HomeMy WebLinkAboutGranite Construction Company Revised Specific Plan SPA9311-002GRANITE SPECIFIC PLAN
Lagal De3eriptiron
Parcel 1
The north 1/2 of the southwest quarter of Section 1, Township
12 South, Range 11 East of the Gila and Salt River Base and
Meridian, Pima County, Arizona.
Containing 80 acres, n, 'e or less-
azcel 2
Tho northwpgt giiArtpr of the northwast quarter of Secti9n 2-
'T,'ownnhip 12 South, Rango 11 Eazt of 'thin Gila and -,Alt Ri Nrar Rasp,
and MQridian, prima r''ount y, Ari ?nna , adn tbRt; part of the SQuthwest
quarter of the northeast quarter and the south half of the
northwest quarter of said Section 2 lying north of a straight line
beginning at the west 1/l6 corner or the norznwesz gaurter also
Rnown no the northwoct corner of waid south half of the nnrtbWPS '
quarter and ending at the south 1/16 corner of the northeast
quart4ar alQo known as thp r.ornor of said OQUthwe5t
quarter of the northeast quarter
Containing 100 acres, more or less.
parool 21
The northeast quarter of the northwest quarter of Section 2,
Township 12 south, Range 11 East of the Gila and Salt River Base
and Meridian, Pima County, Arizona.
containing 40 acres, more or less.
Parcel. 4
A.n easement over the north 75' of the southeast quarter of the
northeast quarter of Section 2, Township 12 South, Range 11 East of
LIIe milia &ud SaIL PLvCl awl Tina Qaurity, i,imi'Uuna.
The west half of the northwest quarter of Section 1, Township
12 south, Range 11 East of the Gila and Salt River Base and
Meridian, Pima County, Arizona.
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• CWP.133.GRANITE.MARANA.A9310.PLN
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GRAN = T E C ON S TRUC T= ON C OMPAN Y
REVISED SPECIFIC PLAN
November 8, 1993
. • CMP.133.GRANITE.MARANA.A9310.PLN
TABLE OF CONTENTS
•
Pape
1.
INTRODUCTION . . . . . . . . . . . . . . . . . . . . .
. . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . .
. . . . . . 1
B. Location of Property . . . . . . . . . . . . . .
. . . . . . 2
•
C. Compatibility with Adjoining Property . . . . . .
. . . . . . 2
2.
LAND USE PLAN . . . . . . . . . . . . . . . . . . . .
. . . . . . 4
A. Permitted Uses . . . . . . . . . . . . . . . . .
. . . . . . 4
B. Definitions of Permitted Land Uses . . . . . . .
. . . . . . 4
3.
DEVELOPMENT OF THE PROPERTY . . . . . . . . . . . . . .
. . . . . . 6
A. Timing of Development . . . . . . . . . . . . . .
. . . . . . 6
B. Phasing of Development . . . . . . . . . . .
. . . . . . 6
C. Access and Interior Circulation . . . . . . . . .
. . . . . . 11
D. Excavation and Operation Plan . . . . . . . . . .
. . . . . . 13
E. Landscaping and Open Space Plan . . . . . . . . .
. . . . . . 15
•
F. Hydrology Plan . . . . . . . . . . . . . . . . .
. . . . . . 18
4.
PLAN IMPLEMENTATION . . . . . . . . . . . . . . . . . .
. . . . . . . 20
A. Site Development Standards . . . . . . . . . . .
. . . . . . 20
B. Additional Regulations . . . . . . . . . . . . .
. . . . . . 22
C. Amendments . . . . . . . . . . . . . . . . . . .
. . . . . . 22
•
5.
APPENDIX . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . 23
A. Legal Description . . . . . . . . . . . . . . . .
. . . . . . 23
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0 CWP.133.GRANi?E.MARANA.A9310.PLN
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1. INTRODUCTION
A. Purpose
The purpose of this Specific Plan is to set forth guidelines and
regulations to allow Granite Construction Company to extract and
process sand and gravel from its property located within the Town of
A Marana. The Specific Plan also provides for on going reclamation of
the land and future industrial development in conjunction with the
mining activities.
