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HomeMy WebLinkAboutRancho Marana Specific Plan• 0 0 RflnC110 MflRflnfl A Planned Community by COMMERCIAL SOUTHWEST INVESTMENT, INC. pflncflo flpflnfl SPfCIfIC PLflH Prepared for: COMMERCIAL SOUTHWEST INVESTMENT. INC. 130 West River Road Tucson, Arizona 85704 Prepared by: *elm;jw �® . CHEYNE OWEN, LTD THE PLANNING CENTER CMG DRAINAGE 5447 E. 5th St., Ste 115 950 N. Finance Center Dr., Ste. 210 201 N. Stone, Ste. 201 Tucson, Arizona 85711 Tucson, Arizona 85710 Tucson, Arizona 85702 TABLE OF CONTENTS I. Specific Plan Summary ................................... I-1 II. Introduction ........................................... II -1 A. Purpose .......................................... 1 B. Location ......................................... 1 C. Authority and Scope ................................. 2 D. Legal Description ................................... 2 III. Development Capability ................................... III -1 A. Topography and Slope ............................... 1 B. Existing Land Use .................................. 1 C. Hydrology ........................................ 7 D. Vegetation and Wildlife Habitat ......................... 8 E. Soils and Geology ................................... 10 F Archaeology ....................................... 14 G. Existing Infrastructure and Public Services ................. 14 • IV. Development Plan ....................................... IV -1 A. Purpose and Intent .................................. 1 B. Goals, Objectives and Policies .......................... 1 C. Land Use Plan ..................................... 3 D. Circulation Plan .................................... 6 E. Water Resource Concept Plan ........................ 9 F Public Facilities .................................... 14 G. Open Space Plan ................................... 15 H. Recreation/Trail Plan ................................ 16 I. Landscape Plan ..................................... 1.6 J. School Facilities ............................... 18 V. Development Regulations .................................. V 1 A. Purpose and Intent .................................. 1 B. Definitions ........................................ 1 C. General Provisions .................................. 5 D. General Subdivision Standards ........................... 7 i 0 11 E. Development Standards ............................. . 1. Commercial .................................. 12 2. Commercial II ................................ 13 3. Commercial III ................................ 14 4. Office/Business I ............................... 14 5. Office/Business II .............................. 15 6. Town Center .................................. 16 7. Medium Low Density Residential ................... 17 &. Medium Density Residential ....................... 18 9. Medium High Density Residential ................... 19 10. High Density Residential ......................... 19 11. Recreation/Open Space .......................... 20 F. Utility Development Standards ....................... 21 VI. Design Guidelines ....................................... VI -1 A. Introduction and Purpose ............................. 1 B. Landscape Architecture ............................... 1 1. Streetscapes.................................. 2 2. Entries and Nodes ............................. 2 3. Screening................................ 4 4. Retention/Detention/Drainageway/Open Space Areas .... 5 5. Street Furniture/Lighting ......................... 5 C. Residential Design Guidelines .......................... 6 1. Architectural Themes ........................... 6 2. Site Development .............................. 7 D. Commercial/Office Guidelines .......................... 9 1. Architectural Theme ............................ 10 2. Site Development .............................. 11 VII. Specific Plan Implementation ............................... VII -1 A. Purpose .......................................... 1 B. Phasing Plan ...................................... 1 C. Development Plan Review Procedures .................... 6 D. Subdivision ....................................... 8 E. Transfer of Density .................................. 8 E General Administration ............................... 9 G. General Implementation .............................. 10 H. Amendment Procedures .............................. 10 L Monitoring Report .................................. 10 0 11 ® I. SPECIFIC PLAN SUMMARY The Rancho Marana Specific Plan provides a vision for the future. Located in the heart of Marana, it envisions a thriving central municipal and business district with excellent circulation, quality of development, character and aesthetics. This Specific Plan establishes comprehensive guidance and regulations for the development of approximately 996 acres located within the Town of Marana, Pima County, Arizona. The Specific Plan establishes the development regulations, policies and programs for the implementation of the land use plan. The Specific Plan will replace the current property zoning. This Specific Plan is regulatory, adopted by ordinance and is consistent with the Town of Marana's General Plan. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-463.09. The law allows for preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and further allows for the review and adoption of Specific Plans. As well, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of Specific Plans. I-1 • VIII. Appendix ... ........................................... VIII 1 A. Legal Description B. AZ Fish and Game Letter C. AZ State Museum Letter Cl. Rancho Marana Cultural Resources D. Pima County Wastewater Department Letter E. Plant Palette F. Rights -of -Way G. Cortaro Water Users Letter H. Soils Letter Bibliography 0 9 n LJ 0 n �J LIST OF EXHIBITS/TABLES RegionalMap ............................................... TopographyMap ............................................. Existing Features ........................................... . Marana General Plan/Rancho Marana Specific Plan .................... Marana General Plan .......................................... Existing Hydrology ............................................ SoilsMap .................................................. Existing Structures and Infrastructure ............................... Land Use Map .............................................. Circulation Plan .............................................. Roadway Cross Section ........................................ Hydrology Plan .............................................. Hydrology Cross -Section ........................................ Open Space/Recreation/Trails.................................... Landscape Plan .............................................. Table I: Land Use Plan Summary ................................. Relationships of Planning Systems Component ........................ Land Use Phasing Plan ........................................ Hydrology Phasing Plan ........................................ Table: Monitoring Report ...................................... PAGE II- 3 III- 3 III- 4 III- 6 III- 6a III- 9 III -11 III -17 IV 4 IV- 7 IV- 8 IV -12 IV -13 IV -17 IV -19 V-10/11 VII- 2 VII- 3 VII 4 VII -12 • II. INTRODUCTION A. PURPOSE The Rancho Marana Specific Plan is a vision for Marana's future town center. It strives to lay the ground work for a thriving central municipal and business dristrict with excellent circulation, quality development, character and aesthetics. The Specific Plan examines a study area of approximately 996 acres located in the North Central portion of the Town of Marana. The site has been analyzed to determine development capabilities while considering environmental conditions and existing infrastructure. The plan provides the framework in which a core area of Marana will be developed into a functional Town Center. The Rancho Marana Specific Plan articulates planning considerations for the site and imposes regulations and/or controls for development. This document is a device to implement the General Plan. This document will be a suitable development control mechanism, and when adopted by a jurisdiction will serve both a planning and regulatory function. The Development Plan (IV) 40 Regulations (V) and Implementation (VII) are regulatory. The Development Capablity (III) and Design Guidelines (VI) are non -regulatory but essential to the planning and development of the community's character. B. LOCATION The site is located in the North Central area of the Town of Marana bordered on the south by Moore Road. The southern half of the west boundary is i mile west of Sandario Road. The northern half of the west boundary is approximately 550 feet east of Sandario Road. To the north is Grier Road and the eastern boundary includes 246 acres east of Interstate 10 (Exhibit II -3). The Specific Plan area is approximately 1-=z miles north of the Avra Valley Airport. The property can be accessed from Interstate 10 at the Marana interchange, =Z mile to the north, or the Tangerine interchange, 1 mile to the south. A Moore Road interchange is proposed for the future in the Town of Marana's General Plan and will provide direct access to the property. • The northeast corner of Lon Adams and Barnett intersection is the Marana Park. North of the park is the Sheriff's Department, Marana Junior High School, and the Marana School District Administration office. The John Wayne Lodge, utilized for a number of community functions, is adjacent to the eastern boundary of the Specific Plan site. Rancho Marana is a planned community with a mix of residential, commercial, office, public and recreational uses. Other specific plan developments within the Town of Marana and their respective distances to Rancho Marana include: Continental Ranch, 3 miles to the south; Acacia Hills, 5i miles to the southeast and Tortolita Mountain Properties, six miles to the east. C. AUTHORITY AND SCOPE The Rancho Marana Specific Plan has been prepared pursuant to the provisions of the Arizona Revised Statutes, Section 9-461.09. The Arizona Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy or by ordinance as regulations. The Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans by ordinance. Hearings are required by both the Town Planning Commission and the Town Council after which the Specific Plan must be adopted by the Town Council to be in effect. Rancho Marana Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans, or agreements, tentative plats and any other development approval must be consistent with the Specific Plan. Projects which are found consistent with the Specific Plan will be deemed consistent with the Town's General Plan. The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein and will be adopted by ordinance as a regulatory document. D. LEGAL DESCRIPTION See Appendix. II -2 Z Co O nZ N _T n Z Z D Nm m m m' m �Z, �, o m o� r► N < -- m � N C W W� rnm 12 A Q) O • III. DEVELOPMENT CAPABILITY A. TOPOGRAPHY AND SLOPE The Specific Plan area is used for agricultural purposes and is characteristically flat. The site gently slopes down from the southeast to the northwest and west. There are no restricted peaks or ridges, rock outcrops, topographic features, or slopes 15% or greater on the site (Exhibit III -3). Y 77 nnn' x nrn3 = 0-4% 99.9 ar • B. EXISTING LAND USE Rancho Marana is located centrally within Marana's town limits. The current land use is agricultural and the property is currently being farmed. Existing land uses within , mile radius include agricultural lands to the south; along the north boundary of the Specific Plan area are single-family residences, Marana Junior High School, and the Marana Library (see Exhibit III -4). scale, Sandario and Lon Adams Roads. Lon Adams Road, perpendicular to Barnett Road, is paved. Sandario and Postvale Road, both unpaved, run perpendicular between Barnett and Moore Road. Sandario Road is along • the section line between Section 28 and 27. Postvale Road runs along the Section line between section 27 and 26. These roads have 60' rights -of -ways, L� Interstate Highway 10 cuts through the southeastern portion of the site (See Exhibit III -4) and will provide direct access to the parcel in the future. Paved frontage roads exist on both sides of Interstate Highway 10 and provide direct two-way access to the north and south. There are six areas scattered on the Specific Plan area that have farm -related building structures (see Exhibit III -4). There are two well sites, one located in Section 26 and one in Section 28. The Town of Marana's General Plan Land Use identifies several land uses within the Specific Plan area. A Village Core (Zone A) is identified at the intersection of Moore Road and Sandario. The Marana Town Core (Zone G) is indicated at the intersection of Barnett and Sandario, extending north and east to Interstate 10. Preferred Development Envelopes (Zone B), such as intense residential development, key to the village core concept and moderate to high density, are identified west of Sandario. Between Barnett and Moore Roads, a Transportation Corridor/Mixed Use (Zone E) is delineated. III -2 o■ el . --I r-- m < O SD (B' O O cD cQ f Tl cn �0 �; �- .p CD -1 Z 00 O Ch CD 1 2)cCc: N n fD O 0 Cl) N -0 a 0 N O Cl) O (D (O .� CD N < 0) O n CTI fA O -00- 0,0 o (D A� .-r C (D U) T11S a m 7C7 n • Sao 2 — cj) CD 3 co cn = cD cc I CD -,w cD 3 W— cD 0- a CD 0. c � CD cn Z 0 m L SAIDARIO ROAD I�T ' POS-\ - 60' W. rf 1 f II palmm ` *ilio 13� • Ii x I I�' _ _......_._._ ..._.. - .... ......_ _ _ ............ .._,. -- -. _ _.. Q I I Ann 7:7 ISI ISI LON AD W I Z 3 00 x D � v I O O nco �J Cn 0 O 4,1 0) • El m� x. C/) z m C m C/) --l' o co 0 Z c T OZ ? D DZ m Nm x �m o �� ° 0 m 0 C_ N m rn V) � NC w � N T m O a O rn o • Sao 2 — cj) CD 3 co cn = cD cc I CD -,w cD 3 W— cD 0- a CD 0. c � CD cn Z 0 m L SAIDARIO ROAD I�T ' POS-\ - 60' W. rf 1 f II palmm ` *ilio 13� • Ii x I I�' _ _......_._._ ..._.. - .... ......_ _ _ ............ .._,. -- -. _ _.. Q I I Ann 7:7 ISI ISI LON AD W I Z 3 00 x D � v I O O nco �J Cn 0 O 4,1 0) • El m� x. C/) z m C m C/) • The land uses identified in the Marana General Plan include: Village Cores • Neighborhood Commercial/Retail • Public Services • Office/Professional Marana Town Center • Governmental • Public/Quasi-Public Land Uses • Commercial Services • Residential Preferred Development Envelopes • Intense Residential Development • Key to Village Core Concept • Moderate to High Density Transportation Corridor/Mixed Use • Highly Urbanized Corridor • Industrial/Business Parks/Distribution • Optional Residential Opportunities • Hotels • Regional Shopping Center • Optional Commercial Opportunities Exhibit III -6 indicates the Marana General Plan's Land Use in relation to the Rancho Marana Specific Plan. III -5 IF J - -L -(0 - .00 :y 11� 7D n 0 ?Z7 0 0z, U) T O z ?D z D N T m x �m �- a O O M O rn� i m N) C W m N 0) O a12 O 0)o O T --I - -L -(0 - .00 :y 11� 7D n 0 ?Z7 m X m • DO D < �;.K �, Oc m w a D m F. - cQ b o y F. m < CL v too n ..�0 iso 0 °m a v yCD a cD = fD m CDp' m n (� = O CD m O C 0 C m N oIc3 0 CD � Cm 'm R. CD 0 O C,),f) tiC: W� rnm A Q1 O G • C/)rn m Ly O w OM=OS= O W ' m cDoa, 065:j c O "0- a s Q °° m D c O p1 m `0 2 0 cnHca CD Z' fA AD O 3 c :z CD ID _ ; 0 Fca n a°a •a ,,, a � CD w w n w D 0 0 gg 0 o. N .0 �. O N co + o X 7 CD Q. C CD O C,),f) tiC: W� rnm A Q1 O POSTVALE� ROAD I nKl AMA\AQ onnnl W D z m —I 0 v ■ G • C/)rn s Z O MM ' m —r - O "0- r r ' r POSTVALE� ROAD I nKl AMA\AQ onnnl W D z m —I 0 v ■ G • C/)rn s Z MM ' 0 —r - n "0- r r ' r Z' Z� • C. HYDROLOGY The three principal sources of offsite runoff that presently affect this property include Santa Cruz River overbank flooding, runoff from agricultural lands south of Moore Road, and Tortolita Mountain foothill runoff. Analyses conducted as part of this Specific Plan preparation assume that the proposed Lower Santa Cruz River flood control levee is in place and overbank flooding from the Santa Cruz River is mitigated. Runoff emanating from the agricultural land to the south collects at five points of concentration on the south side of Moore Road. The analysis assumes that runoff collecting on the south side of Moore Road all drains across the roadway and onto the subject property when in fact a portion of the flow stays on the south side of Moore Road and drains due west toward Honea Acres. Exhibit IIl-9 shows the points of concentration and 100 -year peak discharge rates for offsite runoff which drains to the subject property. Runoff quantities from existing agricultural land is small on a per -acre basis. Computations of the peak discharge rates using the Pima County method found the 100 -year peak flow rate from the agricultural land to be 1 cfs per acre, and the unit discharge for the more frequent events (2 -year to 10 -year return period) to be negligible. The analysis of Tortolita Mountain foothill runoff incorporated detailed hydraulic routing studies to determine peak outflow rates from the CAP overshoot structures and incorporated channel routing along the north edge of the Southern Pacific Railroad (SPRR) to determine the quantity of flow draining to the subject property from the southeast (i.e. the Tangerine Road intersection area). The SPRR routing analysis accounted for reductions in the quantity of flow arriving at the site because of flow through the SPRR culvert and weiring over the railroad tracks. A more detailed description of the hydrologic analyses conducted to determine 100 -year discharges exiting the CAP overchute structures and of the SPRR routing analyses are provided in a report prepared by CMG Drainage Engineering Inc. entitled, 'Report on Alignment and Cross Section Alternatives for Tributary Drainage - The Lower Santa Cruz River Flood Control Project," December 2, 1987. The results of this detailed routing study found: a) that 3025 cfs drains along the north side of the SPRR to Concentration Point #6. This runoff emanates from the area near the Tangerine Road/Interstate 10 intersection and is principally comprised of flow from Wild Burro Canyon. The quantity of flow at the Tangerine Road/Interstate 10 intersection is about 5800 cfs, but this discharge is reduced to 3025 cfs by the time of arrival at Concentration • Point #6. The peak flow reduction from 5800 cfs to 3025 cfs occurs I11-7 n L.J as a result of flow passing through SPRR culverts and weiring over the railroad between Tangerine Road and the property. There is no known history of low weiring over the SPRR suggesting that no major floods have occurred in recent time or that the discharge valves may be overestimated by standard hydrologic procedures. Overestimation may exist because of flow attenuation in the broad, shallow, sandy bottom channels on the Tortolita Fan. b) that 578 cfs emanating from CAP overshoots within section 23 arrives at Concentration Point #7 (the entrance to the Adonis channel). c) that 2312 cfs emanating from CAP overshoots within section 25 drain to Concentration Point #8 along the east boundary of the subject property. d) that runoff draining to Concentration Points #7, #8, #9 coalesce along the north side of the SPRR and drain northwesterly adjacent to the railroad embankment. The existing culvert structure beneath the SPRR, I-10 and frontage road drains 859 cfs onto the subject property west of the transportation corridor. The remainder of the flow continues to drain northwesterly on the east side of the railroad. Five additional SPRR culverts north of the Adonis channel drain flow to the west side of the transportation corridor. A portion of this flow- through will drain westerly (south of Grier Road) and across the area of Rancho Marana within the northwest quarter of Section 27. Onsite runoff from the subject property drains due west toward the Santa Cruz River. The onsite runoff occurs as sheetflow, except where confined or concentrated by elevated roadways or canals. D. VEGETATION AND WILDLIFE HABITAT The entire site is currently farmed for agricultural purposes. There is no indigenous Sonoran Desert vegetation on site. The area does not contain any Class I or Class II wildlife habitats as identified by Dr. Shaw, University of Arizona, for Pima County Department of Transportation & Flood Control. A Letter from the Arizona Fish and Game Department lists no special status species, see Appendix B. III -8 I .. .,• �• �• '6o fJlLVt/t lihLL f'tAlt :b1'SL'W zs_ ,pj I n y a era ♦ � A it X96 q: `y r1 r •�........y�• 4"/•y,'�,. b y N 0`uI I 7D i .., n r1 ,,• R 4 a 'f;A' A/>� �i a tlI . I� •.. i _ fin/`..'' ...