibilities
The implementation of the Gladden Farms II Specific Plan is the responsibility of the
Master Developer, the Builder, the Gladden Farms Community Association (which will
have separate committees to review the design features) and the Town of Marana. The
Gladden Farms II development will be integrated with the Gladden Farms Community
Association to the west. The purpose of having one large community association is to
ensure that residents of both developments will have rights to all the amenity areas in
both projects and provide consistency in fee structure.
The Master Developer, referenced herein as FC/M Gladden II, LLC, is the entity
responsible for providing the basic infrastructure needs including roads, sewer, and
water in a timely and efficient manner. The Master Developer forms the community
association and the design review committees and is responsible for recording the
Master CC&R's.
The Builder is the purchaser of a development area(s), or portions of a development
area, and is responsible for building within their area(s) of ownership.
The Gladden Farms Community Association (Association) has been set up by the
Master Developer. During this time, the Master Developer, or its designee, has the
power to appoint and remove board members until such time that the Master Developer
relinquishes control or all planning areas have been conveyed to non-builder owners.
The Association shall administer the property, prepare the budget, assign and collect
fees, and review architectural design.
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Gladden Farms II
Specific Plan
V-1
Implementation and Administration
The Town of Marana Development Services will be responsible for ensuring all policies
and standards laid out in this Specific Plan are adhered to during its review of all
development in Gladden Farms II.
The Town of Marana Mayor and Council approved the formation of a Community
Facilities District within Gladden Farms I in 2004. The purpose of this district is to assist
with the construction and implementation of major infrastructure. The intent of the
Master Developer is to enter into a similar agreement with the Town of Marana to form a
Community Facilities District within Gladden Farms II.
D. Development Review Procedure
All development plans and subdivision plats within Gladden Farms II shall be subject to
and implemented through the review and approval process adopted by the Town of
Marana. In addition, all development is subject to the building permit process as
outlined by the Town of Marana.
Prior to submitting preliminary and final subdivision plats and/or development plans to
the Town, applicants must submit all plans to the Master Developer for approval. The
Master Developer and the Association reserve the right to review any design or
architectural aspect of the development that affects the exterior appearance of any
structure or area of land. This includes the review of signage, landscaping, entry
features, street standards, and architecture for conformance to the Development
Regulations and Design Guidelines outlined in this Specific Plan.
E. Design Review Process
The Gladden Farms Community Association has created the New Construction Review
Committee and the Modification Committee to review development within the two project
areas. The New Construction Review Committee shall review submittals from builders
for all original construction prior to submitting plans for Town Review. The Modification
Committee shall review submittals from subsequent property owners making changes to
existing construction or changes/additions to exterior landscape and/or hardscape. All
development is subject to review by the Association and the appropriate committee. The
applicable plans and documents, as deemed necessary by the Association shall be
submitted along with a Design Review Application (Appendix D) and the required design
fees as follows:
New construction - $500 per floor plan
Modification to existing improvements - No fee with the following exception: The
Association reserves the right to require plan review by an outside consultant, in which
case the applicant will be responsible for fees charged by the outside consultant.
Design Review Applications may be submitted to:
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Gladden Farms II
Specific Plan
V-2
Implementation and Administration
Gladden Farms Homeowners' Association
c/o Tanya Martin
11103 West Moore Road, #4
Marana, Arizona 85653
F. Phasing
The development will likely consist of four phases, beginning in the northwest corner.
The initial site work will begin in 2006. Infrastructure such as roads, sewer, water and
grading will be constructed and extended in accordance to the build out of the project.
Construction of the houses is estimated to begin the following year. The spine
infrastructure needed to serve the blocks will be in place by the time the certificates of
occupancy are issued for said blocks.
Phase I is scheduled to include Blocks 1, 5, 11, and 16. Phase II includes Blocks 12, 17,
and 18. Blocks 2,6, 13, and 19 will be included in Phase III. The final phase, Phase IV,
includes Blocks 3, 4, 7, 8, 9, 10, 14, 15, 20, and 21.