In accordance with the provisions of A.R.S. Section 9-461.08, the
Granite Specific Plan includes regulations of the use of land which,
once approved and adopted, will serve as the zoning ordinance for
the site.
The Granite Specific Plan sets forth three phases of development for
the site. The first phase (the "initial" phase) will focus mainly
on the extraction and processing of sand and gravel. The second
phase (the "transitional" phase) consists of mining, reclamation of
the land, and interim land uses. The third and final phase (the
"ultimate" phase) is where land reclamation is complete and ultimate
development is to take place.
The Specific Plan includes guidelines for each of these three
development phases. It also sets forth land uses which will be
permitted on the site and includes site development standards for
these uses. In addition to the land use plan, the Specific Plan
addresses landscaping, hydrology and excavation.
Granite has worked extensively with nearby landowners and the Town
of Marana to address concerns regarding their proposed mining
operation. This revised Specific Plan integrates provisions such as
increased buffers and landscaping in order to help alleviate these
concerns. The guidelines contained in this Specific Plan are
designed to assure the Town of Marana that the development will be
a positive addition to the community.
The development resulting from this Specific Plan will provide
opportunities for the Town of Marana in the form of revenue
generation from taxes, competitively priced construction materials,
and employment opportunities.
. CWP.133.GRANI?E.MARANA.A9310.PLN
To the north/northwest there are two farms which have no development
i plans at this time. Granite's plans would have no detrimental
impact of these farming operations.
Granite's site includes 1/4 mile of frontage on the paved portion of
Tangerine Road across from the MSP property. Granite has discussed
their plan with MSP. To address MSP's concerns, Granite has agreed
to provide a 300 foot setback from Tangerine Road for all mining
uses and has agreed to increase landscaping along the Tangerine Road
berm. These provisions have been incorporated into the Specific
Plan to buffer and provide a good transition between the two
developments.
The Granite property surrounds three sides of the Pima County
landfill and borders another landfill. Clearly, proximity to these
landfills limits the types of uses appropriate on Granite's site.
The mining uses proposed in Granite's specific plan are particularly
appropriate for this site. Rather than abandoning the property once
excavation is complete, Granite has included in this Specific Plan
provisions to ultimately develop portions of the property with
industrial use and to provide a linear park easement along the Santa
Cruz River.
The development laid out in Granite's Specific Plan is very well
suited for the location. Granite is willing to make this property
adjacent to these landfills productive for both the Town and Pima
County.
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B. Location of Property
The Granite property is situated within the town limits of Marana in
Pima County, Arizona. It contains approximately 300 acres on the
south side of Tangerine Road, 3/4 mile west of Interstate 10. The
property surrounds the Pima County Tangerine Road Landfill on three
sides. The Santa Cruz River forms the south/southwestern boundary.
The property boundaries and locational context are illustrated on
Exhibit I, the Regional/Vicinity Map. A legal description of the
property is included in the Appendix.
C. Compatibility with Adjoining Property
Granite's Specific Plan proposes land uses which are appropriate for
the site. Additionally, the planned development is very compatible
with adjoining land uses. Granite's property is bordered on the
east by the Cal -Mat property. The Cal -Mat development is basically
the same as that proposed by Granite. Two companies operating side
by side will keep construction materials priced very competitively
for the Town and its residents.
To the south and west lies the Santa Cruz River. The river forms a
natural buffer up to a 1/2 mile wide between the Granite property
and properties to the south.
To the north/northwest there are two farms which have no development
i plans at this time. Granite's plans would have no detrimental
impact of these farming operations.
Granite's site includes 1/4 mile of frontage on the paved portion of
Tangerine Road across from the MSP property. Granite has discussed
their plan with MSP. To address MSP's concerns, Granite has agreed
to provide a 300 foot setback from Tangerine Road for all mining
uses and has agreed to increase landscaping along the Tangerine Road
berm. These provisions have been incorporated into the Specific
Plan to buffer and provide a good transition between the two
developments.
The Granite property surrounds three sides of the Pima County
landfill and borders another landfill. Clearly, proximity to these
landfills limits the types of uses appropriate on Granite's site.