-/ 990.; !� a EI 4*)• •. % '• � M7 I 1 i:• � i1i III uI ti i 0 r r as I •.J� ••.h n n: z 1—f1 ^ �- � N Nr( �......, l :: j�• IM III III �r u: j if • iM N, u I N a ;;i u• a b' N .,. ,.ry'i' .(�•• ... . a �A � N N a •:::i��` � I ,A ejil N `qi�` _•__•_.:__..= U Ln Lo B a N y j11 qtr �.••t .'f; K ;A tn'� I�= a r M a y 1$it,.'• ;Y li I 'tel \ n sfy r a I �� •'i ie I D a r y r tf I . I Ai D i ♦y ` I � ` + y 4;':i - � � /9)0....1 mi � �, ' AIS re n p909ofSpt � \ \ \ • \ S\r�\�� 100 Z > M Pug JQ M rn 8 + Z Z — --I-- — .� ti e vm m v 0 r- CO 0 Z GY -4CD co �Z U) ' 0 ZD DZ N m �M M p Z 0m $�3 M 0 XZ O C m S7 = m L7 m Nc Z W =, m Z n m co Lm) ? ° ° m o � 0 p909ofSpt � \ \ \ • \ S\r�\�� 100 Z > M Pug JQ M rn 8 + Z Z — --I-- — .� ti e vm m v 0 r- CO 0 Z GY E.» << SO:IhSAhllarEQLGh SOI=LS The subject property contains nine different soil types, generally composed of a loam substance. These soils range from a very fine sandy loam to a silty clay loam. During the various phases of development, these soils will serve as structural or foundational material for building. See Appendix H. Epgineering design considers several soil properties to be important to the proper design of urban development. These properties include permeability, shrink -swell, compaction, expansion, drainage and shear strength. Permeability indicates the rate at which water moves downward through undisturbed soil material. The texture, structure and porosity of each soil type determines its rate of permeability. The potential for shrink -swell is indicated by the volume change resulting from the shrinkage of the soil when it dries and swelling as it absorbs moisture. The amount and type of clay in the soil type determine the shrink -swell potential and the soil contraction/expansion characteristics. Drainage of the soil is a function of the soil's porosity. Shear strength is dependent upon several factors: 1) soil origin, 2) thickness of the soil and 3) the soil's parent material. Agua Very Fine Sandy Loam (Ag) This soil variety is found on flood plains of the Santa Cruz River with slopes generally less than one-half percent. Runoff is slow on this soil and the hazard of erosion is slight or none. This soil type is commonly used for urban development. Anthony Loam (Ao) Anthony loam is level and nearly level soil and is found on the floodplain of the Santa Cruz River, mostly near Marana. Gravel content in this soil is less than 15 percent and it is composed of well -drained sandy loams. This soil was formed in mixed material that was deposited on flood plains and alluvial fans by rivers and streams. III -10 • Z to EEE N M ? C O O m O N K m O m _ `G 3 d 7 N K fD 7 O N CL m 3 a O O D 3 J 10 CD n CD ry O 'O N N D O O O W 1 _ (44 Val 7 m m N a O G) DO r K Z � m Cl) co r { O 0 3 a `a c Z>m m 3 0 —�D in 0 3 CD DO 0 cn CD N N N 0 v co N Z O m foC C O n r co O O v Z D Z -I D -4 10 ROAD �s rn C 0 r� CO CA m O < O T m 2 (44 Val D D t k_1 OC O G) DO r K Z � m Cl) co r { O tZl r = a m Z>m m D< —�D � M Z �_ DO z CD n ]J / N N 10 ROAD �s rn C 0 r� CO Permeability of the soil is moderately rapid while runoff is slow. Erosion is not a problem with this soil type. Anthony loam is suitable for urban development, material for engineering work and water supply purposes. Anthony Sandy Loam, 0 to 1 percent slopes (AhA) Anthony Sandy Loam is located in the Santa Cruz Valley with gravel content being less than 15 percent. The texture is sandy loam throughout the profile. This soil formed in mixed material that was deposited on flood plains and alluvial fans by rivers and streams. The vegetation is mostly annual grasses, weeds, mesquite, scattered palo-verde, creosotebush and saguaro and cholla cactus. Runoff is slow on this Anthony soil, with erosion hazards being slight. This soil type is appropriate for urban development and as a source of material for engineering work. Brazito Loamy Sand (Br) This soil type is level or very nearly level and is found on flood plains in the Santa Cruz Valley. Brazito Sandy Loam was formed in alluvium deposited on flood plains and fans and on valley slopes, with slopes being 0 to 3 • percent. Permeability of the Brazito soil is rapid with available water -holding capacity of 3 to 3 3/4 inches in irrigated areas and 9 to 11 inches in non- irrigated areas. Runoff is slow with slight erosion danger. The typical uses of this soil include desert range and irrigated crops. It is suitable for development. .7 Brazito Sandy Loam (Bt) This Brazito soil also occurs on level and nearly level flood plains of the Santa Cruz Valley. The surface layer is sandy loam ranging from 5 to 16 inches in thickness. The soil shares the same general traits and suitability characteristics as Brazito Loamy Sand, described in the preceding paragraph. It is suitable for development. Gila Sandy Loam (Ga) Gila Sandy Loam is found on level and nearly level floodplains of the Santa Cruz Valley. The runoff from this soil is slow and problems associated with erosion are slight or none. Although this soil type is primarily utilized for agricultural uses, it is also commonly used for urban development. III -12 • Gila Loam, 0 to 1 percent slopes (GbA) This soil consists of well -drained soils that have a subsoil of loam and very fine sandy loam. Slopes of these soils are generally 0 to 3 percent. Soil permeability is moderate with slow runoff and little chance of erosion. Gila soils are commonly used for urban development and as a source of material for engineering work. Glendale Loam (Gd) The Glendale series is composed of well -drained loams formed in recent alluvium deposited on flood plains and valley plains. Slopes range from 0 to 1 percent. Permeability and runoff are relatively slow on this soil. Erosion is not a problem in this series and the soils are suitable for urban development. Grabe Loam (Gh) This is a well -drained loam which formed in recent alluvium deposited on flood plains, alluvial fans and valley slopes. Slopes run from 0 to 3 percent. Permeability is moderate and runoff is slow on this soil type. Urban • development is compatible with this soil type. Grabe Silty Clay Loam (Gm) 0 Grabe silty clay loam is similar to Grabe loam except for the fact that the surface layer is silty clay loam which runs from 6 to 12 inches thick. Runoff is slow on this soil with little hazard of erosion. This soil is commonly used as a source of material for engineering work and for urban development. Pima Silty Clay Loam (Pm) The only soil of the Pima series occurring in the area is found on flood plains in the Santa Cruz Valley. Permeability of these soils is moderately slow and runoff is medium, with the hazard of erosion being slight or none. These soils are often used for urban development and water supply, among other agricultural uses. III -13 • Vinton -Anthony Sandy Loam (Vu) About 85 percent of this soil type consists of Vinton Sandy Loam and of Anthony Sandy Loam, although an area may consist of Vinton or Anthony varieties. Runoff is slow and erosion hazards are minimal. These soils are commonly used for urban development and as a source of material for engineering work. Geology III -14 bW10. The geology of the site is characterized by unconsolidated alluvium (material eroded from rock formations). There are no rock outcrops on site and there are no faults. E ARCHAEOLOGY The Arizona State Museum, as part of its Northern Tucson Basin Study, conducted an archaeological survey of the Rancho Marana property in 1985. During the course of the field work, three areas were recorded as archaeological sites (AZ AA:12:678, AZ AA:12:680 and a portion of AZ AA:112:684) within the Specific Plan boundaries. In addition, outside of the Specific Plan area west of Interstate Highway 10, a prehistoric canal has is been documented in the NW, of section 26. The canal parallels the Interstate for about 600 meters (2,000 feet), (see letter from AZ State Museum, Appendix C). • Commercial Southwest Investment, ar'C" �I al The report outlines a mitigation plan. The developer/builder shall be responsible for testing and excavation of sites prior to any ground disturbing activities (see Appendix Cl) per Section V C-7. G. EXISTING INFRASTRUCTURE AND PUBLIC SERVICES Schools: The area encompassed by the Specific Plan lies within the Marana School District Boundaries. There are two schools in the immediate vicinity. The Marana Junior High School is adjacent to the northern boundary of the plan area and Estes Elementary school is north of Grier Road at 13650 N. McDuff Road. Both schools have capacity for additional students. III -15 I]cssensae an ©�nvththlarana: Sheol: District, and a letters • :::.:.::::.:.1......:.la :.:.. e:.... ..... r.::i nance `e�i~cFla<;ardtnar..G Fire Services: The Marana Volunteer Fire Service currently services the Specific Plan area. The nearest fire station is located on Sandario Road between Grier Road and Barnett Road. Natural Gas: Southwest Gas Company provides service to the plan area. The Existing Infrastructure map shows gas mains which exist within 150 feet of the plan boundaries. These mains run north and south within the Sandario Road right-of-way and then to the east within the Barnett Road right-of-way for approximately one quarter of a mile. A 60' easement for El Paso Natural Gas runs from the northwest to the southeast of the subject parcel (see Exhibit III -17). This is a 10 3/4" high pressure supply line which runs to Phoenix. It is not a usable supply line. • Electricity: n U Irifi zstafie <I€i ><`> Tt Cc EI Ct i ewes;"all. t�t�ns f Rancho Marana east; of ::::::::P.............. ...... I�t�t�tatr��tl .................................... .................................... There are three major electric lines in or near Section 26. These are overhead 14 W lines which run along the east side of Postvale Road, the south side of Moore Road and the south side of Barnett Road. Section 27 is also serviced by the 14 W overhead line along Postvale Road, as well as similar lines which run along the south side of Barnett Road and the east side of Sandario Road. Section 28 is serviced by the Sandario Road overhead line and the continuation of the Barnett Road line and a line along the south side of Moore Road. The Existing Infrastructure map delineates existing electric utility lines and underground cables in the plan area. III -16 • There is a 16.5' easement running diagonally through Section 26 where an underground AT & T cable is located. There are development limitations over the easement.::::: 0 • III -17 • Water: The Specific Plan area is largely within the Cortaro Water User's Association. A small portion of the area, west of Interstate 10 and north of Moore Road is part of City of Tucson Water District.<'<.4eartro.....W.......a......e..... :r::`::..,I..T...s..e...r..s.. Water Users Association is."ibe prasArier of potable water . Emergency Services: Northwest Hospital is the nearest major medical facility. It is located at Orange Grove Blvd. and La Cholla, approximately 9 miles southeast of Rancho Marana. Marana Volunteer Service can provide emergency service with certified Emergency Medical Technicians. Wastewater: • Private Utilities Telecommunications and cable television will be extended into this area at the time service is necessary through agreements with the individual utilities. Telephone service will be provided byU.S. West Communications and cable service by an undetermined vendor. All new or relocated utility lines shall be placed underground, where feasible. III -18 • \ . , c N o m m n O --1 � Q? --1 0 �_ co p O E2 CD — N Cn o z w c o r* s `U) �. CD w r r 0 CD CD 7� N CD r (D N A° I N C r r -• S, -n 5' CA m o CD 5 CD O Col n Z' c T OZ ZZ z m N m X n o �Z' O O M O rn� �m N C W -1 N .1) m O p O rno O It Cf) -np c N CD _ n CD 0 m CD b CD r CD A° I CD 0 r r -• S, -n 5' CA m o CD 5 CD �a mmX o a m (° ,K O CD N w -I CD N CCD I. 0 IV. DEVELOPMENT PLAN A. PURPOSE AND INTENT This section of the Rancho Marana Specific Plan contains a description of the goals, objectives and policies of the plan which will allow for the development of a cohesive Town Center. The project development plan is the result of thorough site analysis. The plan resolves many development related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The Rancho Marana Specific Plan respects the direction and quality of growth desired by the Town of Marana and conforms to the Marana General Plan. The Marana Town Center, commercial, and residential areas indicated in the Rancho Marana Specific Plan correspond to the Marana General Plan's Zonal Land Use of Zone G (Marana Town Core) and Zone E (Transportation Corridor/Mixed Use). The gross residential target density of Rancho Marana is 6.5 RAC. The General Plan outlines a Zonal Intensity residential target density between 8.0 - 10.0 RAC within this area. The Rancho Marana Specific Plan area is a planned community designed to provide a variety of opportunities. It identifies the character of Marana's Town Core, a community of quality professional/commercial complexes, and open space areas linking residential neighborhoods. B. GOALS The Rancho Marana Specific Plan contains goals, objectives and policies that are in agreement with those outlined in the Town of Marana General Plan. A set of development plan goals can be established which recognize the major development issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The development plan goals are listed below: 1. To implement the goals, objectives and policies of the Tmvn of Marana's General Plan; 2. To process and adopt the Specific Plan to provide an understanding of development and future growth for the subject property; IV- I 40 3. To provide the vision and direction for a Town Center with a variety of active uses; 4. To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities; 5. To provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner; 6. To create a visible "presence" for the Town of Marana from travel along I-10; 7. To create an urban village concept with a distinct community core and with neighborhoods clustered around the active core; 8. To provide a circulation system that serves as the "thread of continuity" through a variety of neighborhoods and provide access to regional circulation; 9. To provide open space as a community amenity for recreation, linkages and buffers; 10. To provide a wide range of housing and employment opportunities;. 11. To provide for a municipal core of services; 12. To provide a variety of character in the community through creative land use, architecture, and landscape architecture; 13. To provide for a gradual transition via phasing from agricultural use to development; 14. To provide a development phasing plan which is general, a lo�(rical estimate of how development will occur. 15. Provide an annual monitoring report for the Specific Plan to monitor project and regional growth; 16. Process and adopt the Specific Plan to provide an understanding of development and future growth for the property; and 17. Provide the framework for the management and administration of tills Specific Plan. IV -2 C. LAND USE PLAN The Rancho Marana Specific Plan Land Uses are depicted in Exhibit IV -4. The plan is divided into 50 planning areas. Each planning area contains a symbol of the intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors but does not include acreage for adjacent arterials. The proposed use acreage allocation is summarized in Tables 1 and 2 (pages V-9 and V-10). The project design presents the area as a planned community. Pedestrian and automobile circulation, infrastructure, aesthetic and visual setting, development standards and guidelines are integrated within all of the land uses. The proposed residential uses have been designed to provide a broad range of housing types meeting current and future housing needs. Housing types range from medium low density to high density and will respond to market demands. Town Center The Town Center is in a central location at Lon Adams and Barnett and is designed to provide for Marana's long range municipal needs.;;*I .�v. ' <pr� v de ..:....::::...::::: cn art:tt}e:::::fr::<I1:::cztn trUc}. 