An Improvement District for Tangerine Farms Road is being established by the Town.
The Master Developer will participate in this district. It is estimated that construction of
Tangerine Farms Road will begin in March 2006 and end in 2007.
The purpose of the phasing plan is to relate infrastructure requirements to proposed
development. Although the sequence is implied, development of phases may occur in a
different order or concurrently, at the discretion of the Master Developer, as long as the
related infrastructure is adequately in place. Change in the phasing order can occur due
to unforeseen factors affecting development. Flexibility is needed within the Specific
Plan to address these changing needs while still maintaining a timely development.
G. Specific Plan Administration
1. Enforcement
The Gladden Farms II Specific Plan shall be administered and enforced by the
Town of Marana Development Services Department in accordance with the
provisions of the Specific Plan and the applicable provisions of the Town of
Marana Land Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided said changes
are not in conflict with the overall intent as expressed in the Gladden Farms II
Specific Plan. Any changes must conform to the goals and objectives of the
Plan.
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Gladden Farms II
Specific Plan
V-3
Implementation and Administration
The Planning Director's decision regarding administrative changes and
determination of substantial change as outlined below shall be subject to appeal
by the Town Council. Categories of administrative change include, but are not
limited to:
· The addition of new information to the Specific Plan maps or text that does
not change the effect of any regulations or guidelines, as interpreted by the
Planning Director;
· Changes to the community infrastructure planning and alignment such as
roads, drainage, water, and sewer systems that do not increase the
development capacity in the Specific Plan area;
· Changes to development plan boundaries due to platting. Minor adjustments
to development plan areas, drainage areas and other technical refinements to
the Specific Plan due to adjustments in final road alignments will not require
an amendment to the Specific Plan but will require staff approval; or
· Changes to development regulations that are in the interest of the community
and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the same procedure as it
was adopted. Each request shall include all sections or portions of the Gladden
Farms II Specific Plan that are affected by the change. The Planning Director
shall determine if the amendment would result in a substantial change in plan
regulations, as defined in the Town of Marana Land Development Code.
4. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this
Specific Plan. Appeals to the Planning Director's interpretation may be made to
the Board of Adjustment within 15 days from the date of the interpretation.
If any provision of the Design Standards is considered ambiguous or unclear, the
Planning Director shall be responsible for interpreting the intent of the Design
Standards.
5. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule that is in
place at the time of development.
6. Annual Report
At the platting stage, the Master Developer will provide Town staff with a
Monitoring Program outlined in Appendix D of the Northwest Area Marana Plan.
This will provide Town of Marana staff with information to assess the impact of
proposed developments on existing infrastructure and determine the needs for
future development.
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Gladden Farms II
Specific Plan
V-4
Appendix
Appendix A: Legal Description
Order No.: 21008977.JK - D
EXHIBIT "ONE"
That part of Section 35, Township i 1 South, Range 11 East, Gila and Salt River Meridian,
Pima County, Arizona, lying South and West of the Southwest right of way line of the
relocated Tucson-Picacho Highway, Federal Interstate Project 94, as it existed on May 15,
1950;
EXCEPT THEREFROM the right of way for Moore Road, formerly Grier Road, over the North
30 feet thereof, as shown on the map recorded in Book 2 of Road Maps, Pages 126 through
129;
AND EXCEPT THEREFROM the following two we!! sites belonging to Cortaro Water Users'
Association:
Marana Wen No. 13
That portion of the Southeast quarter of the Southeast quarter of Section 35, Township 1 i