The mining uses proposed in Granite's specific plan are particularly
appropriate for this site. Rather than abandoning the property once
excavation is complete, Granite has included in this Specific Plan
provisions to ultimately develop portions of the property with
industrial use and to provide a linear park easement along the Santa
Cruz River.
The development laid out in Granite's Specific Plan is very well
suited for the location. Granite is willing to make this property
adjacent to these landfills productive for both the Town and Pima
County.
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2. LAND USE PLAN
A. Permitted Uses
Land uses permitted within the Granite Specific Plan are as follows:
• Mining of sand and gravel
0 Plant site/aggregate processing
• Concrete and aggregate related manufacturing
• Industrial
• Open space
•
B. Definitions of Permitted Land Uses
Sand and qravel minin
This use is limited to the extraction of sand and gravel at a
maximum excavation depth of 100 feet. Sand and gravel mining
will occur at various times all across the property during all
three phases of development. Depth of excavation will vary
based on aggregate quality.
0 Plant site_( aggregate processin
Plant site/aggregate processing uses include vehicle
maintenance and storage; crushing, screening, washing, and
stockpiling of sand and gravel; and production of hot
asphaltic concrete and portland cement concrete.
Approximately 20 to 40 acres are designated for this use which
will occur during all three phases of development. A dispatch
and sales office will be located within this area, as well as
other equipment deemed necessary to conduct business. Certain
areas will also be designated for storage. The elevation at
f which these activities are to take place is 0 to 10 feet below
original ground.
• Concrete and aggregate related manufacturing:
This land use may include various concrete or aggregate
manufacturing activities such as manufacturing of concrete
block or ornamental concrete objects. Storage areas for the
manufactured products will also be permitted. This land use
will occur during the transitional and ultimate phases of
development.
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Industrial:
This land use will accommodate industries involved in
manufacturing, distribution, and warehousing. This land use
will occur during the ultimate stage of development only.
Open Space:
Open Space uses include buffers and transitional areas between
land uses, recreation, drainage retention, and groundwater
recharge. Open Space may also simply be used to designate
undeveloped portions of the site. Open Space areas are
provided in all three phases of development.
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. CWP.133.GRANITE.MARANA.A9310.PLN
3. DEVELOPMENT OF THE PROPERTY
A. Timing of Development
The Specific Plan site, like other properties along the Santa Cruz
River, is subject to overbank flooding. Studies have identified the
potential for significant flooding from the Santa Cruz River channel
immediately along the south boundary of the site. A bank protection
project, including a levee along this portion of the Santa Cruz
River, is planned by the Pima County Flood Control District. Due to
the imminent flood danger, full scale development can not occur
until these flood control improvements are in place.
So long as it is technically feasible, Granite may begin mining sand
and gravel on a small scale, prior to the bank protection being
complete. Any development will be subject to the Town of Marana and
Pima County floodplain ordinances.
B. Phasing of Development
Development of the site will occur in three phases --initial,
transitional, and ultimate. The phasing plan is designed to allow
alternative land uses that are compatible with the sand and gravel
extraction. The phasing plan is also designed to utilize the site
in an efficient manner, beginning with excavation in the norther
portions of the site, furthest from the floodplain. Subsequent
phases move the excavation area south and west into areas which will
be removed from the floodplain after completion of the bank
improvements.
Initial Phase:
The land use plan for the initial phase is depicted on Exhibit II.
As shown on the plan, during the initial phase, activity will
consist primarily of mining and processing of sand and gravel. A
plant site is also designated, and the remainder of the site will
remain as open space.
The initial excavation area will be 20 to 40 acres in size located
at the northeast portion of the site. The overburden or topsoil
removed prior to mining will be used to construct a berm 6 to 15
feet in height along the Tangerine Road frontage. The berm will act
as a visual and noise barrier, buffering the mining activities from
neighboring properties and Tangerine Road. During the initial phase
it will be necessary to process and stockpile materials at original
ground elevation. Aggregate processing activities will include
crushing, screening and washing, and production of hot asphaltic
concrete and portland cement concrete.