4 Iseta11:tc;::rtlude L�?it not' i pP..::.......:.......::..:::..::.:.:::::::.:.::.:.:::........................p....................................... i jj jjnlY tja it will nrnvir1P opportunities for the construction of a nhacPd town hall completed including but not limited to - administration offices • municipal services • hearing rooms • judicial services • law enforcement • public utilities • IV -3 0 r m G) 1�01 E2=1 im o n o o z O CD 3 3 3 CD CD CD W 0 0 N C (D (2%] (D m C W _ 0 CD O CD N CD Cl) I w n CD E � E Q z K K cam' CD CD CD �- a a a v a. c. F. CD 3 3 3 CD 0 p CD CD `� CD CD CD CD (D CD CD & w a (D CD r. O O m m m O D v • TV o �o �Z W T O Z Z D DZ N m m X °' Im o m �Z+ Q O o m �m i rn cn N 0) m O p O 0)o r. O O m m m O D v • TV m X 7D n n r - DC7 n O r= Z. v=_ C� . O • r : M: O r M v 14,0 z • The area will also include public, quasi -public and private uses such as business and professional offices, restaurants, shops, public plazas, recreation and cultural/historic centers. • The relationship between the town hall and the existing park can provide ideal indoor/outdoor facilities for community sponsored events, such as parades, exhibits, ceremonies, etc. The Town Center is intended to serve as the community core, strengthening the relationship between land uses and public spaces to create a strong image character and identity for the growing Town of Marana. Circulation within the Town Center will incorporate landscaped pedestrian and vehicular corridors. The corridors will connect a series of urban courtyards creating a central town center atmosphere at a pedestrian scale. Cummer calf P' ion l Sho.....icng Mali The Regional Mall area will provide the Town of Marana and the region with needed services for the expanding northwest. This commercial core is strategically located at the future Moore Road/Interstate 10 interchange. This is a key location for a major shopping business facility. It will have excellent access to I-10 and is convenient to the Town Center. Facilities such as Regional Malls are strategically located to provide optimal service to a particular population area. The Regional Mall will provide significant employment opportunities for existing and future Marana residents, in close proximity to their homes. Commercial/Business Centers The commercial centers are in agreement with the Marana General Plan and shall be concentrated at node intersections. A neighborhood core is planned at the corners of Sandario Road and Moore Road. Specific users may include grocery stores, drug stores, banks, garden or nursery centers, retail shops, business and professional offices. Smaller neighborhood commercial sites are located at secondary intersections. These areas will provide for local needs within walking distance, such as: groceries, dry cleaners, banks, shops and restaurants. IV -5 • Residential Neighborhoods A variety of residential neighborhoods will provide needed housing opportunities for existing and future Marana residents. The proximity to the Town Center, employment and recreational opportunities and I-10 will make these neighborhoods highly desirable. D. CIRCULATION PLAN 0 I"Yt ISIc atrr'Rc iw.s It..rim rit>sl oxvn a t of I:10 has be_.n agreed upon by the' .................r tie est later of tier approval..will b P.........�3'..... _ ... ..... . ubtttetlt3<t''ptV1:: rar:tQ>aldrtnee:;do, tion._ :.:....::::P............ p Sandario Road will provide the north/south access into the Specific Plan area. Sandario Road has a 90'.R.O.W. and connects to Grier Road, Trico Marana Road and Interstate Highway 10 (Exhibit IV -8). The outermost perimeter loop road of the Town Center will have a 90' right- of-way. The internal loop roads of the Town Center will have a right-of- way of 60'.- ..... aVlaster Tranportatan Plan forthe Town d l�Iaran Tots Spectfc Plan is jn substantial conformance with the October ................................. .n am IV -6 0 • o �o CD M 03 3 o o OZ CL Z D a DZ m -� D `< 0 m r CD 0 D 0 �, O w. w CD o om n 0 m 0 _ C ry C W� 0.0 N am m O p O rn o O ., 0) co 0 0 0 cn 0 0 0 0 v • o �o �Z � T OZ Z D DZ m m N x m 2 v 0 �, O O om C 4 ry C W� N am m O p O rn o O • m 0 a WM 5km m �c m ma z m Re r mDD OCD yNm Znv a v m 0 �m MT c m a z m t m O a r Z V- tf .o.-- d P �a Ila CJ)■ � ■ CO ■ C 8 I O . — ■ 0 z 00: (n T �Z Z -� . ?D Dz Nmi ' �n m m �� X s Om N G -. m NC OD °' m A r2 0) O m 0 a WM 5km m �c m ma z m Re r mDD OCD yNm Znv a v m 0 �m MT c m a z m t m O a r Z V- tf .o.-- d P �a Ila CJ)■ � ■ CO ■ . I O . — ■ m> 00: O Z -� . ' � O CJ)■ � ■ CO ■ . I O . — ■ m> 00: O Z -� . :<::<falhn<::>::>at�tall..>::>:>;w�thm:::::>::>x is»of:-vua :<:::>:::and:>::>:::roadwa»::::>eonsfiruton:..:...................................................:..:.:::::::::.._.. boundar es cif; tiie; Rancho Vlararra> :ee7fie lar will.. be<:t 'e`>r s ::;c ibil cif ............. t1ze..il�Iaster:<'vla .crWhoie::ori#If rt hist%.::`ul1<:ciedlcaxed at xhe _......... _.....................P _..... _... - girie'i patre'ecrdaggon E. WATER RESOURCE CONCEPT PLAN The concentration of offsite flow and increase in runoff due to development will significantly alter existing drainage conditions. The ultimate resolution to these changes must include construction of a channel which delivers both the onsite and offsite runoff affecting the subject property to the Santa Cruz River. This need is realized, but the plan must also provide an interim solution that does not require substantial offsite channel construction. Optimally, the plan should provide interim onsite solutions and allow future integration into a regional drainage plan which conveys runoff to the Santa Cruz River. The plan developed to achieve this objective incorporates a system of collector channels to capture offsite flow and a series of retention/ detention basins to store both onsite and offsite runoff until the ultimate long term drainage plan is completed. These drainage solutions will be utilized, when possible, as community amenities such as lakes for both passive and active use, as design elements with a golf course and open space and drainageways with associated trail systems for walking, jogging and bicycling. IV -9 • Both the channels and retention/detention basins will be constructed in phases paralleling the development phasing. Each phase of the drainage improvements will provide adequate storage for offsite runoff and the additional runoff from onsite lands which is caused by development. Exhibit IV -12 shows the concept drainage plan for the Rancho Marana Specific Plan area. The central feature of the drainage plan is a collector channel which runs essentially due west through that area of the project west of Interstate 10. Offsite runoff draining to, and onsite runoff draining from the portion of the property east of Interstate 10 will drain either to the Adonis channel or to an existing SPRR culvert for discharge beneath the transportation corridor and to the central collector channel. The existing SPRR culvert has capacity to convey 859 cfs of the total volume of flow arriving at the culvert inlet. The remainder of the flow would drain northwest along the east side of the SPRR to other existing culvert systems beneath the SPRR and I-10 as occurs under existing conditions. As stated in the analysis of existing conditions, a portion of the flow which drains through the five additional SPRR culverts will drain west and onto the portion of the Rancho Marana Specific Plan area within the northwest , of Section 27. No analysis has been conducted to determine the exact quantity of flow affecting this portion of the subject property; however, the design channel system will incorporate an interceptor channel along the east edge of the property within the northwest, of Section 27 to collect and convey this flow. The width of the channel cross sections will vary depending on discharge. Depth of channels will range from three (3) feet to six (6) feet, and side slopes will vary from two (2) feet to four (4) feet horizontal to one (1) foot vertical. The banks of major channels east of the SPRR will be improved with soil cement or gunite where spillover interception or velocities in excess of six (6) ft/sec occur. The banks of those channels west of I-10 will be lined only where spillover interception occurs. Preliminary hydraulic analyses found the velocity of flow for channels west of I-10 to be less than six (6) ft/sec, so stabilization will be in the form of grass lining or other landscape -compatible material. The collector channels which are to be constructed parallel to and on the north side of Moore Road are for the purpose of intercepting sheetflow emanating from the agricultural lands to the south. The cross section of these interceptor channels will consist of a 50 -foot wide by 2 -foot deep landscaped swale. These landscaped swales will collect the sheetflow, drain it westerly and northwesterly to the central collector channel and retention/detention basins. IV -10 • These drainage features, where possible, will be incorporated into recreational land uses and will be landscaped. They will be utilized as multi -functional elements providing opportunities for community open space, recreation, trails (both community and regional), urban green space and wildlife corridors. The nature of the site topography and existing drainage structures, irrigation canals, and roads presents special design considerations which must be integrated into the plan to provide a functional drainage system. Most important of these considerations are: 1. integrating design channels with existing culvert structures beneath the Southern Pacific Railroad to allow functional discharge of their flow through those culverts to their design capacity; 2. the method of collecting flow from the eastbound Interstate 10 culvert and delivering that flow to the design channel system; 3. a method of providing outlet from the detention basins that transitions flow to its existing sheetflow condition and does not result in any change in flooding to downstream properties; and 4. integration of drainage improvements with Cortaro-Marana Irrigation District (CMID) canals. To convey flow underneath the SPRR within existing culverts will require maintaining natural grade at the culvert inlets on the east side of the railroad. To provide capacity and flow containment, it will be necessary to minimize the excavation and build up the east bank to maintain a hydraulic gradeline which is high enough to allow functional use of those culvert systems. Two options exist for collecting the flow at the outlet of the I-10 east bound culvert. One option will be to re -construct the frontage road at the crossing to provide the ability to extend the Interstate 10 eastbound culvert westerly beneath the frontage road, then capture flow within a drop inlet structure. The second option will be to allow flow to cross over the frontage road within a dip section (as occurs under existing conditions), then collect the flow within a drop inlet structure on the west side of the frontage road. The outlet of the detention basin must provide a long spillway section to distribute flow to a sheetflow condition and prevent impacts to downstream • properties. Floodwaters stored below the outlet spillway must be discharged • from the basin via percolation or injection into the groundwater table via dry well systems. More detailed studies will have to be conducted at the time of development to establish percolation rates and whether or not dry well systems will be needed. The grading of the retention/detention basin areas will be done in accordance with the ultimate site grading for the golf course (see Exhibit IV -13). This minimizes the earthworks and establishes topography that reflects the open IV -12 7115 I- wx MR I I o m O O ° I mm W CD :3 z o x _ �' 0 w 0i ! (C)cn 0 o`1 CD i c �CL w p � f:a o CDD > > " o (� a O o cn 0 0 O CD 0 En f CD w ji-� ROADc , N ^a V afflo f= O ° _ fl 0 o II 0 i} I ° - I.,( 0 0 I I O I'1 00 o I� ° 00° f]o°°°o o II o Ilo Oo o I!Il 0 0° I I o0 , 0 fa 000-000000 opfvlo o ISI 0 am pilo 0 I o �O 0000 m'i LON ADAMS ROAD OI y11 0 o °o co II o 00 D 0 70 Isl ° ° m 141 O I` I O %I °OClO O f1 1'( OO O O I` 10 0 0 > Il0 O l0 IIPOSTVALTVA AD00 N 19, ° 0 ° O (o ° 0 [10 O o jo Ilo I (lo f l° ° , 11° o fO � J 0 •o O (`(O 0 °off to (; 0 °000 `�O 0 ♦ ••�`0 00000000 to 0 O o 0 o ��y : •oO` o 0 O f`110 '�' • eo 0 ° O o� by 0 0p° O • ° ° O • O O f p •� Off ° 0 OO • O O • O° O 0 • ° i O 0 O • : 0 0 0 I� o o00000000000000000000000000000° co 0 Z V) T_ ° Z Z➢ N T om rnr= S C) D o Z>m : Zo a, —'i 7 M 7� o m M z ?] Z Nm p0z"' rno 0 l/1 rn tAl T y . v' 00.. � r■ O ■ ■ r• tAl m EF I W �Ln _o �Z n T_ Z Z ZD Z N m -I V I O A —0 N m N W � o� m A r2 C) O O IL m � CO D 0 m m ---I I m z o ► o -n o m z 0 O z W CD .. m I o c Fm I c -_ C _ C - r I v V - rn 0 O . . r O O - Z space and recreational uses rather than topography intended to maximize runoff storage without consideration of landform character. The flowline of the detention basins will be established by the construction of a low -flow channel that will ultimately convey runoff through the project and to the Santa Cruz River. The flowline of the low -flow channel will exist at a elevation of up to six (6) feet below existing grades while that of the excavated detention area (future golf course) will be excavated to an elevation of approximately three (3) feet below existing grades. The intent of this concept is not only to provide the functional drainage system but to minimize storage depth and meet the general design guidelines and safety considerations provided in the Pima County Stormwater Retention/Detention Manual. Drainage improvements will be implemented as a part of the Rancho Marana Specific Plan Phasing will follow the Cortaro Marana Irrigation District plan. Phasing out or re-routing of irrigation channels will be coordinated with the CMID office. E PUBLIC FACILITIES All of the required public and private utilities are either currently available or will be extended to serve Rancho Marana. • Water Rancho Marana is within the Cortaro Water Users Service area. Domestic water is available to serve this site, See Appendix G. :.::..:..:.:.....::.:.>:.;..:...:....................::.......:..:............:.:.;.;:.:..:...;:.;::..:.:..:...:.;:.::..:.........:..;:.;:..:......:.;:.;...:.:..:..:...:.;::.::...,....:..:...:: C.�'* oul�e tt?rt attt n... r I.:>shah::::: :>: ro >::: xlst n , . v �1 water sources .......:.................................. g..........::....:........................................................::...................�............:... ................. .:..:..::.:......:........:.::.::...:..:..:.:::..::..:...:..::....:..:....:::• .:::•:...:. �:.......b...... Sc�vera::ffunt:::.;;::t::used:::end::cvin<:tt::>tsa:.:atl.::l:b .. .........::..:...y.::. ..................... .................... Sewage At present, two- wastewater lines are available, a 12" line to Sandario and Grier and an 8" line along Sandario south of Grier. Ade<:::> > >::::: :.: >::. melt€�:::::Maratxa::::: �p�s::>:::n0 . u#Ca :c£vr.::he;;:>tic:::bbll.±du::::::.........................................:...:.:::::::::::.:::::::: .....................p........................................................................................................................................... st>e-s not quate capac4 for the entire build-aut exis4 at present, via Pima County's Wastewater Management Department. thtn:::::tniin— ........................................... ................ . variety of wastewater solutions are avallable and may be used over the. phasing of the project including• IV -15 • —interim improvementsto the Marana Wastewater� Treatment Facility; Private Utilities Electricity, natural gas, telecommunications and cable TV will be extended to this site through contractual arrangements between the developer and the specific private utility companies. eie:sere�;will:::b rovitieel<' :>`I'ucson:::>Eleetrtc>::on::>the: >rvest:::sde.:.tf.:I..10 Private utilities will be placed within roadways, underground {where feas]blel designed and installed in accordance with utility company standards. G. OPEN SPACE PLAN Open space is a vital amenity enriching the quality of livable places. It provides an oasis from urban development, creates recreational opportunities and establishes buffers between varying land use intensities (see Exhibit IV - 16). Parks and open space systems give neighborhoods identity. A minimum 50' residential landscaped buffer shall be provided between the existing residential homesites and the Rancho Marana Specific Plan area north of Barnett Road and east of Sandario Road. (See Exhibit IV -16). The open space traversing the Specific Plan area will provide pedestrian connections between the development area and community amenities. Within the open space corridor,.'.*' tligt will be:`:'srnall lakes function in ns, .::.:.;..............................:........................ .... . letetitto rieteitin:>: "i »:<:v .I :::'>b:> ertrtaneiat::::::or tem n a it ...............:::::::::.::::.::::::::.;;a.::::: b:::::::tts::::::::I.:::::::::.ut.:::.:::::::::::.:.::.::.::::::.::::::::::::::::::::.:::.::::...:...::..:::..:::.� .. ... X...................................................................p.........5' . • cgnrrrtancet1e:rtQn:;:iaepartmen Water Resources-thPrP .�„li IV -16 • be small lakes hinctioninn as retention./detention basins The open space corridor also contains enough acreage to include a regulation 18 -hole municipal or private golf course. H. RECREATION/TRAIL PLAN The intent of the Recreation/Trail Plan is to provide for natural and man- made recreation/open space features accessible within the Rancho Marana Specific Plan area. The recreation areas are integrated within the community to provide physical separation, buffer zones and transitions between varying land use intensities. These open space areas shall be linked with a regional and community trail system (Exhibit IV -17). The regional trail shall be a landscaped pedestrian path within the Moore Road right-of-way. This trail is intended to be a major pedestrian link to the future Santa Cruz Linear Park system. The community trail system shall be smaller in scale, 25 feet, located within the open space corridor. Secondary arterial and local collector streets have sufficient rights-of-way to include a pedestrian trail/sidewalk systems that will provide additional community connections. «:......:........ .....:..:.......::...........:..:..::::........:... ..:.:.:.......:..:..:...... >::...:>::... ...: ...::::: .:transept plan and general r�fltes velli be provided por ip.......appravalf a subdivlslon or �Ievelopment plan per Sect an V C 10 I. LANDSCAPE PLAN The landscape plan is comprised of: • Streetscape • Entry Monumentation • Open Space/Recreation/Drainageways IV -17 40 m n m o CD O CD -a cn 3 co CD 1 o' A, - c m m- m C/) X Nm -+ l 2 -r o 0 = O 1 CD cr < om CD CD � n 1 -4 W CD O v W 01 O O O O ■ C o r— wawa 0Z w w w cn I (mm y �I •' • =_ ZZ � zD 1 Z A, - N m m- T Z. X Nm -+ l 2 -r o om = O Z = m- < om � NC -4 W O v O 01 O O r— wawa w w w (mm y �I •' • =_ m � _ _ • _ O 1 A, - n m- 0 0 m m m 0 D v ` r� s o c XLON ADAMS ROAD to 103 ,) A, w w w 4tI �I •' • =_ w w • � _ _ • _ O 1 A, ` r� s o c XLON ADAMS ROAD to 103 ,) A, w w w �I •' • =_ w w • � _ _ • _ O . - - n m- Z. . m D -r - • = �n Z = m- • The Landscape Plan, as shown on Exhibit IV -19, identifies the major streetscape along Moore Road. Secondary streetscapes are along Barnett, Sandario, and the Eastern Loop. Specialty streetscape, to emphasize the community core, is located along the perimeter of the Town Center. The primary and secondary streetscape will provide a safe and aesthetic progression along the major thoroughfare. The difference between the two streetscapes will be in scale. They will include a formal theme with a variety of plant types at varying distances to create an urban or village town core setting. 0 The perimeter of the Town Center shall have a formal streetscape planting. Streetscape plantings will differentiate the area and create a more specialized, identifiable town core. The hierarchy of entry statements are planned with the major entry statements identifying the community and the secondary entry features identifying individual developments and the Town Center. The entry features will include landscaping, signage, and lighting providing the Specific Plan area with a distinct identity. L. an .e.. 5ainterian e <Ians `shah >be :< re > a e i< n i. submitted' t i::th fiTowr _._ ........ p..._......................_........_._I._... er c.... 1 I SCHOOL FACILITIES IV -20 • V. DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Rancho Marana Specific Plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses. Principal land use designations for the Specific Plan shall be as follows: • Town Center • Medium Low Density Residential • Medium Density Residential • High Density Residential • Commercial • Business/Office • Public Facilities • Quasi -Public Facilities • Recreation • Open Space There are a series of alternative land uses which may be incorporated into each area. These alternative uses are less intense, provide for a long terra flexibility and may have their own additional development standards. B. DEFINITIONS 1. Alteration: Any change in size, shape, character, occupancy or use of a building or structure. 2. Average Finished Grade: The mean average elevation of ground after site preparation, measured three feet from the building at five-foot intervals. 3. Base Building Line: The line formed by the minimum setbacks of the zoning district, behind which the primary structures may be built. V-1 • 4. Builder: The builder is the purchaser of a development area, or portions of a development area who will build or provide for building within their areas of ownership. The builder is responsible for implementation of those facilities within each of the development areas, and ancillary facilities within the spine infrastructure system. 9 5. Building Height: The vertical distance between the level of the average finished grade and (1) the highest point of the parapet of a flat roof, or (2) the deckline of a mansard roof, or (3) the mean average point between the eaves and ridge of the highest gable or other roof element. 6. Building Setback: The perpendicular distance from the perimeter property line of a lot designated on a subdivision plat or an area to be developed. Setback standards are to be applied to the gross areas required for individual subdivisions or projects where individual lot lines are not shown on a subdivision plat. 7. Commercial: A land use category permitting the establishment of structures to provide commerce or business such as office, restaurant, personal and business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair businesses, dry cleaning, laundry, educational, religious institutional and day-care facilities, but excluding manufacturing or warehousing units. 8. Coverage: The percentage of the plot area covered or occupied by buildings or roofed portions of structures. Shuffleboard courts, swimming pools, barbecue pits, terraces and other appurtenances not V-2 • roofed over with other than open mesh screening are not included in computing coverage. 9. Development Areas: Areas as described on the Land Use Plan are "development areas". These "development areas" are designated sub- areas of the Specific Plan with specified permitted uses and regulations covering the development of those uses. 10. Dwelling: Any building, structure, or vehicle or part thereof, occupied in whole or in part, as the residence or living quarters of one or more persons, permanently or temporarily, continuously or transiently. 11. Dwelling -Unit Cap: The maximum number of dwelling units permitted within the Specific Plan Area. 12. Essential services: Any structure or facility (not including buildings over two hundred (200) square feet in interior area) required by a utility owned by the Town, allowed to operate by the Town, or franchised to operate within the Town limits, which by its nature, is customarily required to be located in a specific proximity to the area it serves, as determined by the Town Manager. 13. Financial Institutions: Any land designated for the establishment of structures in which to provide management and transactions relating to money resources and/or money management. 14. Floor Area: Floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off- street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 15. Life Care Facility: A residential center for senior residents which combines individual housing units with permanent on-site medical facilities. V3 • 16. Master Developer: The master developer or their successors or assigns, shall be responsible for engineering and implementation of the spine infrastructure system. 17. Maximum Density: The maximum residences per acre (RAC) of a development area, or portion thereof, as permitted by the applicable density range. 18. Multiple -Family Residential Units: Townhouses, patio homes, apartments or similar residential units. 19. Manufactured homes: A single-family dwelling structure transportable in one or more sections manufactured after June 15, 1976, to standards established by the U.S. Department of Housing and Urban Development. The structure is built on a permanent chassis and designed to be used as a dwelling, with or without a permanent foundation, when connected to the required utilities. It shall have minimum external dimensions of twenty-four (24) feet by forty (40) feet. 20. Open Space: Common land area, either landscaped and developed for recreation or left in a natural state. 21. Parking: The temporary, transient storage of motor vehicles used for transportation, while their operators are engaged in other activities. It shall not include storage of new or used motor vehicles for sale, services, rental or any other purpose other than specified above. 23. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). 24. Rancho Marana Design Review Committee: Three representatives appointed by the owner, one of which shall be an engineer registered in the State of Arizona, one a planner, and a third an employee of the owner knowledgeable of the development. • V-4 • 25. Recreational Activities or Sites: Any private land designated for the establishment of structures or areas in which to provide recreational activities such as health club/spa, country club, golf course clubhouse, trails, etc. 26. Restaurants: An eating establishment where meals may be bought and eaten, also allowing the sale of alcoholic beverages. 27. Setback: The minimum required distance between any property line and the location of a building or structure. 28. Single -Family Residential: A land use category which permits one or more persons occupying a single dwelling unit, including detached, attached (two or more), townhouse, zero lot line, Z-1ot line, patio home, manufactured homes or similar residential units, having one set of culinary facilities. 29. Spine Infrastructure: The spine infrastructure systems includes retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. • 30. Target Density: The specified density within the various development areas, used to calculate the dwelling -unit cap of the development area based on gross acreage. 0 31. Temporary Services: Construction yards, R.V. storage facilities, Butler buildings, prefab sales and construction offices. For the purposes of this Specific Plan, other than those above, the definitions contained in the Marana Development Code Title 3.03.02 shall apply. C. GENERAL PROVISIONS 1. All construction and development within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the subdivisions codes, as currently adopted or may be by the Town of Marana. In case of a conflict between the adopted Codes and this Specific Plan, the Town Council shall resolve V-5 the conflict by written determination in a manner consistent with the goals, objectives and policies of this Specific Plan. 2. The setback requirements are as specified within the development standards for each zoning designation. If not otherwise specified all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of wall of primary building. 3. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or situation shall be used by the Town Council as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. 4. This Specific Plan may be amended by the same procedure as it was adopted by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. • 5. Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. 6. Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan it shall be the duty of the Town Council to determine if said use is (1) consistent with the intent of the zone and (2) the said use is compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Town Council. .::.::::....:.:...:......:::......:....:..:.....::>:......:..:..::.......:;.:...:................:.::....:.:......:...:.. ::;:.:......:....;:.; b :<:::: _. e Amaster::.dr:.atna e.:;:;1or:::I::>ntYre.:: g y . ......:........ P ssonat:::and::::�ubrn��ec::��t1�e::::Tav+ri>r F..:..p..............:...Y............g P...:.... :...::::...Ian approval prior tt approval .of a ;nalplat :sr level©pment p 0 ............::..:.....:..:.::............:..::..,.,.........;:...:....;:.::;.........;:.;;....:....:....:::..:....._:............::.......rt .. •exclding plats and/or plans uth7n tl�e Tflwn Centel ;and areas np ... h of Barnett and west of I.on Adams jn S chop 2 }< Trails t�nce t lin f©r::tle';'t ntlre cmc:>Flar;>area shllti; Fp grepard and submitted to tie Tawn €Qr apprz�arr ap}arc�ual of a final plat car develflpment plans �excludzn plaplans'. w7thin tie Town Center and areas north of Barnett and west of Leri :.. Adams in Section 2); 11 A landscape maintenance plan for Rancho Marina shall be prepared and. submitted to :the Town fc r their., approval with the s0wj:,:tal of a landscape :plan: 0 V-7 0 D. GENERAL SUBDIVISION STANDARDS ...............::::.....:.:::...............:.....:.:...:...............:........::..:......fo. ::..:......... des n.. -S IM r :: fir :: d ::drain facYllfi < 1 1:1 e©n rt g ....... ...................:....... g. to the:Tbwn of Maraataridrelsaclrovdor a. A minimum public right-of-way width of 45 feet. 4. It shall be the responsibility of the owner to coordinate with, obtain proper addresses, and inform appropriate parties regarding addressing. Street naming and property addressing shall be coordinated through 0 the Pima County Addressing Coordinator's office or the Town of Marana when, in the future, they provide addressing services. 5. The subdivider shall post a performance bond or other assurance with the Town, as assurance for the completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance with the State of Arizona, Department of Real Estate requirements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust agreement, or other form of assurances as may be approved by the Town of Marana. With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required Town of Marana public improvements plus ten percent as estimated by a registered civil engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95% of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision. 6. The following provisions shall apply to accessory uses and structures: a) All accessory uses and structures in residential districts shall be located in rear yards with the exception of buildings and structures providing essential services which shall not be subject to the dimensional requirements of any zoning district, but shall be subject to the Town of Marana's locational requirements. b) All accessory uses and structures shall be located on the half of the plot which is the farthest distance from any abutting streets, unless located within the building area. c) Accessory buildings and structures shall not be of greater height than a principal building on the plot, except in commercial districts. d) No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five (5) 0 v9 • feet of any plot line nor placed within any easement or right- of-way. 7. All developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well -graded and free from objectionable plant growth. All property shall be kept clean and free from rubbish or debris. The balance of the site shall be kept free of debris and shall not be used for storage or disposal of any objects or materials. 8. All planted and landscaped areas shall be maintained in a neat, orderly, healthy, and properly trimmed condition. 9. All driveways, walkways, parking areas, storage and loading areas of developed property shall be well -graded and surfaced with asphaltic concrete or other equivalent hard, dustless materials. 10. All electrical, telephone, gas or other utility connections shall be installed underground, where possible. I1 Legal descriptions of individual planning area boundaries will he a submitted at the time of platting E. DEVELOPMENT STANDARDS Land use designations have been assigned to each area identified on the Rancho Marana Specific Plan. The designations include development areas, land use designation, area in acres, dwelling units and density per acre. These statistics are shown on Table 1. V-10 • 0 Z 00 00 . N z O N V V h . ` N ' . 00 V ` O N v) . 7' �O N ' 7 at Q W 0 �i C7 pC� � �i Q zU c o cv? c o 0 f"^ W Q vi W) V) W W zu Q 00 O aoa,7 N N O Q (i z W c 00 wF O� Or N 7 AV N N QOM=,tea x x x w N .a.-i(�•-•(� O` x= L1 Ca.� 00 O W M 3z r h O O NN V' 2 U T 2 2 . g O N M N .~ C� . M M e U W r7. z a p M N U � 7z7y r�i pp 00pp W rA N M 7 v,) O 10 l— 00 a .. .-• N M Q r+ .-, .-. .--. P. aD rn NN .-. '-. .--, .-. N N c N N N N Nen rA -Fydy�yj ,z 0 0 00 00 .+p 00 10 c 00 O N N N 00 10 1 �O N o o 0 0 DOo� e o o� a� U V) W W zu Q 00 O aoa,7 N N O Q (i z c wF AV QOM=,tea x x x .a.-i(�•-•(� (�=^Q•' x= L1 Ca.� ^�Utp� COC!IxCA� '-L1" CA U x U U U 2 U T 2 2 U Z E- O 0 0 0 U x U 0 0W C� 7z7y r�i pp 00pp «-� N M 7 v,) O 10 l— 00 a .. .-• N M Q r+ .-, .-. .--. P. aD rn NN .-. '-. .--, .-. N N c N N N N Nen • .aa F A Q •--i ' N N ' M O a ci `n U E o 0 0 0 w O C7 z .a N M N 7 z A a W z z a a W F 00 00 00 00 3z „ c .6 c c rA W a Z U �o 00 N .-. N .--, M yvj 7_ O W E- cn E co----cocoA cccoA= QcocaQ� w ouuuu uuoo� oo>EOU �oo>�b A � A c e 7 Z a � c Cl. O E 00 a O M M M M M M M M M ti N M V Vl v v IT IT v � r 00 O1 O v IT v IT ,n o C: 1. Commercial - I (GI) A. Permitted Uses: 1) Commercial 2) Commercial Recreation 3) Commercial Retail 4) Financial Institutions 5) Hotel/Motel 6) Restaurant 7) Office/Professional 8) Tourist Commercial 9) Restaurant/Drinking Facilities 10) Public Services 11) Medical Services 12) Research & Development 13) Medium High Density Residential 14) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: a • distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: not to exceed twenty (20) stories. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: required spaces and screening shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. Special Landscape Requirements: A pedestrian/ landscape zone shall be integrated within commercial developments. Landscaped areas may include such architectural features as rock grouping, sculpture, water features, decorative paving and art interspersed with V-13 • planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with seating areas to invite, restful relaxation, informal group gatherings, displays, and exhibitions. 2. Commercial - II (C -II) Shopping Mall A. Permitted Uses: 1) Commercial 2) Commercial Recreational 3) Financial Institution 4) Restaurants 5) Hotel/Motel 6) Office/Professional 7) Research & Development 8) Medical Institutions 9) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: A distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: Not to exceed ten (10) stories. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: Required spaces and screening shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. Special Landscape Requirements: A pedestrian/ landscape zone shall be integrated within commercial developments. Landscaped areas may include such architectural features as rock grouping, sculpture, water V-14 • 3. • 0 features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with sitting, restful relaxation, informal group gatherings, displays, and exhibitions. Commercial - III (C -III) Neighborhood Commercial A. Permitted Uses: 1) Commercial 2) Financial Institutions 3) Commercial Recreation 4) Restaurant 5) Office/Business 6) Medium Density Residential 7) Medium High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: Twenty (20) feet. 2) Maximum Building Height: Not to exceed three (3) stories or thirty-four (34) feet. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: Required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. Office/Business I (OB -I) A. Permitted Uses: 1) Office 2) Medical Institutions V-15 • 3) Research & Development 4) Financial Institution 5) Medium High Density Residential 6) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: A distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: Not to exceed twenty (20) stories. 3) Parking Requirements: Required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code. 4) Minimum Landscape Coverage: 10% of gross site area Special Landscape Requirements: A pedestrian/landscape overlay separates development areas along Moore Road and west of Interstate 10. Landscaped areas may include such architectural features as rock groupings, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with sitting, restful relaxation, informal group gatherings, displays, and exhibitions. 5. Office/Business - II (O/B-II) [Garden Office] A. Permitted Uses: 1) Office/Professional 2) Medical Institutions/Life Care Facility 3) Research & Development 4) Financial Institutions 5) Medium High Density Residential 6) High Density Residential 0 V-16 r1 LJ B. General Development Standards: 1) Minimum Building Setback from Public Street: a distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet 2) Maximum Building Height: not to exceed seven (7) stories or seventy-five (75) feet. 3) Parking Requirements: required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code 4) Minimum Landscape Coverage: 10% of gross site area 5) Special Landscape Requirements: A pedestrian/landscape zone separates development areas along Moore Road, west of Interstate 10. Landscaped areas may include such architectural features as rock groupings, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with seating areas for restful relaxation, informal group gatherings, as well as an area for displays, and exhibitions. 6. Town Center (TC) A. Permitted Uses: 1) Public Institution and/or Agency 2) Quasi -Public Institution and/or Agency 3) Non -Profit Institution and/or Agency 4) Commercial 5) Commercial Recreational 6) Office/Business 7) Financial Institutions 8) Schools 9) Churches 10) Museums/Interpretive Facilities 0 V17 • 11) Medium High Density Residential 12) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Street: a distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet 2) Maximum Building Height: not to exceed three (3) stories, or thirty-four (34) feet. 3) Parking Requirements: required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code 4) Minimum Landscape Coverage: 10 % of gross site area Special Screening or Buffering: A major pedestrian/]andscape zone separates the development areas and meanders throughout the Town Center. Landscaped areas may include such architectural features as rock grouping, sculpture, water features, decorative paving and interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with seating areas for restful relaxation, informal group gatherings, as well as displays and exhibitions. 