South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly
bounded and described as follows:
BEGINNING at a point which is 62.5 feet Northerly and 25 feet Westerly from the Southeast
corner of said Section 35;
THENCE Westerly 62.5 feet from and parallel to the South boundary line of said Section 35,
a distance of 26.8 feet to a point which intersects the Northeast right-of-way line of the
Cortaro Water Users' Lateral No. 6-1/2;
THENCE in a Northwesterly direction along the said right-ot-way line of Cortaro Water Users'
Lateral No. 6-1/2 a distance of 109.3 feet to a p-olnt;
THENCE Easterly, 150 feet from and parallel to the South boundary line of said Section 35,
a distance of 92.25 feet to a point;
THENCE Southerly 25 teet from and parallel to the East boundary line of said Section 35, a
distance of 87.5 feet to the POINT OF BEGINNING;
Marana Well No. 14
That portion of the Southeast quarter of the Northeast quarter of Section 35, Township 11
South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly
bounded and described as follows:
BEGiNNING at a point which is 938.65 feet Westerly and 50 feet Northerly from the East
quarter corner of said Section;
THENCE Westerly 50 feet from and parallel to the East and West center line of said Section
35. a distance of 135 feet to a pOint;
THENCE Northerly 1 073.65feet from and parallel to the East line of the said Southeast quarter
of the Northeast quarter of Section 35, 100 feet to a paint;
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Gladden Farms II
Specific Plan
A-1
Appendix A: Legal Description
Order No.: 21008977-JK . D
THENCE Easterly 150 feet from and parallel to the East and West center hne of said Section
35 i 135 feet to a point;
THENCE Southerly 938.65 feet from and parallel to the East line of the said Southeast quarter
of the Northeast Quarter of Section 35, 100 feet to the POINT OF BEGINNING;
AND EXCEPT THEREFROM the following portion conveyed to Cortaro Marana Irrigation District
in the Deed recorded in Docket 1968, Page 585:
BEGINNING at a point on the North line of said Section 35, said point being South 89049'00"
West, 591.06 feet from the Northeast corner of said Section 35;
THENCE South 49037'00" East along the Southwesterly right of way line of Interstate 1 0,
357.77 feet;
THENCE South 49053'00" East, 419.03 feet to the East line of said Section 35;
THENCE South 0015'00" East, 32.81 feet along said East line;
THENCE South 49053'00" West, 448A4 feet
THENCE North 49037'00" West, 386.97 feet to the aforesaid North line of Section 35;
THENCE North 89Q49'00" East, 38.44 feet to the POINT OF BEGINNING;
AND EXCEPT THEREFROM a strip of land 110 feet in width conveyed to the State of Ariozna,
by and through its State Highway Commission in the Deed recorded in Docket 2003, Page
408 described as follows:
BEGJNNING at the point of intersection of the existing Southwest right of way line of the
existing Casa Grande-Tucson Highway with the East line of Section 35, from whence the
Northeast corner of said Section 35 bears Northerly 359.70 feet;
THENCE North 49053'00" West along said existing Southwest right of way line, a distance
of 325.42 feet;
THENCE North 49037'OO'West continuing along said existing Southwest right of w.ay tine,
a distance of 229.27 feet, to a point on the North line of said Section;
THENCE Westerly along said North section line, ,a distance of 169.15 feet;
THENCE South 49037'00" East 357.77 feet;
THENCE South 49053'00" East 419.03 feet to a point on the aforesaid East line of Section
35;
THENCE Northerly along East section line, a distance of 144.38 feet, to the POINT OF
BEGINNING;
AND EXCEPT THEREFROM the East 50 feet of the South 35 feet of the Southeast quarter of
said Section 35, conveyed to Pima County in the Deed recorded in Docket 6411, Page 1237.
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Gladden Farms II
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A-2
Appendix B: Plant Palette
A. Tree Palette
1. Arterial and Collector Street Trees
Acacia salicina
Acacia smallii
Acacia stenophylla
Celtis reticulate
Cercidium praecox
Chilopsis Iinearis 'Lois Adams'
Cupressus arizonica
Eucalyptus microtheca
Eucalyptus polyanthemos
Fraxinus velutina
Pinus eldarica
Prosopis chilensis
Prosopis glandulosa
Prosopis velutina
Quercus buckleyi
Quercus polymorpha
Quercus virginiana
2.