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Transitional Phase:
The land use plan for the transitional phase is shown on
Exhibit III. During this phase the initial excavation area will be
reclaimed and converted to open space. Overburden materials will be
placed in areas where excavation is complete, thus starting the
reclamation process. Additional reclamation will be done in this
phase utilizing fill dirt, broken concrete, and other inert
materials. Only materials classified as inert by the Arizona
Department of Environmental Quality will be used for reclamation.
Excavation will begin in the areas to the south and west, closer to
the riverbed. Additionally, aggregate and concrete related
manufacturing will begin, in a portion of the site near the original
plant site. Portions of the site will also be used for storage.
The southernmost portion of the site adjacent to the riverbed will
remain open space.
Ultimate Phase:
The land use plan for the final phase of development is illustrated
on Exhibit IV. During this phase, land reclamation will be
completed and ultimate development underway. The original plant
site will be abandoned so that the remaining quality aggregates can
be mined. Aggregate processing equipment will be temporarily
relocated to the north in the open space created during the initial
development phase. Excavation and ongoing reclamation will take
place on the original plant site. Aggregate related manufacturing
may continue as long as materials are available from excavation.
Reclamation will be completed using inert fill, compacted to 90-95
percent density, with no particles greater than 12 inches in
diameter within 5 feet of final grade.
After reclamation, excavation areas adjacent to the riverbed will be
used for open space. As demand for industrial property arises,
infrastructure will be installed and industrial development will
occur in the area adjacent to Tangerine Road.
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C. Access and Interior Circulation
Access into the development will be from Tangerine Road. This
roadway is currently improved to a width of 24 feet with two lanes
from the interchange with I-10 to the Specific Plan site and has
sufficient capacity to carry the traffic generated by this
development. Currently, the road carries 350 vehicles per day
running into the landfill. The landfill is planned to close in
1996. At that time, this traffic will cease. Granite anticipates
that this development will generate an average of 150 to 200
vehicles per day, less than half that currently generated by the
landfill.
Internal circulation will be provided by private roadways a minimum
of 30' in width. These roadways will be designed and built
according to the land use and traffic volume they will serve. The
roadway system will be planned to be safe and appropriate for all
vehicle types utilizing it. The general roadway plan is shown on
Exhibit V.
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D. Excavation and Operation Plan
The excavation plan shown on Exhibit VI, illustrates the phasing
sequence for mining and extraction uses. The plan is designed to
maximize sand and gravel mining opportunities and to allow
productive uses of the land once mining activities are complete.
To provide an additional buffer area, all mining areas will be
setback 300' from Tangerine Road. The first parcel to be excavated
will be that immediately south of the Tangerine Road setback.
Topsoil removed prior to mining will be used to construct a berm
along Tangerine Road. The berm, which will be landscaped (as
illustrated on Exhibit VII, the landscape plan) will provide a
visual and noise buffer so that mining activities will not be
visible or audible from the roadway or developments to the north.
The initial excavation parcel will also be the first to be reclaimed
because it is the best suited for industrial development. Once
developed, this site will provide an additional buffer between the
ongoing mining operations on Granite's site and development across
Tangerine Road to the north. Later phases of excavation will
progress towards the south and west.
Excavation will occur to varying depths, but the maximum depth will
be 100 feet. Fencing will be installed around the excavation areas
as necessary to meet liability requirements, control entry and
protect the general public. All excavation areas will ultimately be
reclaimed.
Granite intends to run a one shift plant operation during daylight
hours. A small second shift will handle equipment maintenance. It
may be possible that during the life of the development, demand for
construction materials will occasionally require two production
shifts. Periodically, there will also be construction projects that
require delivery of materials during nighttime hours.
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E. Landscaping and Open Space Plan
Landscaping and berming will be used to screen and buffer the mining
and processing operations from nearby properties. A 6 to 15 foot
high berm (illustrated in the diagram attached as Exhibit VII) will
be constructed along Tangerine Road, and landscaped with trees and
shrubs, thus creating a visual screen. The berm will also serve as
soil stabilization. As development moves to the transition and
ultimate phases, additional landscaping within the development will
be installed to enhance and beautify the project.