7. Medium Low Density Residential (MLDR - 1-10 RAC) A. Permitted Uses: 1) Single -Family Dwelling Units 2) Accessory buildings, private swimming pools, home occupations, and other accessary uses 3) Parks, playgrounds and community owned buildings other than hospitals 4) Model Homes 5) Temporary real estate sales office within a model home 6) Religious Facilities 7) Temporary Utility Uses 0 V18 • 8) Manufactured Homes 9) Recreation/Open Space 10) Schools B. General Development Standards: 1) Minimum Lot Area: 4,500 square feet. 2) Maximum Building Height: Not to exceed two (2) stories or twenty-eight (28) feet. 3) Yard Setbacks: • Front: 20 feet • Side: 10 feet • Rear: 10 feet • Corner: 10 feet 8. Medium Density Residential (MDR - 10-18 RAC) A. Permitted Uses: 1) Use listed under Medium -Low Density shall apply. 2) Single -Family Dwelling Units with party walls or walled courtyards 3) Townhomes 4) Manufactured Homes 5) Recreation/Open Space B. General Development Standards: 1) Minimum Lot Area: 3,500 square feet 2) Maximum Building Height: Not to exceed three (3) stories or thirty-four (34) feet 3) Yard Setbacks: • Front: 20 feet • Side: 5 feet or 9 feet for common wall or zero lot line development • Rear: 5 feet • V-19 • Corner: 10 feet 9. Medium High Density Residential (MHDR - 18-26 RAC) A. Permitted Uses: 1) Uses listed under Medium Density shall apply 2) Multiple -Family Dwellings 3) Temporary Utility Uses 4) Manufactured Homes 5) Recreation/Open Space B. General Development Standards: 1) Minimum Lot area per dwelling (duplex or multiple): 2,000 square feet. 2) Maximum Building Height: not to exceed three (3) stories or thirty-four (34) feet 3) Building Setbacks: • Front: 20 feet • Side: 5 feet or 0 feet for common wall or zero -lot line developments • Rear: 5 feet 10. High Density Residential (HDR - >26 RAC) A. Permitted Uses: 1) Uses listed under Medium High Density shall apply B. General Development Standards: 1) Minimum Lot Area per dwelling (duplex or multiple): 2,000 square feet 2) Maximum Building Height: Not to exceed six (6) stories or sixty-five (65) feet. 0 V-20 3) Building Setbacks: • Front: 20 feet • Side: 5 feet or 0 feet for common wall or zero -lot line developments. • Rear: 5 feet 11. Recreation/Open Space (R/OS) A. Permitted Uses: 1) Active & Passive Recreation: • Parks • Golf Courses • Field Sports 2) Lakes 3) Trails 4) Nature Center 5) Equestrian Facilities 6) Drainage Facilities 7) Medium Density Residential 8) Medium High Density Residential B. General Development Standards: 1) Per Town of Marana Development Code • V21 E UTILITY DEVELOPMENT STANDARDS 0 1. Onsite and offsite sanitary sewer will be public and will be designed and constructed to Town of Marana Standards. 2. All electric :pal>!CtIaaced tYiderg�rpupd wer >:d ped::::.: ::: 4 sis�r :<trt< c ............th>.;:...:; raa:::tttdard :_... ::::............ ::::::::::::::::::.: 4. The irrigation wells and water conveyance facilities shall be constructed in accordance with the standards of the Cortaro-Marana Irrigation District. All Cortaro Marana Irrigation District property and facilities will be owned, operated and maintained by the Cortaro- Marana Irrigation District. Ms i 0 V-22 • VI. DESIGN GUIDELINES A. INTRODUCTION AND PURPOSE These design guidelines have been developed as a framework to express the character of the Rancho Marana Specific Plan area. The statements of intent are flexible enough to promote good design and encourage creativity and quality development. The purpose of these guidelines is to provide a documented basis for evaluating and directing the planning and design of improvements to each area. These guidelines are intended to ensure high quality developments, thus protecting the investment of those who locate within the Specific Plan area. The guidelines are to give guidance to Town staff, the Planning and Zoning Commission and the Town Council in their review of development projects within the Specific Plan Area. They are also design criteria to be used by developers, architects, engineers, landscape architects, builders and other professionals to maintain the design quality proposed herein. The following goals form the basis for these guidelines: • Protection of property values and enhancement of investment • Minimum adverse impact on the ecosystem • Encouragement of imaginative and innovative planning of facilities and sites and flexibility to respond to changes in market demand Variety, interest and a high standard of architectural and landscape design ......rn ___......... __.. ........... ....................................................................... As guidelines, if there is any conflict with existing Town of Marana ordinance, the most restrictive will apply. B. LANDSCAPE ARCHITECTURE A landscape theme for the community can act to unify and reinforce the open space and circulation components in the creation of the community structure. VI -1 • The objectives for Landscape Guidelines are: • Establish a landscape plant materials palette for use in public rights-of-way, streets, parking lots, setbacks and buffers between different land uses and existing neighborhoods Establish landscaping design guidelines for development of residential and commercial neighborhoods, including street trees, street furniture and view corridors 1. Streetscapes There are four different types of streetscaping within Rancho Marana: 1. Primary 2. Secondary 3. Collector 4. Specialty Moore Road shall have primary streetscaping while Sandario Road and Barnett Road shall have secondary streetscaping. The streetscape for these corridors is intended to develop a lush desert scene with a variety of plant types. Random clusters of ornamental trees may provide accent. A building setback may be required and a varying distance is encourage to provide interest and streetscape undulation. The difference between primary and secondary streetscape design shall be in scale. Recommended plant palette in Appendix E. Within the project boundaries, internal arterials and collectors shall have a coordinated landscape palette. Specialty streetscaping shall be the perimeter of the Town Center to create a sense of identity, and emphasize the community core. Bicycle paths and pedestrian trails shall be integrated with the street system, and adjacent developments where possible. 2. Entries and Nodes Entry statements serve to identify and direct circulation through various developments. Entry statements shall include appropriate VI -2 n U 0 signage, architecturally integrated with the development design, and accent :trees and plantings. The Primary Entry Statements occur along Moore Road on either side of Interstate 10. The west Entry Monumentation is at the intersection of Moore Road and Barnett. The east Entry Monumentation is at the intersection of Moore and the Internal Loop. TYPICAL PRIMARY ENTRY STATEMENT t3rjiiding/Parking Free Area — ------- Foreground Planting Bed/Annual —Major Entrance Signage Accent Trees i _ 1 Landscaped Median V1-3 The Secondary Entry Statements are to identify the arrival into the Town Center. The design of these statements shall be similar to the Primary Statements but smaller in scale. The Secondary Statements are at the intersections of Perimeter Road A and Perimeter Road/Barnett. TYPICAL SECONDARY ENTRY STATEMENT • BUILDING/PARKING FREE AREA I L -MAJOR ENTRANCE TREES ACCENT WALL FOREGROUND PLANTING BED/ANNUAL COLOR ACCENT PAVING 3. Screening Non-residential land uses shall buffer abutting residential densities with an effective landscape composition. Landscaping elements include berms, walls, and vegetation. These elements, or combinations of, are to provide visual screening and achieve a transition into the primary use area of the site. BUFFERING RESIDENTIAL AREAS COMMERCIAL RESIDENTIAL WALL ' LANDSCAPE BUFFER u Jr • V1-4 • the residents. A 50' buffer consisting of landscaping elements shall be provided between the existing residential homes and Rancho Marana in this area. 0 4. Retention/Detention/Drainageways/Opei: Space Areas Retention/detention areas shall be designed and utilized as multi- purpose areas for drainage, open space, active and passive recreation, etc. Landscaping shall include berming and revegetation with drought tolerant plants. 5. Street Furniture/Lighting There are unlimited designs for street furniture that would be acceptable for use within the Specific Plan area. Consistency in furniture design within the Town Center is essential in establishing the character of the urban plazas and pedestrian walkways. Street furniture are the details in an urban environment which strengthens the identity of the area. These features include: light standards, walk lighting, trash receptacles, benches, bus shelters and plant containers. Street furniture and lighting standards should be set and enforced in an effort to create a uniform urban image for Marana. Lighting shall be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights shall be directed down, onto the pavement/property and not onto neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. VI -5 • C. RESIDENTIAL DESIGN GUIDELINES The following general guidelines are intended for use in residential development. The intent is to provide a logical and pleasing environment composed of buildings, landscapes and natural forms. 1. Architectural Themes The guidelines are primarily concerned with the physical appearance of the community environment as perceived by residents and visitors. Within this context, it is the intent of these guidelines to apply to those frontages, boundaries, and perimeter edges that are visible to the public and establish a special project identity. a. Theme The architectural theme for Rancho Marana shall reflect a progressive urban development complimenting the regional flavor. Architectural themes may include variations of Spanish, Southwest, Territorial, Mission, Santa Barbara and Modern styles. • b. Exterior Materials and Colors • Exterior building material shall be consistent with the overall community character. Materials, colors and general style shall be integrated through each development site to achieve continuity of design. Generally, muted colors are the most acceptable for use on building exteriors. Other tones and colors may be used for trim or accent. Highly reflective colors or materials are prohibited on all wall and roof surfaces. Color gradations from building to building should be gradual. C. WallslFenceslGates The material of walls and fences used within the residential communities shall be compatible with the architectural design of the structures. The texture and color of walls shall conform to the same color standards as the main residence. VI -6 0 The wall systems along major streets shall respect the designated setback requirement, have a stepped or non-linear appearance, and not exceed six feet in height. STEPPED WALL ALONG PERIMETER OF DEVELOPMENT 2. Site Development a. Setback The design of residential developments can be unique. Varied setbacks will create more interesting vistas and undulate building edges within the development envelope along the streetscape. V1-7 • 0 Design approaches to maximize the feeling of open space within the development include: • curving streets orienting the road axis to open areas • orienting product types in a variety of ways to avoid the monotony of "garage door corridors" s II ktt - Maximize the feeling of open space. include curving streets, open areas to create vistas. In multi -family and single-family attached housing, it is important to provide each unit with its own identity and entry. This can be accomplished by staggering and offsetting each separate unit and combining one and two story building forms to separate massing. b. Parkin All parking structures, either free-standing or garages, shall incorporate the same design element as the dwelling units. VI -8 Open parking areas can be treated as landscaped plazas and courts. LANDSCAPED OPEN PARKING AREAS A,+\-/, D. COMMERCIAL/OFFICE GUIDELINES The following guidelines are not intended to limit designs, but to provide a flexible framework to accomplish an overriding design concept and to encourage quality development_ The objective of the commercial/office design guidelines arc to: Achieve market/corporate appeal • Ensure economic feasibility Reflect function of uses through architectural form Respond to aesthetic expectations of Marana • Implement the goals of the Specific Plan VI -9 • 1. Architectural Theme a. Theme Commercial/office buildings shall be of a contemporary style and material employing massing, scale and proportion for design implementation. Designs for individual projects shall be submitted as part of the site plan review procedure. b. Exterior Materials and Colors There is a wealth of building material to choose from. It is not the intent of these guidelines to limit the ingenuity of the individual designer, but to emphasize the coherence of the project. Since new materials are continually being developed, this particular area of design restriction will necessarily be reevaluated and shall be subject to revision. The recommended building materials are provided to maintain a visual quality throughout the phasing of the development and to provide criteria for the review of the development. Preferred building materials include brick, stucco, adobe, granite, marble, masonry, concrete block and/or glass. Exterior treatments and colors should be of muted, subtle earth tones along with use of bright accent colors. Use of metal as an architectural detail is suitable for commercial building. C. Perimeter Walls Perimeter walls shall be of a general style, material and color integrated through each development site to achieve continuity of design. Perimeter walls shall not exceed a height of six feet above finished grade. VI -10 0 L� 2. Site Development a. Setbacks Buildings shall be sited in a manner that will complement the adjacent buildings and landscape. Building sites shall be developed in a coordinated manner to provide order and diversity. Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. b. Pam ILDING =LINES Adequate off-street parking shall be provided for each development. Whenever possible, surface parking shall be located to the side and/or rear portion of the site. Siting of multi -story parking structures shall be integrated with the overall commercial development. The parking structures shall compliment and be integrated with urban open space plazas to help create pocket parks to encourage pedestrian movement. VI -11 • Parking areas shall be designed to facilitate both vehicular and pedestrian movements. Parking areas shall incorporate both landscaping and screening to make them visually compatible with their surroundings. PARKING 0 • VI -12 • VII. SPECIFIC PLAN IMPLEMENTATION C A. PURPOSE Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein. This chapter includes a Phasing Plan for the development of the proposed planning areas which define the type, location, intensity and timing of development. Implementation of the plan will further be carried out by a method of site plan review as outlined in this chapter Section C. In addition to site plan review, the Rancho Marana Specific Plan shall be implemented through the subdivision process. Concurrent with Specific Plan processing will be submittal of Tentative Plats where properties are to be separately financed, sold, ]eased or otherwise conveyed. The Subdivision process will allow for the creation of lots as tentative plat maps which will allow for implementation of the project phasing. The interrelationship of the Specific Plan and implementation components are diagrammed on Exhibit VII -2. B. PHASING PLAN Phasing for Rancho Marana is expected to occur over several years, based on economic and market conditions. The Rancho Marana Specific Plan will generally be developed in four phases as indicated on the Land Use Phasing Plan, Exhibit VII -3, and Hydrology Phasing Plan, Exhibit VII -4. This will allow an adequate level of infrastructure to be built to accommodate the development in each phase. Attention has also been placed on market considerations in order to stagger the introduction of a variety of units onto the housing market. In preparing the phasing plan for this development, certain assumptions have been made. These include: 1) The rate of growth for this project will remain consistent and as calculated, 2) The rate of growth of other regional projects which were used in assessing accumulative impacts on phased infrastructure and services will remain consistent and as calculated, and VII -1 RELATIONSHIPS OF PLANNING SYSTEM COMPONENTS SYSTEM COMPONENTS ,i1 L ire ' e eel!• •��;, �,;� z LU 0 Exhibit VII -2 atc..:yy sSjj yy.. �lattiA�Y LA's^ ldLSR�K� �'%►S — lege' I z LU 0 Exhibit VII -2 • F IL3 0 d ® Q O O 0 c 3 3 3 rn 3 3 :z 0 0. jV � ,.�'' \,7 co wri CD0 N CD CD t4cc «� < CCD 0 O CD CD a , 0 CD 0 CD s E x CD CD CL ) M CD 3 3 X � O C Z f1� O `< tD O A J n 7D —r, n E co m W cn 5* 2 Cl) CO CD 0 r— (D CD CL a 0 0 z (D l< 0 C8 z 0 Z J> z 0 m > Nm m 0 —0 --� X nQ :� Z 0 A P r— —F 0 m Z>m Z < . m M Z T zm O AN O C) 0 O co > O. z m LON ADAMS ROAD 'Qg m m .8ANDARIO RQA6 co > O. z m LON ADAMS ROAD 'Qg • 3) The market need for proposed residential product type and mix will remain the same throughout the phasing period. These assumptions made during preparation of phasing plan are necessary to establish the proposed development scenario. However, if any of these assumptions change during the project build -out time, the Phasing Plan and Town monitoring program must be flexible enough to make adjustments in corresponding infrastructure and service requirements. For example, if the build -out rate in surrounding projects accelerates, key infrastructure improvements may have to occur earlier than shown on the Phasing Plan. Likewise, if projected build -out in surrounding projects occurs at a slower rate, certain improvements to infrastructure may not be required until a later phase than is shown on the Phasing Plan. Phase one will establish the major employment opportunities within the project. It includes the commercial development off of Interstate 10, residential uses and a portion of the Town Center. Moore Road will be realigned in this phase with on/off ramps onto Interstate 10. Retention/ detention basins just west of Postvale Road will be included within this phase, potential lakes to be integrated within the recreation/golf/open space area. Phase two will include further definition to the Town Center, residential uses, open space, and office/business uses. Surface drainage will be directed across the site to a retention/detention basin on the east side of Road A. Phase three will complete the Town Center development, establish a neighborhood commercial at Sandario/Moore Road intersection and include open space areas within a mixed use of residential and office/business. The open space areas will include drainageways across the site and a basin on the west side of Sandario Road. Phase four completes the open space areas of the Plan and includes residential and commercial uses. The completion of the open space with retention/detention basins allows the flexibility to create an 18 -hole golf course within this area or a series of recreational activities. It is the primary intention of the phasing plan to relate infrastructure requirements to proposed development. While a sequence is implied, there is nothing in this plan to preclude a different order of development, or even a different combination of sub -phases, so long as the related infrastructure is adequately in place. The Specific Plan provides for this flexibility because VII -5 • the actual sequence of development may be affected by numerous unpredictable factors. 