Local Street Trees
Acacia salicina
Acacia stenophylla
Fraxinus velutina
Prosopis chilensis
Prosopis glandulosa
Prosopis hybrid
Prosopis velutina
Quercus buckleyi
Quercus polymorpha
Quercus virginiana
Willow Acacia
Sweet Acacia
Shoestring Acacia
Western Hackberry
Palo Brea
Desert Willow
Arizona Cypress
Coolibah Tree
Silver Dollar Gum
Arizona Ash
Afghan Pine
Chilean Mesquite
Honey Mesquite
Velvet Mesquite
Redrock Oak
Montery Oak
Southern Live Oak
Willow Acacia
Shoestring Acacia
Arizona Ash
Chilean Mesquite
Honey Mesquite
Thornless Mesquite
Velvet Mesquite
Redrock Oak
Montery Oak
Southern Live Oak
Sweet Acacia
Western Hackberry
Desert Willow
Arizona Ash
Walnut
Redrock Oak
Montery Oak
~
3.
Orchard Trees
Acacia smallii
Celtis reticulate
Chilopsis linearis 'Lois Adams'
Fraxinus velutina
Juglans major
Quercus buckleyi
Quercus polymorpha
Gladden Farms II
Specific Plan
B-1
Appendix B: Plant Palette
4.
Mesquite Bosque Trees
Prosopis hybrid
Prosopis velutina
Thornless Mesquite
Velvet Mesquite
5.
Open Space Trees
Acacia berlandieri
Acacia salicina
Acacia smallii
Celtis reticulate
Cercidium floridum
Cercidium praecox
Chilopsis linearis 'Lois Adams'
Fraxinus velutina
Juglans major
Prosopis chilensis
Prosopis glandulosa
Prosopis hybrid
Prosopis velutina
Quercus buckleyi
Quercus polymorpha
Quercus virginiana
Fern Acacia
Willow Acacia
Sweet Acacia
Western Hackberry
Blue Palo Verde
Palo Brea
Desert Willow
Arizona Ash
Walnut
Chilean Mesquite
Honey Mesquite
Thornless Mesquite
Velvet Mesquite
Redrock Oak
Montery Oak
Southern Live Oak
6. Palm Trees
Palm trees may only be used in commercial development areas.
Brahea armata
Butia capitata
Chamaerops humilis
Cycas revolute
Phoenix canariensis
Sabel palmetto
Trachycarpus fortunei
Washington filfera
Washington robusta
Mexican Blue Fan Palm
Pindo Palm
Mediterranean Fan Palm
Sago Palm
Canary Island Date Palm
Palmetto Palm
Windmill Palm
Mexican Fan Palm
California Fan Palm
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Gladden Farms II
Specific Plan
B-2
Appendix B: Plant Palette
B. Shrub Palette
1.
Ornamental Grasses
Carex buchananii
Festuca glauca
Liriope muscari
Muhlenbergia capillaries 'Regal Mist'
Muhlenbergia spp.
Nolina microcarpa
Pennisetum setaceum 'Rubrum'
Stipa tenuissima
2.
Shrubs
Anicanthus quadrifidus wrighti
Acacia berlanderi
Callinadra eriophylla
Cordia boissieri
Dalea bicolor
Dalea frutescens
Dalea pulchra
Dodonea viscose
Ericameria larcifolia
Ilex vomitoria
Larrea tridentate
Leucophyllum spp.
Lysiloma thornberi
Myrtus communis
Nandina domestica
Nerium oleander 'Petite Pink'
Nerium oleander 'Sister Agnes'
Punica granatum
Punica granatum 'Nana'
Rosmarinus officinalis prostrates
Simmonsia chinensis
3.
Ground Covers
Acacia redolens
Calylophus dummondii
Dalea capitata
Dalea greggii
Lantana spp
Oenothera stubbei
Rosmarinus officinalis prostrates
Verbna tenusecta
Leather Leaf Sedge
Blue Fescue
Lilyturf
Regal Mist Deer Grass
Deer Grass
Bear Grass
Purple Fountain Grass
Mexican Feather Grass
Mexican Flame Brush
Fern Acacia
Pink Fairy Duster
Texas Olive
Silver Dalea
Black Indigo
Indigo Bush
Green Hopseed Bush
Terpentine Bush
Youpon
Creosote Bush
Texas Ranger/Rain Sage
Feather Tree
Myrtle
Heavenly Bamboo
Petite Pink Oleander
Sister Agnes Oleander
Pomegranate
Dwarf Pomegranate
Trailing Rosemary
Jojoba
Freeway Acacia
Calylophus
Golden Dalea
Trailing Indigo Bush
Lantana
Chihuahun Primrose
Trialing Rosemary
Sand Verbena
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Gladden Farms II
Specific Plan
B-3
Appendix B: Plant Palette
4.