A 300 foot setback along Tangerine Road will be maintained for all
excavation uses. Upon completion of mining uses and development of
the site in the ultimate phase of development, Granite will dedicate
a 50 foot easement to the appropriate agency for a linear path along
the Santa Cruz River. The general location of berms and the 50 foot
easement are shown on Exhibit VIII.
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F. Hydrology Plan
The Specific Plan site is currently located within a 100 -year
floodplain related to the Santa Cruz River. Hydrologic studies
indicate a serious potential for bank overflow from the river
channel immediately along the south boundary of the site. The Pima
County Flood Control District is currently planning a bank
protection project which will include the construction of a levee
along the Santa Cruz River along the south boundary and through the
southern portions of Granite's site. The location of the levee is
illustrated on Exhibit IX. The construction of a flood control
levee along the Santa Cruz River will remove the site from the 100
year floodplain. Due to eminent flood danger, full development
cannot occur until the levee has been built.
Drainage features within the mining area will be designed so that
all runoff will be retained on site, thereby ensuring no damage to
adjoining properties. Features will consist of a network of
ditches, dikes and detention basins.
During the transitional and ultimate phases of development, drainage
features will be capable of accepting and disposing of all surface
drainage without damage to infrastructure or adjoining property.
Drainage features during these advanced stages of development will
most likely consist of underground piping, concrete box culverts,
and lined channels.
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CWP.133.GRANITE.MARANA.A9310.PLN
4. PLAN IMPLEMENTATION
A. Site Development Standards
The following standards provide the foundation for implementation of
the Specific Plan. Allowable uses are set forth in Section 2 of the
Specific Plan.
Sand and Gravel Minin
(i) Minimum setback from property lines shall be 100 feet;
minimum setback from Tangerine Road shall be 300 feet.
(ii) Maximum finished depth of excavation shall be 100 feet.
(iii) Excavation side slopes shall not exceed the angle of
repose for the site specific soil type.
(iv) The perimeter berm shall be landscaped with trees or
shrubs to help create a visual screen and stabilize soil
on berm side slopes. (See Exhibit VII)
• Plant site / Aggregate Processing:
(i) Setbacks to property lines for buildings shall be a
minimum of 30 feet.
(ii) Maximum structure height shall be 80 feet.
• Concrete and Aggregate Related Manufacturing:
(i) Minimum building site area shall be 1 acre.
(ii) Setbacks to property lines for buildings shall be a
minimum of 30 feet.
(iii) Maximum structure height shall be 60 feet.
• Industrial Development:
(i) Minimum building site area shall be 1 acre.
(ii) Setbacks to property lines for buildings shall be a
minimum of 30 feet.
(iii) Maximum structure height shall be 40 feet.
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(iv) All materials stored outside shall be screened from
view.
(v) Minimum landscape coverage shall be 10% of gross site
area.
• Open Space:
(i) Open space areas may be left in their natural state or
improved with landscaping and other recreation or
drainage features.
Landscaping shall consist of only native, drought
tolerant plants.
(iii) Landscaping shall be designed and used to act as a
visual screen and buffer in transition areas between
uses and on the site perimeter.
(iv) Upon completion of excavation and development of the
site as specified in the ultimate phase; a 50 foot wide
easement will be granted to the appropriate agency for
use as a linear path or multi -use (pedestrian, bicycle
and equestrian) trail system. This easement can connect
with the linear open space area planned in the Cal -Mat
development.
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CMP.133.GRANITE.MARANA.A9310.PLN
B. Additional Regulations
All construction and development within the Specific Plan and shall
comply with applicable Marana ordinances including site plan review
procedures, subdivision, and building permit regulations, not
inconsistent with this Specific Plan. In addition, Granite's
operation will be governed by regulations administered by Marana
Floodplain Administration, Pima County Flood Control, Mine Safety &
Health Administration, Arizona State Mine Inspector, Pima County Air
Quality, and Arizona Department of Environmental Quality. Granite
will obtain and maintain all required permits and clearances during
the life of the development. Operations will be conducted in
accordance with such permits at all times.
C. Amendments
In accordance with A.R.S. Section 9-461.09, the Specific Plan may be
periodically amended by the same procedure through which it was
adopted. An amendment may be initiated by the property owner or the
Town of Marana Planning Commission.
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