11 Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessary to meet the requirements of the phased build -out of the project. C. DEVELOPMENT PLAN REVIEW PROCEDURES The Specific Plan shall be implemented through a method of site plan review. A site plan (plat, development plan) shall be required for all development within the Specific Plan area requiring a permit. Review will not be required for interior alterations where there is no square footage increase or use intensification. All proposed projects within the Specific Plan area shall be required to have an approved plan prior to issuance of permits or concurrent with subdivisions, conditional use permits or any other municipal permit for the property. Conceptual site plans showing primary building location and heights, parking layout, ingress/egress and, landscaped area are encouraged to be submitted for preliminary review at any time prior to final site plan submittal. The plan review procedure is necessary for the following reasons: • To ensure consistency with the Specific Plan, the General Land Use Plan and all implementing ordinances • To promote the highest contemporary standards of site design • To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan and conform development to the General Plan and implementing ordinances • To facilitate complete documentation of land use entitlement authorized and conditions pertinent thereto, and • To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. VII -6 • Procedures LJ Development plans and plats, shall be submitted to the Rancho Marana Design Review Committee and Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment from the Town Manager prior to the final preparation of a site plan. Comments from other departments and service agencies shall be sought by the staff prior to preparing a recommendation on the finalized site plan. Applicants should insure that they have obtained a copy of the design guidelines contained within the Specific Plan. This will assist the developer in achieving consistency with the Specific Plan and generally facilitates a quality project. Upon determination that the site plan complies with the provisions of the Specific Plan, the review factors described in the design guidelines, input from the Rancho Marana Design Review Committee and applicable Town Standards the Staff shall prepare a staff report with recommendations which shall be submitted along with the site plan to the Planning Commission at the earliest possible regular meeting to approve, conditionally approve, or if not consistent with the Specific Plan, modify or deny the proposal. Revisions Minor revisions or reasonable extensions, other than those applied as a condition of approval, shall be submitted for review and approval administratively by the Town Manager. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission. Mandatory Findus for Approval of a Site Plan The Planning Commission shall make the following written findings before approval or conditionally approving Site Plan. 1. The proposed project is compatible with other projects within the Specific Plan area. 2. The plan will not have an adverse impact on the health, safety, interest, convenience or general welfare of the general public. VII -7 • 3. The site plan is compatible with the regulations and design guidelines of the Rancho Marana Specific Plan and the site plan conforms to the General Plan and implementing ordinances. D. SUBDIVISION Title 6, Subdivisions of the Town of Marana Development Code, as adopted on May 14, 1984 and all amendments to the Development Code approved by the Town Council prior to May 15, 1989, shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps except where in conflict with this Specific Plan. In areas of conflict, the Specific Plan shall supersede the Town of Marana Development Code. <The Trwn .......f MaranoubdtvtsitnPrlcess url, allolntfir:.: ;tleteat>on of tots Ilii ought the approval o tentative and final plats which.. wtll all©sv for 1Ti1 lem ntatl n 0 the hasln lag The subdivision process will allaw for h ..... .... .. ::..IP.: g:.,P ,...,. the rre2tion of lots through the approual of final plats which will allow for implementation of the phasing plan Review by the Town Planning CommissioD is not required and submission of tentative plats and preliminar�, plans are pii, nal and of required The m2ximum review times for final pl2t approval is 60 days, building permits for residential is 45 days, Others are 60 clays; plan review for roans and ntilitips js 'In HnAls The Town Counril shall rontinue to consirder the rerommenrlation of the Town Manager and staff before taking any action under the terms of thisSpecificPlan as provided for in Title 6 of the afarementionerl CxuIr Review and approval of subdivision maps will set forth the various conditions necessary to ensure the improvement of streets, adequacy of parks and school sites, utilities, drainage and other services. E. TRANSFER OF DENSITY To ensure the orderly growth of a well-balanced community, the designated planning areas within the Rancho Marana Specific Plan shall be developed at densities consistent with or less than the designated density ranges except as provided for in density transfer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of final road alignments will occur during technical refinements in the tentative plat map process and shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area will not thereby be affected. The Rancho Marana Specific Plan residential dwelling unit maximum shall be 6,512 dwelling units. A transfer of residential density from one residential planning area to another residential area may be permitted within the Specific Plan in accordance with 40 the following provisions. VII -8 • In no case shall transfer of dwelling units result in: 1. Exceeding the overall plan capacity of 6,500 dwelling units. 2. Allocating excess units outside of the planning area. 3. A change in the density classification range. 4. Exceeding the capacity of the circulation system or other public facilities as established for the Specific Plan area. 5. Exceeding prescribed development area maximums by more than 20%. At the time of approval of the respective tentative plats by the Planning Commission, a revised Specific Plan map and planning area summary shall be submitted for all transfers of density. Said map and table shall also indicate the remaining number of units, if any, that may be accommodated without exceeding the maximum density cap. Said exhibit and table shall be dated accordingly. Transfers of density will be reviewed for conformance with this Specific Plan. 0 E GENERAL ADMINISTRATION 1. The Rancho Marana Specific Plan shall be administered and enforced by the Town of Marana in accordance with the provisions found within the Rancho Marana Specific Plan and the Town of Marana Development Code at the time of Specific Plan ordinance adoption.. The following amendments to the Specific Plan may be made administratively by the Town Manager and shall not require any further legislative approvals from the Town Council: The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines. Adjustments to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts of the Specific Plan. • The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. VII -9 G. GENERAL IMPLEMENTATION The master developer and individual builders shall be responsible for the general administration and implementation of the Rancho Marana Plan. The master developer shall be responsible for engineering and implementation of the spine infrastructure systems. The spine infrastructure systems include retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. H. AMENDMENT PROCEDURES In accordance with the Arizona Revised Statutes, Code Section 11-825, Specific Plans shall be prepared, adopted and amended in the same manner as general plans, except that Specific Plans may be adopted by resolution or by ordinance. This plan is adopted by ordinance and may be amended as necessary, in the same manner it was adopted, by ordinance. I. MONITORING PROGRAM There will be a Specific Plan Monitoring Program to assure that development is progressing as indicated within this Specific Plan. The monitoring program for this Specific Plan will serve two functions. The primary function is to establish a system to monitor the phasing of development and the implementation of corresponding required infrastructure. This information can then be compared with development that is occurring on a regional scale. The secondary function of the monitoring program is to establish a system whereby periodic adjustments in density and dwelling unit types within the project planning area may be accomplished and documented. The monitoring program effectively establishes an accounting system to insure that all changes, upon approval, are properly recorded at the scale of the total project and each planning area reflected in this Specific Plan (See page VII - 12). Project monitoring deals with phasing of development and the implementation of corresponding required infrastructure. This program will ensure that the required infrastructure is in place at the completion of each phase. The phasing plan is responsive to the needed facilities and services for each level of development. Each phase has a corresponding monitoring sheet which indicates required facilities and services to be completed with the phasing of planning areas. VII -10 • In order to accommodate possible changes and to insure conformance with the adopted Specific Plan, the following provisions shall guide and govern incremental allocation and provision of residential dwelling units within the project area. is 0 1. The overall assigned dwelling unit yield of 6,512 residential dwelling units. 2. A final plat shall be submitted to the Town for review and approval by the Zoning Administrator and the Town Council prior to development occurring in any development area where platting is required. Such plats shall be consistent with this Specific Plan. 3. All drafts of such tables and the final approved version shall be identified by a revision date located in the official Town file on this Specific Plan. Said table shall be a part of the adopting ordinance. 4. The Town shall cause to be established and maintained an official project file "Rancho Marana Specific Plan", which contains an original and certified copy of every revision to the Specific Plan, including a record of dwelling unit potential remaining in each development area. VII -11 • TABLE 0 DEVELOPMENT AREA ACRES 1 2 3 4 5 6 7 8 9 10 I1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 2(i 27 28 29 30 31 32 33 34 35 36 37 38 39 4] 42 43 44 45 46 47 48 49 TOTALS RANCHO MARANA SPECIFIC PLAN MONITORING REPORT 3 4 5 PREVIOUSLY D/U TRANSFERRED AUTHORIZED GAINED/ FROM/TO D/U LOST DEV. AREA DATE ACTION 6 7 CURRENTLY ORIGINALLY AUTHORIZED AUTHORIZED RAC RAC VII -12 0 APPENDIX BIBLIOGRAPHY Condit, Robert, Manager, Cortaro Water Users' Assoc. Marana, AZ. Letter dated 1-23- 89. Rutan, William, Habitat Specialist, Arizona Game and Fish Department. Tucson, Regional Office, AZ. Letter dated 12-30-88. Shaw, William. Wildlife Habitats in Tucson: A Strategyfor Conservation. University of Arizona: Renewable Natural Resources. Tucson, AZ. August, 1986. U.S. Dept. of Agriculture, Soil Conservation Service. Soil Survey of Tucson-Avra Valley Area, AZ. 1972. 0 of VIII -1 0 • • Appendix A LEGAL DESCRIPTION EXHIBITS 1 AND 2 JOU 111i. 11.11 -11 - Sheet ) 1 rSheet 1 of 3 EXHIBIT 1 ALL that certain real nronerty, situate in the County of Pima, State of .Arizona, being portions of Sections 26, 27 and 28, T 11 S, R 11 E, G. & S. R. M., more narticularly described as follows: BEGINNING at the section corner common to Sections 27, 28, 33 and 34; THENCE from said POINT OF BEGINNING, westerly along the south line of the southeast quarter of said Section 28, being also the centerline of MOORE ROAD, S 891 52' 02" lJ 26142.73 feet to the south quarter corner of said Section L 0 ) THENCE northerly alonq the west line of said southeast quarter of said Section 28, N 00° 01' 20" E 262.6.12 feet to the center nuarter corner of said Section 28; THENCE easterly along the north line of said southeast quarter, being also the centerline of BARNETT ROAD, N 890 54' 35" E 2.0.00 feet to a noint thereon; THENCE leavinq said north line, southerly alonq a line beinq narallel with said west line, S OO° 01' 20" W 290.50 feet to a point thereon; THENCE leaving said narallel line, easterly along a line beinq narallel with said north line of said southeast quarter, N 99° 54' 35" E 150.00 feet to a point thereon; THENCE leaving said parallel line, northerly along a line beinq narallel with said west line, N 001 Ol' 20" E 290.50 feet to a point on said north lihe of said south- east quarter; THENCE easterly along said north line and said centerline of said BARNETT ROAD, N 89° 54' 35" E 2466.54 feet to the quarter corner common to said Sections 27 and 28; THENCE easterly along the center section line of said Section 27, being also the centerline of said BARNETT N 890 51' 46" E 887.50 feet to a point thereon; THENCE leaving said centerline, northerly along a line being narallel with the west line of the northwest quarter of said Section 27, N 00° 02' 16" W 170.00 feet to a noint thereon; THENCE leaving said parallel line, westerly alonq a line being narallel with the south line of said northwest quarter, S 891 51' 46" W 170.00 feet to a point thereon; THENCE leaving said parallel line, southerly along a line being parallel with said west line of said northwest quarter, S 00° 02' 15" E 145.00 feet to a point on the north riqht-of-way line of said BARNETT ROAD; (continued on sheet 2) 0 U V U I, V . Sheet 2 of 3 Appendix A (Cont.) (continued from Sheet 1) THENCE westerly along said right-of-way line of said BARNETT ROAD, S 89° 51' 46" W 220.20 feet to a point thereon; THENCE leaving said right-of-way line, northerly along a line being parallel with said west line of said north- west quarter, N 00° 02' 16" W 2395.52 feet to a point thereon; THENCE leaving said parallel line, easterly along a line being parallel with the north line of said northwest quarter, N 89° 49' 01" E 1747.97 feet to a point thereon; THENCE leaving said parallel line, southerly along a line beinq parallel with the east line of said northwest quar- ter, S 00° 04' 00" E 1084.50 feet to a point thereon; THENCE leaving said parallel line, easterly along a line being parallel with said north line of said northwest quarter, N A91 49' 01" E 391.51 feet to a point on said east line of said northwest quarter; THENCE southerly alonq said east line, being also the centerline of LON ADAPTS ROAD, S 001 04' 00" E 1337.73 feet to the center quarter corner of said Section 27; • THENCE easterly along said center section line of said Section 27, being also the centerline of said BARNETT ROAD, N 89° 51' 46"E 2645.97 feet to the quarter corner common to said Sections 26 and 27; THENCE easterly along the center section line of said Section 26, N 89° 55' 41" E 1568.56 feet to a point thereon; THENCE leaving said center section line, southeasterly along the southwest line of that certain 25 foot strip deeded to HARANA IRRIGATION DISTRICT, recorded in Docket 1985 at Page 243 thereof, Records of Pima County, Arizona S 490 25' 25" E 4051.13 feet to a noint on the south line of the southeast quarter of said Section 26; THENCE westerly along said south line, being also the centerline of said MOORE ROAD, S 890 57' 33" lJ 2010.66 feet to the south quarter corner of said Section 26; THENCE westerly along the south line of the southwest quarter of said Section 26, N 89° 59' 27" W 2638.43 feet to the section corner common to Sections 26, 27. 34 and 35; THENCE westerly along the south line of the southeast quarter of said Section 27, S 89° 58' 33" W 2640.31 feet to the south quarter corner of said Section 27; THENCE westerly along the south line of the southwest quarter of said Section 27, S 890 58' 00" lJ 2634.94 feet to the POINT OF BEGINNING and containing 773.2844 acres of land. • SUBJECT TO and TOGETHER WITH all matters of record. (continued on Sheet 3) r� • • Appendix A (cont.) LEGAL DESCRIPTION (continued from Sheet 2) EXHIBIT NO. 2 Job No. 342-2201 Sheet 3 of 3 ALL that certain real property, situate in the County of Pima, State of Arizona, being a hart of Section 26, T 11 S, R 11 E, G. I~ S. R. M., more particularly described as follows: BEGINNING at a point on the east line of said Section 26, from which said noint the northeast corner of said Section 26 bears N 00° 20' 52" E 875.00 feet distant; THENCE from said POINT OF BEGINNING,, southerly along said east line, S 000 20' 52" W 4188.96 feet to a point thereon, said point being also a point on the northeast riqht-of-way line of the SOUTHERN PACIFIC RAILROAD CO. Droperty; THENCE leaving said east line, northwesterly along said northeast riqht-of-way line, N 49° 25' 25" W 4614.11 feet to a point thereon; THENCE leaving said riqht-of-way line, N 40° 34' 35" E 131.95 feet; THENCE N 400 35' 31" E 153.96 feet to a noint of curvature; THENCE northerlv alonq the arc of a tangent curve to the left, havinq a radius of 1402.00 feet and a central angle of 40° 31' 00", an arc distance of 991.42 feet; THENCE tangent to the orecedinq curve, N 000 04' 31" E 900.96 feet to a point on the north line of said Section 26; THENCE easterlv along said north line, S 89° 55' 29" E 541.24 feet to a point thereon; THENCE leaving said north line, S 70° 08' 35" E 2585.40 feet to the POINT OF BEGINNING and containing 242.6285 acres of land. SUBJECT TO and TOGETHER WITH all matters of record. C • to CD �Z � T 0Z ? 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N rt? m a m rt w H •, m a m R a '• n• m m m • cC) (D m C o m O Y• Z ro ri 7 R r rt (D D) (D 9�r)•o m �• O w :1 O N 7 GQ N 7 m A rw m m w A 7 co m n Q+ a m y n rt O h d Y• m b m n m 9- m K co 00 00 o ro x m w m n go m m a r. cr N M m m n � m 0 00 d �O n x w K CM M c0 �z rD mCO m mM: w h et m m •1 c• n s D, m O rz a y w m n w n O m en n a m rt O O O N O O m Op y O O m H Pi M.:: H ^ �• n (c w (o w n m C 9 O Y - C rt 7 m v et Oo Y Z rt m w ro n •1 (n r• E m '"• w w N m S r• r w n n a o a o m m• 7 S y • rn w O n m m 0 0 N W C d I < n m rt ` N o c w c L.A. w a a D m a m a I n c m 1 O N C n ",.