Accents
Agave geminiflora
Chrysactinia mexicana
Dasyilirion acrotriche
Dasylirion longissimum
Dasylirion wheeleri
Dietes bicolor
Encelia farinose
Gaura lindheimeri
Hermerocallis hybrids
Hesperalo parviflora
Hymenoxys acaulis
Viguiera stenoloba
Yucca baccata
Yucca elata
Yucca recurvifolia
Yucca rigida
Twin Flowered Agave
Damiantia
Green Desert Spoon
Toothless Desert Spoon
Desert Spoon
Fortnight Lily
Brilllebush
Gaura
Day Lily
Red Yucca
Angelita Daisy
Golden Eye
Banana Yucca
Soap Tree
Weeping Yucca
Blue Yucca
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Gladden Farms II
Specific Plan
B-4
Appendix C: Citizen Participation Plan
The State of Arizona's Growing Smarter legislation has established new requirements for towns,
cities, and counties to better evaluate and subsequently respond to growth issues. A major
element of this framework includes enhanced public participation and notification procedures.
According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (8), "the procedures shall provide
for:
a. The broad dissemination of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communications programs and information services; and
e. Consideration of public comments. "
The following information outlines the public participation plan for Gladden Farms II:
Representatives for Gladden Forest, LLC and The Planning Center will conduct a neighborhood
meeting prior to the Planning and Zoning Commission public hearing. Section 10.02.C of the
Town of Marana Land Development Code requires all property owners within 300 feet be
notified of a proposed rezoning. All residents living within Gladden Farms I will be invited as
well as all neighboring property owners within a 300-foot radius of the project site.
Town of Marana Planning staff will be provided with a copy of the list and map used to notify the
property owners for the meeting. Additionally, a summary of each neighborhood meeting and
attendance sheet will be provided to staff.
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Gladden Farms II
Specific Plan
C-1
Appendix D: Design Review Application
GLADDEN FA.RMS COMMUMTV ASSOC1ATlON
DESIGN RElJmW AWUCATION. NEW CONSTRUCTION COMMITTEE
Send completed
applicalwn to:
Gladdoo Farms Comnmity Assooation
CiO CCMC
3:l3E. Wetmore Road. Suite 250
Tucson,AZ 85705-1758
Date;
Bulider:
Parcel:
A. General
Maiiting,Address:
Building, ,Pl,an ArChitect
landscape Architect
City/Slate/zip:
Phone:
Phone:
B.
Building Data
Plan Number:
Plan Number:
Plan Number:
Plan Number:
Max. Heiiglit_
MalL Height_
Max. Height _
Max. Height_
Uvable Square Footage:
Uvable Square Footage:
Uvable Square Footage:
Uvab+e Square Footage.:
C ApJllk-liItlol'lOlcddW
The folloWing information must be indUded With your appllcati1m package:
_1. Oos[gn Review foe: $500,00 per floor plan. payable to Gladdon Farms Community
Association.
_2. Throo (3) full sizo sets of certilied architectural plans complete with floor and
elevation plans and mechanical & medrical plans
_3. Three (3) haif-size sets 01 certilied arehitec1l.lral plans complete with floor and
elevation plans.
_4. Three (3) selsof typical front yard landscape pian altemalives to De oflered to
homebuyers.
_5. Exterior Color SChemes. including paint and roof tile samples and light reflectivity
valueinlotmabon:
Brand of Paint RoofTke SupplWr:
_6. Building Construclion T)'pe (lrame. masonry, etc.):
_7. Stucco Pattern
_8. Patios: Indill:am typlt of matltrials to be used:
_9. Type 01 color and finish of: Entry door _Wmdows
_10. Exterior lighting: Picture must be proviood. All ext~rior lighting must be shiltlded
In design so that the light source is not visible
_ n . Location of HVAC equipmer\t must be shown an alllloor plans. GroUnd-mounted
units must DC cO!tlceaied by a solid el1Clo"!ii.lre on all sides visib>le to a neighb01ing: property..
_12. Type of finish to be used on dlrVeways and walkwa)'S:
_13. rencing: A. typical fence layout must be provided:
Sae o.f block: Color:
_14. Entry fealurt!cs. landscape or hardscape pa;,'ing fealilJlls to adci interest and common area
landscape plans.
_15. Model :Iayout plan. Including lot designallon. footprint o.f hemc.landscaping. fencing. parking
lot layout ami material uscd. and pl:8n to converl to tyj)tcai planting scheme.
_16. Entry way permanent and temporary marketing SfgnS (see exhibit i -1 a)
~
0-1
Gladden Farms II
Specific Plan
Appendix D: Design Review Application
Gladden Farms Community Association
Oesign Review Application-4\lewConstructton Committee
Page 2
B /",:MiljOlllll Not""
APPLICANT ACKNOWLEDGMeNT:
The litdHIJUllJi' i.4~lhjs u{->"pllcauo.n In ni:~ WdV (':/NM'fJ/XUSJ; appft/vaiotJiiv2 p.ft.~pLl:.~i'ii pklh ~ff'J:m,""n JMwh~':'dIh.'m
r.?l rlk' (yjfl:ifjU!It"(;~ '~~ ~k-CiJiJ.('H~'Jil be .\UI1khi'\1 t~) the ~4p.plu'U1ua:{ i.IJOU af .p::r-.B.ihh: oller ,'io-UhflJ>H.-,~lO-H qFtlN
JY!qjh~Mtll Jt!i;:nfiJalhm.. MiLh appnn-'iti .sht.'Jtl )}MJ r.tJnHiuue an J'jPpl't/FOl., HilUkiJllOH at iWkii)t:WI.(Jh/nI (.'ff she
f}tU.t1U:'-,; Of" itrdUletluN.l.l OJ' "j~ft.in-it:'ru~~~ ,'IJ~jundn~~JJ. ,~t!lteprop(Jj;ed Ul1/u<OIj..>e.tth:"nh ,z:#ki neHite,f Ih(' .C't.munurer
iN)J' Ihi!A.'iSm'laIJOd ,y,luJU itiJlfi atJ)' .liftbih'li' "ki,'t' di.:it:Y;.rs W 1iw pinn..t., or 01fptOVC#ltUU.
C':O,l);d:ru{..'U~)h.' MlWU )~)f l'M-'}!/H tliJU} the {:,~o>>{mu,,'~' h?V/elf~;t;t:1 w&f at 14,hiongv .,V;
.<lpphi.>J.tit l htJl'C {t,"a'tJ ,and iflld<!.rtUitthJ Ihtf lh.''',~~,~:n <';uhlth!tne,:i ufKl (YJf.i(,erninp:, dt'.:t(i:it
mid t'J;)jj/U/tU.'lJOH _in CJiaJden .Ft.tJWJA. AJ ApfJhc'iJnlo 1 tx:lt~It)'1t1i!dg;;~ Jh(f}' .rh~; lWl'j:,flJl3: h!t'tt:'''Witlg lite l"fli:fJU lJJ&1