� • O n m W n m m w et W w CL rD S r• R 'p •G r.,. 0 V Ox x r'• C m •a m O C m m m n m o C r• R m rt [••" rt < W m r• R Y• O m y < 0 pi y rt m m 0.C1m m m '1 w m r •1 0. E < rt m o w �� m 7 K 0 0 O y 0 r 0 Nn K o rt m o' m m m rt rt -r• d 0 O rt n S N r• m 0 0 ry K T a a m 7 ro O (a �• o m o w m m rt o a n 1 D) r. n 0-. O m .•• T m 0 m c O n rt n 0 •v m a a Y• rt m a m m 00Q R m m •< R R rt O d m lb rt ~ m o ro x m w m n go m m a r. cr N M m m n � m 0 00 d �O n x w K CM M c0 �z rD mCO m mM: • �z rn T OZ z z N m cWn m �' 0mm �v Nm N C W --I mm A N_ O O • o n a > it r w "J w > > > (D P.) C) '*7 69 w C) ; 7 N 0 � w w � r O w w 'D >: m 0 Cl 5 < r >:z:m D - N r G 'D H 0 c a r N r (D > r 0. r• (D E K rt n 0 w n L7 m- 0 t:r CL rt 0 m 0 M w V, •? W N H � Or °° V CD H t( H. Y• W. (D n n < O x rt w G * 0 N O (D r m D) ? 0 G rD w rtrt 7 O � w ^7 C 7 1 n G (D O, < fn 0, Ct rt t1 x K C) n (D M I w 0 G X i7 n G £ = m0R• w o m rt£ (D Ci �Q N b K n O w w p 0 G K> 17 w C 0 R 0 ►a O O n n •l N M 11 K > G F (D O w < w p 1 rt rt n rt CL rt w 0 �f 7 r rt w rr m G w r• O 0 w (D rt m w E w 0 rt r• r K 0 < h (7 n K O to r. O" Q 0 -• 0 a w O r• CD RN In 0 r1 m rr .^ 0 3 n n K H. K p W. O F• K L9 ::j i n 3 m (D 0 0 < N a 5 CL g (D w 0 **. 0 0 rt M 5 7 G 0 rt (D m r ^+ w 11 G ^u ty o rt n O 0 0 0 r- 0 K K < C 7 m L7 rt 0 N rt G 0 G rt 5 0 CJ (D h K n W. D rt - K •- • = 0 0 0 N n 0 0 Q m rt H. n O rt K m O •0 m G '7 G G 0 (D I CD � 0 c> K K (D :Q (D r• r1 K SZ N m o m - w K W < (D K .7 M M CJ s rt< M p N < 0 r• p 0 p r• (D 0 rt 0 w 0 M 0 0 w rn r• n 0 O < C Cl P. K R x w (D 0 rt rt (D (D 7) 0 < r• 11 E 5 CL ^� N• 3 m ! w O w 0 n 0 h A D N 1 0 rt O < n (D • 0 �Q 0 w K¢ 0 G O N• w x (<D 5 O r (D 0 R (D h tr rt 0 > rt 0 " c G r• m R I 7 r • K M m (D fD 0 (D 0 0. N z rt 0 0 n K O o K w G 0 m 3 .O K rt w f✓ 0 r• �-• 7 rt G rt 0 w (D 0 (D N 0 4 r rt w r( 0 rt o w K 0 5 o P. w m K n rt H t1 � rt (D G m x n 5 0 r• (D D G r• C K R w 7 < rt, n K rq r G SJ N < ((DD m 0 o R 0 r (D N rt n K rt P. �- r • 11 R O O rt CJ 0 (D n `< r• f1 ro n O w w O w n" 0 aw0 rtrt0 O.n (� n 0 •< G r• 0 w h G rt r w G (D r• r• W f r •' R 0 H < 0 h N (D a ? N 0 H. w 0 0 o rt�c K O r X P) n �z rn T OZ z z N m cWn m �' 0mm �v Nm N C W --I mm A N_ O O • o n a > it r w c w > > > (D P.) C) '*7 69 w C) ; H N 0 � w w � r O w w 'D >: m 0 Cl 5 < r >:z:m D - N r G 'D H 0 c a r N r (D > r 0. r• (D E K rt 0 0 w n L7 m- 0 t:r CL rt 0 m 0 M w V, •? W N H � Or °° V ° t( H. Y• W. (D n n < O x rt w G * 0 0 O (D r m D) ? 0 G rD w rtrt O O � rt rt 0 w (D O, r fn 0, Ct rt t1 fn 0 iT tf O G 0 G X < G c n w o m rt£ (D Ci �Q N b K n N p p 0 G m 0 w p CL ►a O O n p M 11 rt (D 0 O M H. 0 ? si x�i0 a m G w a o m t,•r � o K o rtrt CL 7 O w 0 G " r• In w '< o (D fD < n H. ? w < (D 0 n G N M< K w (D n O CL rt O w 0 to P. � 00 0 L7 ty o 0 G m b rt (yo rt K m ft w m w rt -0((DDNrt O rt x G O p w 0 t� 0 G CD O O Y K w G p K w n G •• 0 K n n G aNm C1 0W H' 'i O w • • C: O K (D rj K rn E 0 rt r •p rJ CS tr7 G VI (D CJ O K K w 7 .-• O. N O O N Cr R M 5 (D O r( Mr.0"¢(DrtWy 0 0 ]w o "< rt artC, Kr.n� 0•m 0ID ¢p (D <> G 0 a r•rj >J r K n rt zrtrt ,Dn N• 7 7 oowp-10 ° m007 N0- 9C 0rt aR0 K rntto p M w 0 aG n rt 0 re > p K rt (D rt tS N (D K 0 G F m (D r � f rt O N °p G N m N n H �' � 0 Mrt N co (n w (D R O Q A H• tt O N m CmJ�Q G O p K Do° K£ m 0� w n rt rt0 rt^ M r rt C Or r N rt N O r y < n a K rt �• r -n (D +-• F, n fD r CJ N m ^ r O v K w 0 rrrrt>x h <mml<Nw00 n it r w c w > > > n. �o 7r: m 0 w � • � w w � r O w w 'D >: ■ z ■ r >:z:m D - ■ : v x ■0 - rn Z - CO = ■ -o "I £ CL •9 Cn V, •? W N H Or p V t( H. Y• W. (D n • � a 0 W O (D r m D) ? rt rtrto p (D O, (n fn 0 iT tf O G 0 G X < G rt£ (D Ci �Q N b K n N M o O w O 0 w p rt ►a C1 nl K rt < Q p 0 x�i0 a N o rpt w m H p 7 P. rt pi w '< o (D o P. 0 `< r n n O 10 c � ty o ((D r• < (yo ft w m rt -0((DDNrt rt rt x G dr 0 (D F••• p w 0 (- 0 CL O to m p Q,rt0 r• H rt (D > O ti C r 0 K r a O b (<D 5 O pi C o n L F O n a rOo 0 r• �-• 7 rt G rt 0 C1 X M In 0' K (D (D 0 rt o K K H t1 � N• w G 0 G w D w < rt, n K rq r N o rt i✓ G K n rt 5 O w ro O O CJ 0 (D 't7 n" aw0 (� n 0 •< 0 (D r• r• W H < 0 h 0 H. w 0 0 o rt�c K O X tj to r• rt • rt O Vf n it r w c D Zw r - n. �o 7r: m 0 w � • � w w � r O w w 'D >: ■ z ■ r >:z:m D - ■ : v x ■0 - rn Z - CO = ■ i tD O 7z nT DZ � D D z V m A C) jn M jZ, M om N C W � o) m A O� 0 • • -s b v a 'c n v, a " u R Oc < Mc N N M 0 7 N J 7 b 3 X A 0 T A 100 ... d -��. 7 N ( gyp to 0 < b • (D 7b b o N ° A, app t0 er r' �% d �' N• S n 1w b�. N n N r* B �+• C G rr A A 's, fD fD N b eD W n b 7 J 7 O n 0 X07 b 9 N• er J G b•mx � ° b b N � �j 1• ' K G ,. N :• o rn* 100 Oz �c 7 co S � ' •Op3 fD N• n. �. 92 l r. 7 n C7• JN, T 7 G O t�D y d N �3 ono n b � � � ✓t ^ 0 '7 �npG N 7d 30 �'n o OJI < C N O D ; 0 Ot 10I 1 0fJ � 7 m 7 O ASS fD f* rr• k O 0, 7 r W 1d '" 7 0 A fD fD 3 K Ct d N VO r b b a °ap T a 1g o g_ 26le n r. O v b 7; O i �0+1 '7 m m mm O F e 1 C Ln i�orbT 0 o b fD N 710 {gyp 7 O � v 3 A N 0 0 m O m co D om z Z N O u, n m W D m ?ADD ♦ �_ vnm0 0 Z K C DDmz� N O N O m D m z -4 ■ p p L C_ t0 0 tD 1'D rD a J � tp O. N � b 16p i t0 \ / ..J a A C/)Dm. R ■ 0 V � A rD OD>: CD Z g° r. b cn r1 N O tD '1 m n 7 ' m O N i � O r N � 0 t°. K N r* � a d b 7 0. O b o r, b 2. �. < t9 ■ T CO i i m \ / ..J a C/)Dm. ■ 0 V *n v •A ..CD OD>: CD Z 2: cn —q m i Q m —< i H �o D H G to (•3 A off (D N Z O z .. 'a a r 3 w wwHa N 7 n LO 00(D (D a C1 a (D DD ��( ((D 6 r co O to A to rr a n J (D rr r n a 0 d n r• C G r• rr A N r 0 K3� r m v 2 O 2 m 3 D , CC., y jOj, Z Z D t] n • N 7 10 0' E NO a A '0 '< rt:3 O w> A ''O r M () u (D O O O OH.G r• O O O O' 0 7 7 N O O (D O O (D n rr rt rt G a n U) N r a (D rt O 5 N a rt rt n n w Ln i z C a s r r• rr rr,H. G O .7 w rr rr n Z Z r•a0, arran 0 rr• aw0 (D V(o9a �- D Z Dn A 7 F- K a 0 r• O 7 r H. A r• rn w r+ 3 V (n LnM rn m ;I (D rr (D 0• r n r tx M. b D a a rt (D a O N M H. (D r• r• G r• N w rt H. O K 1 �- N A E x h 0 rt R7 E A O N r• O E M 3 = - �C NC W rt r•a H> (D G Pl. r•n O•ro a rO•N O H a w w n O m rn m A� w '0 rr O N r (D O O r- O r 0 m O O n N rt C, (D n 0 W 0) C) rtw(DE KrtN G<Arr a 1 N n (Dwawn w (D rr n 7 K G r• =1 a E W a• N n r• O n O n a rt rt a (D O n (D ::r M a O• w A) Lo O G UI w w a NOG (Dr•awr•nr rrwr(Drw Na n ;o a rt (D M •O n< 0 a fD (D (D N M a (D rt rr (D n rr H O lr7 0' O• n 9 G (D H. (O 4 n rt N H. 7• n �< O n O r• C a w H. n r G E rr O (D < . n g < N H. a '< n (D 0• r• rt r• a G O• r 0 w a r• r rt r• a tD A n (D •O (D rr :r n rt N (D a s '0 A S S LO rt M • Zr (D w Q G (D r- (D (D (D (D r a £ n (D (D w (D a w 7 (D O r• a (D N n w (D w O rr n :3 <00 7n Nn a0Nw0"rt 'o 0) A H. M w (D (D 10 (D Cl G1 (D n —0 '< (D (D 7 %-O w O C S 0 a E 9 0) 7 4 (D (D n (D 7' I n n a N 7 7 0) O (O rt a w O (D rr (D G < n 0) w r rr a (D O•an n=rr0(D(D< a(n0wwN •<A En .'7 3 W (D (D rr (D (D N r r- A (D n A E (D G r• N a rr. • rr N n (A rr O A n (D n N n r• n r• N - n N D S E O N (D 10 (D (D r• (D < a n H r rr w r• N (D a O N w a (D M M w W. (D S r n b O (O N H. a n n r• r• (D 0 Z A 4 7 (D G r• N w a 0 (i N 7 H K N N N a M (D M a (D G rr N A N A (� ;U En r• A r• A (D a s (D w rt (D r y rt rr O O O O r• M r• rr G E rr M rr n 0 '0 rr n b y W. N N n A 3 n n 0• a r• w l< N (D rt O< n n O• g O n r• N rr N w r• O rt rt (D R rt N E 7 (D r• O (D (D M O N r•'0 O rt z• w O aarI ar•Or• (DNnw0r•< a '0rr'0 0n0(Dwrr n n n rr H O M O r r• Cl (D 0 r• d E (D n n 7 0 r• a N r• (D 00 (D rr :3 a r.<rrm- as r.•rtanr•O <a O 1 CCLL�� rH N N (D 7•,O r• (D N 7• rt rr A < r• rr O 10 7 ,'L7 3Ed \ (D G O G a rtr•rt ar•a nft O a 0) 7 \\1 M A a rr a Cl) 0 w O w n a n N a (D O O a n rr a M H N n O (D O rr a r• r• r• N (D N 7 rr < w a a (D r (D M O (D < (D r• G A r•'Ly a rr Cl S r• N 7 n rr A a (D O r a a rr N (D A w £ a (D a w a rr rr A (D rM C A r0) n rrt r• 0) r (D a a C` v a G (D O r N A r• a G G 7 rr N a a (O a H N 3 O r• 0" n rt R7 H'0 G A N O '< a rr (D O a (D n (D a 7 N O n 9 G n a rr O n (D (D rD w n 0 r• O Cn n n 7 G (D rr (D A O (D O n 0) g a s (n A A n rt w W. N a rr N rr a V 7 N< a 0) n A rrr !D n 7 (O -�O ? S rr (D rt 0 r• w G w rr 'r . r• 0) 0 O a 7 r• M a w (D (D O rr r 7 a r'0 a O r a o n r• A Lo O w rt y n G a'< w 0 (D r 1 A `<"E a s rr 9 r w n n r•N A r7r aMZ M(D A a•rt a E N O rr r O N O a r• O a a N E n a (D 7" r• O O N W. rt O m O = Z r• rt rr G w O E 0) 0 rr (D N A rr (D O S 0 a 0 La I rr S (D A rr 7 r• A rr 7' (D N V a n (D p W. r• 0 (O r• (D n 0" (D rr rr n (D t7 N (D r• O r• w rr A 0 0 O n 7' (D 0) n r• G E n N E E w N rt r• G < r• G 10 a to rt N 0' r• < r• a !y rt r• O n (D a w a s (D N 7' > M rO G rt u- rr r• w rt rr n 0 7• n to r o a n G (D N (D n rt n N? A n G• (D r• 7 N b C '0 N (D O r• r• A N. (D n A E rr E a (D a r•'0 rr O rt 0• r A rr w "< rr O (D V r• (D n n 0 r 0 A r H. rr O N M (D rr g rr (D (D ^< rr r• 10 (D N rr M G (D £ 7" w "< w w (D 3 m O O O n rs O 7 < a r rr n a M n C G a (D :3 r• w w r• r n a O N O 7 A a �< O n (D H �o D H G to (•3 A off (D N Z O z .. 'a a r 3 w wwHa N 7 n LO 00(D (D a C1 a (D DD ��( ((D 6 r co O to A to rr a n J (D rr r n a 0 d n r• C G r• rr A N r 0 K3� r m v 2 O 2 m 3 D , CC., y jOj, Z Z D t] n • - C ♦ - - ) - Ln i z m y . . �. Z Z 43Q�hlk : �- D Z Dn 00 - - - \ V/ � - - V (n LnM rn m ;I ` M - - - • D - - - M ZDrn -D �- rn Z == -_ = - �C NC W :a -• p mp: - m rn m A� - X -m /� " - - 0) C) . - • APPENDIX RECOMMENDED PLANT PALETTE TREES Accent Trees at Entries/Intersections Acacia sp. Acacia sp. ** Arizona Cypress Cypressus arizonica Arizona Ash Fraxinus vehitina Thornless Honeylocust Gleditsia triancanthos Oleander Tree Neriuun oleander stud.' Heritage Oak Quercus virginiana `Heritage' Pine sp. Pinus sp. ** Palm sp. Palmae g. sp. Parking Areas Blue Palo Verde Cercidium fZoridum* Netleaf Hackberry Celtis reticulata* Silver Dollar Gum Eucalyptus polyanthemos* Mexican Palo Verde Parkinsonia aculeata* Chilean Mesquite Prosopis chilensis* Pine sp. Pilaus sp. ** Streetscape & General Trees Acacia spp. Acacia sp. ** Blue Palo Verde Cercidium floridum* Desert Willow Chilopsis linearis* Arizona Cypress Cypressus arizonica Arizona Ash Fraxinus velutina Pecan Carya illinoinensis, many cvs. Pistache Pistacia atlantica* VIII -7 • APPENDIX PLANT PALETTE (cont.) Thornless Honeylocust Gleditsis triancanthos Oleander Tree Nerium oleander stnd. Pine sp. Pinus eldarica" Fremont Poplar Populus fremontii Mesquite sp. Prosopis sp." Mexican Elderberry Sambucus mexicana Palmae sp. Palmae g. sp. Shrubs Arizona Rosewood Vaquelinia califontica" Brittlebush Encelia farinosa' Bush Lantana Lantana camara' Catclaw Acacia Acacia greggii' Cholla Varieties Opuntia sp." Desert Hackberry Celtis pallida` Desert Spoon Dasylirion wheeleri` Fairy Duster Calliandra eriophylla' Feathery Cassia Cassia artemisiodes' Hopbush Dodonaea viscosa' Jojoba Simmondsia chinesis` Mexican Honeysuckle Justicia ghiesbreghtiana" Octollo Fouquieria splendens' Prickly Pear Opuntia sp.** Red Bird of Paradise Caesalpinia pulchenima' Yellow Bird of Paradise Caesalpinia gilliesii' Shrubby Senna Cassia wislizenii' Silvery Cassia Cassia phyllodinea' Soaptree Yucca elata' Spanish Bayonet Yucca aloifolia` Texas Ranger Leucophyllum frutescens` Woltberry Lycium berlanderi APPENDIX PLANT PALETTE (cont.) Groundcovers Baja Primrose Oenothera drummondi" Desert Marigold Baileya multiradiata' Desert Zinnia Zinnia pumila" Dwarf Coyote Bush Baccharis pihelaris" Indigo Bush Dalea greggii' Mexican Primrose Oenothera berlandieri- Paper Flower Psilostrophe cooperi' Great Basin Blue Sage Salvia donii" Lupine Lupinucs sparsifloncs' Penstemon Penstemon panyi' Sand Verbena Abronia villosa Verbena Verbena gooddingii' Burmuda grass Cynodon dacylon Myoporum Myoponcm parvifolia' Golf Grasses General Plant Palette Saguaro Caniegiea gigantea` Yucca Yucca species" Ocotillo Fouquieda splendens' Prickly pear cholla Opuntia sp." Listed on SAWARA "Low Water Use/Drought Tolerant Plant List", January, 1988. " Certain species listed on SAWARA plant list. 0 VIII -9 0 Rights -of -Way 0 0 APPENDIX VIII -10 APPENDIX Cortaro Water Users Association Letter 0 VIII -11 • • --4 to C a 0 z U T O z z D D z N ^m Ln \ , T Ln M L4Z COO r om Z` M � y Z N m 1 1 ro z Wm Z rnm A C) 01 O PO 0 D O z a -"I G') to -i C✓ (n M rD rt ca cn x w C/)w -h rt nrt O m c 1 � O: z� W O al< D (nD ac�� z Nm O N rD O .-• a m 0 w z rt T z (D n r - w Q. Lo m m LA T rD m 0,0:) a S O V + vrtrD M o a m D C. I O rt A 27 0 0 S + w rD -1 I rt 0 a N o m O w 1-• C:) 1 < C/) `o `) o mz Q z m m W N z O z D m • 3 ■ ■ 1 1 I X m 3 3 3 o C- -i m rn 2C = a rt. 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O a m O 7Ri7 nmcan m J S, mmm 77aa -a i0 O J O R 7 m ] 7b n ryC ry •c aD Rj m m J �.o�a J O, W .c.. O a R IO o . p m m m n O m N p O R R m M y D J n C 7 7 n D N 7 N O J N N F �O - mm7m O nc•W J nm �. 3 ( I O CrAJ I r M --1 M T M A REPORT PREPARED FOR Peter Doerken Properties, Inc. 11835 Olympic Boulevard Suite 975 West Los Angeles, California 90064 GEOTECHNICAL REPORT LA MIRAGE ESTATES MARANA, ARIZONA GRC Project Number: 4327 Kenneth Karaba, R.G. Regional Manager 14623 ERIC Slil-YIU O NG yfiaN� Eric Ng, P.E. S, Principal Engineer ' GRC Consultants, Inc. 2015 North Forbes Boulevard Suite 105 Tucson, Arizona 85745 (602) 624-3877 March 8, 1994 TABLE OF CONTENTS Page 1.0 INTRODUCTION 1 2.0 SUMMARY OF SITE CONDITIONS AND 2 PROPOSED DEVELOPMENT 2.1 Existing Site Conditions 2 2.2 Proposed Development 2 3.0 FIELD AND LABORATORY INVESTIGATIONS 4 3.1 Subsurface Investigation 4 3.2 Laboratory Testing 4 4.0 SUMMARY OF SOIL CONDITIONS 5 4.1 Soil Conditions 5 4.2 Ground Water 6 5.0 DISCUSSIONS AND CONCLUSIONS 7 6.0 RECOMMENDATIONS 9 6.1 Site Preparation 9 6.2 Compacted Fills 9 6.3 Foundations 10 6.4 Slabs -on -Grade 11 6.5 Surface Drainage And Erosion Control 12 6.6 Pavement Design - Lots 1 Through 20 13 6.7 Flood Control Dike 15 6.8 Construction Observation 16 7.0 CLOSURE 18 Figure 1 Site Plan Appendix A Boring Logs And Field Density Data Figures A-1 through A-10 Boring Logs Figure A-11 Field Density Test Summary Appendix B Sampling and Testing Procedures Figure B-1 Explanation of Soil Classification and Test Data Appendix C Laboratory Test Results Figure C-1 Particle Size Analyses Figure C-2 Compression And Expansion Tests Figure C-3 Proctor Test Results Appendix D Recommended General Earthwork and Grading Specifications DISTRIBUTION (1) copy DJA Engineering Corporation Attention: Mr. Jerry Jones (1) copy Peter Doerken Properties, Inc. Attention: Mr. Peter Doerken KK: EN: wp 1.0 INTRODUCTION This report presents the results of a geotechnical investigation performed by Geo/Resource Consultants, Inc., (GRC) for the proposed Peter Doerken Estates development located in Marana, Arizona. The location of the site is shown on the Location Plan, Inset, Figure 1. Information about the project was obtained by 1) reviewing a Proposed Master Plan prepared by Gene Anderson, Civil Engineer, dated October 1993, titled "Proposed Master Plan, La Mirage Estates"; 2) Reviewing a tentative plat for a portion of the property prepared by Gene Anderson, Civil Engineer, undated, titled "Peter Doerken Estates Lots 1 - 2011, and a tentative plat for a portion of the property prepared by DJA Engineering Corporation and ICON Consultants USA, Inc.; and 3) discussing the project with Mr. Gene Anderson, and Mr. Jerry Jones of DJA Engineering Corporation. The purpose of our investigation was to explore subsurface ' conditions at the project site and develop conclusions and recommendations regarding the following: 1) site preparation and grading; 2) the most appropriate foundation type; 3) design criteria for the recommended foundation type; ' 4) estimates of foundation settlement; 5) subgrade preparation for concrete slabs; 6) pavement section design (for lots 1-18 and 409-449); and ' 7) drainage considerations. 1 GRC Project Number: 4327 March 8, 1994 Page 2 of 18 2.0 SUMMARY OF SITE CONDITIONS AND PROPOSED DEVELOPMENT 2.1 Existing Site Conditions La Mirage Estates is situated on approximately 135 acres of land currently used as agricultural crop land. The site is located east of Interstate Highway 10 and adjacent to the south of Grier Road in Marana, Arizona. The site is surrounded on all sides by vacant land except to the west were the site lies adjacent to the existing Adonis mobile home park. The site has been leveled and terraced for agricultural use. A relatively low profile, soil berm or dike is located along the northern edge of the site. At the time of our field investigation, portions of the site were planted with cotton and other portions appeared to have been recently harvested. The ground surface elevation at the site ranges from approximately ' 2,003 feet above sea level near the western side of the site to about 2,009 feet above sea level near the eastern side of the site. 2.2 Proposed Development La Mirage Estates development will include construction of approximately 568 mobile home lots with infrastructure that will ' include asphaltic concrete -paved access roadways and an improved perimeter flood control dike. The site will be developed in two phases beginning with 59, 8,000 - square foot lots on approximately 24 acres of land located on the ' western portion of the property (See Figure 1). The phase I development will include approximately 1,400 linear feet of paved access roadway. i PHASE 1 (59 LOTS) NORTH NOT TO SCALE EXPLANATION ---- PROPERTY BOUNDARY (APPROX.) 