"\pec1tit..'dhf,:;!Ji,.,- >>-'iN t:haHge wuh iJnre iJJid tfUll lite apUJk.JJ://i: ON >iM!lllu.'li!{ flU11.l.d'j:,_, af -well ilt tHk'f1It't~ldUon
[lJk:l (tpplktili'!.}J/ (.:rf'IJN! }?uidr:"hUf!.:l" jth'~~r \f,iJf)-;lJ!.-x:'()-J'ibn,q,l\i. in addifiim".l i.M;}OfJJM1tYfge tlw:tt i1 mil}' ~un dl'UN(L"
be ptJ-i_f.iblr? f:DI:defjtfti-< ol~fift'lUJfutble .li/idiUJY-',')' 'i!lpi(tf-MJ.S--c....( i>>q:i((Jl'f'fJr.t'N.$ udtil the Impfi.)!<:ttlreitlJ lith,'!:' bt.'/(//t
Ct)hJfdnexl hi ~t4U'(:h casc iT ma:v be ~i!U'l!,,()$WUJJ1e to t~~linft;(itiN'i%l'e!; if) !iii' tJt/pri)l\">t~'UNUS iJn'oit'ed,
l-h'M'e""'C~r, Ih~.." {',~am.ml'fJ'C'!' liH:.!j/ reiJtf.t It! d:frtNYJli~ .fit 11oc' full/Ft!. I m
,,:ucut'j't;{J br flu.' ..-hi:~~OCja!tOd }f lli.n! 10 iIi~;,t''t the if5UJ.:dLi(lwd b~,: A,tiM
l.Mn_.cw(s
Submitted by:
Print Name
Dirle
SIgnature
Emilil address"
Fax Number
Cell
Proposed start date 01 construclion:
Company Name:
Addl1?S5"
~
Gladden Farms II
Specific Plan
0-2
Appendix D: Design Review Application
GtADDfNFARMS COMMUNITY ASSOCIATION
DESI{;N REvn:w Al'PUCAmr\
MODIFICATIONS UJMMlrrU
Send COTpleted
appll!:!ll1oo to
C>ladden Farms (;or<1mlJnlt'j' Aaooca!1!:f1
C/O COMC
33:3- E W9!rnore
TuC$Or" AZ
Dai!e' Ikuld-or
Par~el'
i\, (;,m",,,,1
Maim!)
j}Yildiftg
Landscape Atct!;lect
Phone
ll.
H"Utlli"ltU#l:ll
Plan N u'1i:ler'
livabie Sc\Uafs f';:a~e
MiM. Hefgh!
c, AJ"!l4jlClll;."" CI""ikl!>!
The foilowll1iJ inrorrniJl1oo mus! :00 mCluded with YGW alllllici'll1on pm:kagc Checi!;r>:i items am
IT>a~di'lWry ror all llPplr.alJQl1'S.
R<:w',,"w roe ffi nol dk'i1 b\rl may 00 rlilqUSl>>ro Ii "rc41ltI1$10M! tlWi!ffi $ deemed
_'L Intee j3-1 lUll sets ofarl::hllecttlfal piana,
EYlerlV Coh'i &;;/w'nm;, mc4rdlnw IWIThl amiior roof tile sampW$
Hamil of f'lllrH RoofTil2 5w::pller
,,,4 Iklikling Cor~k#1 TVpo (fn"nw ma~o"r;', 01c I__~_,~,~~,_,
_"" Stucco Patteln
f>all;ll!; Indmeto type of matorillis to 00 usee
" type of to I;), and linillh of Enh)' doo, v.'it'ldev.",_
~,__ 8. Ero('!E<rmr 4\111!""9: Prctlffe ml.iSl.llE\ I>m~v.loN AI; €<>Mnor il!?htlng mUM b\'j ~hieftt!l>j
m U'lsTln so tile! 1hlillight $OWOlllll not viliibllil
_ 9. L!:lC.'l!lon 01 fl_l1ical eql.lIpmsm! fl'tist bs sr~)W[jliln 811 rlaOf plans. Gfl.IWnd4f1ClUfl!ee
eqwpmefll fWJS.! De C>~flcealed t!tJ a who e!'lCio!Iure 00 all sties vlmble to a neigMtorilill
jU<lpenj'
_.10. T~fP'l oil1m!!h to be used on driveways Brc W&llNi-ays:
F"ncll'Q: A. IVP;CJi l"f>.:III;lV'lUf ml.~1 1>>' !X'o.,ml'ljj
5,U.Ol tllock
... u 12 ~d~ 1'1",,,
...".._'3 F1a-p;el ,1' Shell.
14 !;~)rft;hiltJ Ttlting {aBaft! ~~n~l
~
0-3
Gladden Farms II
Specific Plan
Appendix D: Design Review Application
Giildden Fa~ COIIlnlullity A,s'_clation
Oe!Iign RlWlllW Applleaoon- MMifleallons, CemmitlH
Plllle2
A. Addj;il~ml Ntllt'~
APPLJCANT ACKHOWUiDG"IIIEII/T:
Th::, JalhfN.iO.::d ;,:.{,hd,
CI;4~j.mHlfl:'I:'>f Ik'ij,~d)H
nyartli'tlI'MH,
F'1",ii',to'i,i
,(tll~'-i'NJ''!'.l-\j'l':jfj
l'Jo(&~phr tv-Nit flit' Ci.'immirJi:v:.ha..\ rtTfr.w-;::d' .{..vkl
Mjn-A''r'-",;i~::md t,tj'l:fh:'sigJ'i' (_l~J~i:ikv}.i:ff~':-l arr.if app}i(.:"t.'hi'i:'
l OChl'l<:.I~""'I't':::h~'"" ttV.Jt Ok' 'f}t:"(/~g(~';; ;<TWlt"H;',.U'V dh'
Oft ,;;w.\1iwn'cllrU1h'l"f(, a'.: ~rdl iJ.J
d,&]l tf
mw ft-~"
jtnpfOl'(~YtN;:'NtJ (-m1-.qt-'.j,i-',_Il:~)lim,'O.:.9
p,!,:,:p:a i\'J %Titing. ,1,'i.J.pt~ii(~UJL l hiJr~:' ,mtiy{ LInd
(I*.1J-d ,f't,fll,WW'h'Oll in (;A~l:;Alenf~rnN:;
'if-if'i ;;;:}lm'lgl' )fi iJA If,t':wand ruo.!'
ffi'(}r ~"(:lr:r an'/.w<JI'~'~1
/t'Whlf",;::Y -f\' ~'fW<t,N_wr.~_{i
mW0\lw.vHmk (0
~wJi/ rlt('
j'(' 1'ih' JinfV1.nt'i'fI\~wM' ,.ll'Fl1':Wnl'Y)
/nIWY Irt--!;YY,f h jh1"j' 1~~~i.~iV.(,F!:.t ,~n' dh' A~:~uchi'xh,~l~
G:AWij,#!!t'f und dtf thj\'(j):,v'~ IXw(:<)iW'.-;NUt}\
(yvJJHINhlfH>\' li'.lft\l ,thjigJ1;~~::~rh\t.1.p,"{~.rllf\j,:,~~- ~:H;h'ie/\'" nt'l:h1iMi,'i\:
S"b".ll(t"d "y
nalE
Si9~ute
P:fkrt~ Name
EmaH addr!i'!ls
t &>: N"mOOl
C~<aH
Prop,.."emj stari dn cfronstrllC'tfon
~
0-4
Gladden Farms II
Specific Plan
Appendix E: Definitions
Automobile Service Stations: Including gas stations and quick lube shops but not including
auto repair, body and fender work, painting facilities or mechanical or steam rack washracks.
Guest Home: Living quarters, without a kitchen, for guests, relatives, or servants on the
premises in an accessory building or attached to the principal residence.
Home Occupation: As defined by the Town of Marana Land Development Code.
Lot Coverage: The area of a site occupied by structures.
Multi-Family: As defined by the Town of Marana Land Development Code.
Personal Services: Personal services include, but are not limited to, barber shops; beauty
salons and day spas; clothes pressing and tailoring; massage therapy studios; exercise
facilities including personal training and yoga studios; and shoe repair.
Retail: Sale of tangible personal property for any purpose other than retail.
Wholesale: Sale of tangible personal property for resale by a licensed retailer, for consumption
by an ultimate purchaser.
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Gladden Farms II
Specific Plan
E-1