91 APPROXIMATE BORING LOCATION �i- WITH NUMBER DESIGNATION B APPROX. IN—PLACE FIELD DENSITY TEST LOCATION WITH LETTER DESIGNATION REF: Preliminary Plans prepared by Gene Anderson, Civil Engineer, undated. SITE PLAN GRC Project Number: 4327 March 8, 1994 Page 3 of 18 Based on our conversations with Mr. Gene Anderson, Civil Engineer ' for the project, we understand that the Office Of Manufactured Housing requires that all mobile homes are to be founded on two - foot long by two -foot wide by four -inch deep concrete footings that are spaced six feet apart under the entire length and width of the ' unit. According to Mr. Anderson, structural loads would be on the order of 300 pounds per square foot. ' The development for the remaining approximately 91 acres (phase II) is anticipated to be similar to phase I, however, the development ' plans have not been completed at this time. III 1 1 GRC Project Number: 4327 March 8, 1994 Page 4 of 18 3.0 FIELD AND LABORATORY INVESTIGATIONS 3.1 Subsurface Investigation 1 We explored subsurface soil conditions at the site by drilling seven exploratory borings about 16 to 16.5 feet deep, one boring about 21.5 feet deep, and two borings about five feet deep. The borings were excavated using truck -mounted, hollow stem auger ' drilling equipment. We also conducted 2 in-place field density tests along the existing dike. The in-place field densities were measured using sand cone equipment according to ASTM D1556 test ' methods. ' The borings were continuously logged by our field engineer, who collected representative undisturbed and bulk samples of the soil ' encountered for further classification and testing. The approximate locations of the borings and in-place field density ' tests are shown on the Site Plan, Figure I. The boring logs and a field density test summary are presented as Appendix A. The sampling, testing procedures and method of soil classification are ' presented as Appendix B. 3.2 Laboratory Testing Samples of soil encountered in the exploratory borings were ' delivered to Horizon Laboratories, Inc., in Tucson, Arizona, for further testing. The percentage of material passing the #200 ' sieve, Atterberg limits, moisture and density, sieve analysis, maximum dry density, optimum moisture content, expansion and compression tests were performed on representative samples selected ' for analysis by GRC. The results of the laboratory tests are presented in Appendix C and on the boring logs in Appendix A. ' GRC Project Number: 4327 March 8, 1994 Page 5 of 18 4.0 SUMMARY OF SOIL CONDITIONS 4.1 Soil Conditions Based on a review of Surficial Geologic Maps Of The Tucson Metropolitan Area - Marana Quadrangle, Arizona Geological Survey Open -File Report 88-18 (Mary Anne McKittrick, 1988), the site lies on alluvial deposits of the youngest and lowest of the Santa Cruz River terraces. This river terrace would be expected to contain fine-grained floodplain soils. Subsurface information obtained from the test borings drilled for this investigation indicates that the site is blanketed by alluvial soil deposits that correlate well with the Arizona Geological Survey Open -File Report. The alluvial soil generally includes deposits of sandy silty clay, underlain by deposits of sand that contain varying amounts of clay and gravel. The information obtained from this investigation indicates that ' sandy silty clay soil was evident at the ground surface and extended to depths of between about 8 and 18 feet below the ground ' surface (bgs). The sandy silty clay soil deposits, typically brown to dark brown in color, were generally underlain to the depth of ' our investigation by light brown sand and clayey sand with varying amounts gravel. ' Brown To Dark Brown Sandy silty Clay Brown to dark brown sandy silty clay was encountered in each boring ' at the ground surface to depths of between 8.0 and 18 feet bgs. The sandy silty clay is generally medium stiff but ranges from soft ' to stiff and has a low to medium plasticity. The sandy silty clay soil, in-situ, is slightly compressible under anticipated GRC Project Number: 4327 March 8, 1994 Page 6 of 18 foundation loads and the same soil has ..a slight to moderate potential for expansion upon wetting under anticipated slabs -on - grade and foundation loads. Brown Sand And Clayey Sand The brown sand and clayey sand soils that underlie the sandy silty clay have a low potential for expansion or compression under anticipated foundation loads. The clayey sand and sand soils are generally medium dense and occasionally loose, are not cemented, and have low plasticity or are non -plastic. 4.2 Ground Water No free ground water or seepage was encountered in the test borings or test pits for this investigation. 7 L GRC Project Number: 4327 ' March 8, 1994 Page 7 of 18 5.0 DISCUSSIONS AND CONCLUSIONS Based on the results of our investigation, we conclude that the ' proposed development is feasible from a geotechnical standpoint. The mobile homes can be properly supported on the shallow concrete ' footing foundation system described in Section 2.2 bearing on properly compacted fill. The main geotechnical concern regarding development is the presence of surface and near surface slightly to moderately plastic sandy silty clay soil that has the potential to be slightly compressible under anticipated structural loads, and slightly to moderately expansive under slabs -on -grade and foundation loads when wetted. If the moisture content of the sandy silty clay is allowed to significantly increase under slabs -on -grade, or footings, the footings and slabs -on -grade could be forced upward cracking the slabs and potentially causing damage to the mobile home units. To reduce the potential for damage that could occur due to expansive sandy silty clay soil, and due to the consistency of the soil conditions across the site, areas .beneath all slabs and footings should be overexcavated a minimum of 12 inches below the bottom of the slabs and footings, and replaced with properly compacted, non -expansive soil. Slightly to moderately expansive native sandy silty clay soil should not be used as compacted fill under slabs and footings unless the expansion potential of the clayey sand can be reduced by 1) blending the sandy silty clay with non -expansive soil; or 2) placing and compacting the sandy silty clay soil to between about 90 to 95 percent relative compaction and at approximately 2 to 4 percent above the optimum moisture content of the material. ' GRC Project Number: 4327 March 8, 1994 Page 8 of 18 Compressible soils are unsaturated soils that undergo a volume loss ' with additional loading or upon wetting with additional loading. Structures bearing on compressible could experience excessive ' settlement and structural distress. potentially compressible soil under the mobile home foundation system should be overexcavated 12 t inches below the bottom of the footings and replaced with properly compacted fill in accordance with the grading recommendations presented in the grading section of this report. If the site is properly prepared according to our recommendations, ' foundation settlements are expected to be less than 1 inch for foundations designed and constructed as described below. ' Differential settlements between similarly loaded footings would be expected to be on the order of one-half of the total estimated ' settlements. Although reduced, the potential for movement due to settlement or expansion of the bearing soils may not be eliminated, and accordingly, the need to periodically re -level the mobile home ' units, over both the sort and long term, should be anticipated. ' GRC Project Number: March 8, 1994 Page 9 of 18 4327 6.0 RECOMMENDATIONS 6.1 Site Preparation Existing vegetation should be stripped from the areas to be graded and removed from the site. Slightly to moderately compressible or expansive sandy silty clay soil in slabs -on - grade and building foundation areas, should be excavated a minimum of 12 inches below the bottom of the slabs and footings, as previously discussed. The subgrade in areas to receive fill, including, over -excavated areas, should be scarified six to eight inches deep, moisture conditioned to between about 2 to 4 percent above the material's optimum moisture content, and compacted to between about 90 and 95 percent relative compaction. Relative compaction refers every where in this report to the in-place dry density of a soil expressed as a percentage of the maximum dry density of the same soil as determined by the ASTM D698-78 test procedure (Standard Proctor). Weak or unstable concrete slab or foundation subgrade soil should be further overexcavated prior to frill placement. In any areas where fill is to be placed on ground surfaces with slopes steeper than 5:1 (horizontal:vertical), the ground should be stepped or benched as described in Appendix D. Benches should not exceed two feet in height. All grading should be performed according to our guideline specifications for General Earthwork and Grading (Appendix D) except as modified in the text of this report. 6.2 Compacted Fills ' On-site soils, essentially cleaned of organic material and debris, are suitable for use as compacted fill if material 1 ' GRC Project Number: 4327 March 8, 1994 Page 10 of 18 larger than eight inches in maximum dimension is removed prior to compaction. on-site slightly to moderately expansive soil used as fill in areas that will support concrete slabs -on - grade and footings should be moisture conditioned to between about 2 and 4 percent above the material's optimum moisture content, and compacted to between about 90 and 95 percent of ASTM D698-78 (Standard Proctor). Fill placed in areas excluding concrete slabs -on -grade and foundation system areas, and including the proposed flood control dike, should be placed in thin layers, moisture conditioned to near or above optimum moisture content of the material, and compacted to at least 95 percent relative compaction according to the ASTM D698-78 laboratory test procedures. Fill should be placed in uniform layers with thicknesses not exceeding eight inches (loose). Each fill layer should be placed in accordance with the earthwork recommendations in Appendix D prior to placement of subsequent layers. A geotechnical engineer should observe the preparation and placement of sandy silty clay fill and determine the required moisture content in the field. During grading, if fill is to be imported, the fill should be checked for suitability by the geotechnical engineer prior to placement. 6.3 Foundations After site preparation as recommended, the use of a shallow concrete footing foundation system, as described in Section 2.2, is feasible. All footings should bear on a minimum of 12 inches of properly prepared and compacted fill placed on a GRC Project Number: 4327 March 8, 1994 Page 11 of 18 properly prepared and compacted subgrade as described in ' Section 6.2. The compacted fill should extend at least 5 feet beyond the building perimeter. Soil exposed by footing excavations should be free of loose slough or other deleterious material and be properly moistened prior to placing concrete. The footings should be at least 4 inches deep and 2 feet square. The depth of the footings should be measured from the lowest adjacent final grade. The exterior edge of any unit's foundation footing system adjacent to descending slopes should be set back a minimum of five feet from the slope face. The footings should contain sufficient reinforcing steel to minimize the potential for cracking due to temperature and shrinkage stresses. Footing reinforcement should be designed by the structural engineer. A maximum allowable bearing value of 500 pounds per square foot (psf) may be used for footings designed and constructed in this manner. This value may not be increased to include the effect of transient loads such as those imposed by wind or seismic forces. Resistance to lateral loads and transient forces such as upward wind forces, should be established by._properly anchoring the mobile home units to the ground using concrete anchor piers or equivalent. 6.4 Slabs -on -Grade Areas where concrete Slabs -on -grade expose sandy silty clay should be overexcavated to 12 inches below the bottom of the slabs and the material should be replaced with properly compacted soil. Soft or weak areas should be further overexcavated and replaced with properly compacted soil. The L7 ' GRC Project Number: 4327 March 8, 1994 Page 12 of 18 finished subgrade surface should be smooth and non -yielding. ' Slab subgrades should be properly moistened prior to concrete placement. A capillary moisture break and vapor barrier should be provided in any areas where moisture penetration through the floor slabs would be undesirable. Capillary moisture barriers normally consist of at least 4 -inches of clean 3/4 -inch crushed rock or gravel, a vapor barrier membrane (such as a 6 mil polyethylene sheet) and about two inches of sand as protection against puncturing the vapor barrier during construction. The capillary moisture barrier should be evaluated by the designer of the floor slab covering prior to construction. To reduce the separation of cracks caused by shrinkage or temperature stresses, adequate slab reinforcement (such as No. 3 bars 18 inches on center in both directions or 6" x 6" - 10/10 WWF wire mesh) should be utilized. Slab reinforcement should be designed by the structural engineer. 6.5 Surface Drainage And Erosion Control Surface drainage should be directed and maintained away from the foundations toward the streets or approved drainage devices. Ponding of water adjacent to foundation or building areas should not be allowed. Planters and landscape areas adjacent to building perimeters should be designed to minimize infiltration into the foundation soils. Graded slopes should be planted as soon as practical after construction to reduce the erosion potential of the sandy soils. Surface water run- off at the top of cut and fill slopes should be controlled by interceptor drains and channeled into drainage ditches to GRC Project Number: 4327 March 8, 1994 Page 13 of 18 prevent ponding and erosion gullies. An additional erosion control that could be used is to place a geotextile fabric covered with landscape rock over cut and fill slopes. ' Near surface soil samples were tested to determine the plasticity and percent passing the number 200 sieve. The test results are presented on the boring logs in Appendix A according to the key to test data, Appendix B, Figure B-1. The near surface soil encountered along the proposed roadway alignment included medium stiff, low to medium plastic sandy silty clay. The clay content varied between 60 and 86 percent by weight. CRC's pavement section recommendations are based on 1) The test results for soil samples collected from test borings as discussed above; 2) traffic loadings in the form of twenty- year -projected 18 -kip equivalent axle load applications calculated by GRC from average daily traffic (ADT) information provided by Mr. Gene Anderson, project civil engineer; 3) reviewing Pima County Department of Transportation (PCDOT) flexible pavement design guidelines; and 5) reviewing Arizona 6.6 Pavement Design - Access Road For Lots 1 Through 59 Approximately 1,400 linear feet of roadway will be constructed ' to provide access for the 59 -lot phase I development. We explored the soil conditions along the proposed roadways by placing four test borings along the proposed alignments. The approximate locations of the test borings are shown on the site plan, figure 1. ' Near surface soil samples were tested to determine the plasticity and percent passing the number 200 sieve. The test results are presented on the boring logs in Appendix A according to the key to test data, Appendix B, Figure B-1. The near surface soil encountered along the proposed roadway alignment included medium stiff, low to medium plastic sandy silty clay. The clay content varied between 60 and 86 percent by weight. CRC's pavement section recommendations are based on 1) The test results for soil samples collected from test borings as discussed above; 2) traffic loadings in the form of twenty- year -projected 18 -kip equivalent axle load applications calculated by GRC from average daily traffic (ADT) information provided by Mr. Gene Anderson, project civil engineer; 3) reviewing Pima County Department of Transportation (PCDOT) flexible pavement design guidelines; and 5) reviewing Arizona ' GRC Project Number: 4327 March 8, 1994 Page 14 of 18 Department of Transportation (ADOT) flexible pavement design ' guidelines (ADOT Preliminary Engineering and Design Manual, 2nd and 3rd Editions). According to GRC's ' 11,315. Based on referenced pavemen ' life, GRC recon alternatives: calculations, the EAL for the project is this EAL, the test results, and the above design guidelines for a 20 -year design nends the following pavement section ' Asphaltic Aggregate Base Corresponding Concrete Course Structural (inches) (inches) Number ' 2 10 2.20 3 7 2.18 These pavement section alternatives were designed so the ' structural number was equal to, or exceeded 2.18. We judge that 2.18 is an appropriate weighted structural number for a pavement section bearing on the soil along the proposed roadway alignment and supporting the projected traffic loadings over a 20 -year service life. The upper eight inches of pavement section subgrade should be moisture conditioned to between the optimum and 2 percent over the optimum moisture content of the material and compacted to a minimum of 95 percent relative compaction. Any soft, weak, or otherwise unstable areas should be over -excavated and replaced with properly compacted fill. The subgrade should be smooth and non -yielding prior to placement of the pavement section. Aggregate base course conforming to PCDOT standard specifications should be placed on the properly prepared GRC Project Number: 4327 March 8, 1994 Page 15 of 18 subgrade, moisture conditioned and compacted to a minimum of 100 percent relative compaction according to ASTM D698-78 procedures. Due to the thickness of the pavement section, the aggregate base course should be placed and compacted in layers not exceeding 5 inches thick. 6.7 Flood Control Dike An existing soil embankment is located along the northern perimeter of the site. The dike is currently about two to three feet high and GRC understands that flood control requirements will make it necessary to improve the dike either by adding to the height of the existing embankment or replacing it. GRC performed two in-place field density tests in the dike. The approximate locations of the two tests are shown on the Site Plan, Figure 1. The test results are summarized in Appendix A. To determine the maximum dry density of the embankment soil, a representative sample was tested according to ASTM D698-78 (Standard Proctor) procedures. The test results are presented in Appendix C. The dike material appeared consistent with the soil encountered by the ten test borings drilled for this geotechnical investigation report. The in-place field density test results indicated that the existing dike soil has a relative density that varies between 88 and 84 percent. Based on the variable density and apparent under -compaction of the existing embankment soil, GRC recommends that the dike should be removed and replaced with a new dike structure. If the new dike is to be constructed using fill soil, the soil ' GRC Project Number: 4327 March 8, 1994 Page 16 of 18 should be placed and compacted in thin lifts according to the ' recommendations presented in Section 6.2. The fill should be keyed into native soil and constructed with slopes that have ' an overall slope inclination no steeper than 2:1 (horizontal:vertical). The embankment slopes should either be grid -rolled or excavated back to well -compacted material. Immediately after construction of the dike, the slopes should be planted with drought resistant vegetation or otherwise ' protected from erosion. Further erosion protection such as rip -rap may be required. 6.8 Construction Observation ' The recommendations provided in this report are based on preliminary design information and subsurface conditions ' obtained from the exploratory borings at the site. Geotechnical observation during construction is a continuation of the geotechnical investigation and not a separate unique ' function. Field review during site grading allows for evaluation of the exposed soil conditions and confirmation or revision of the assumptions and extrapolations made in formulating.the design parameters and recommendations. If an engineering firm other than GRC Consultants is contracted to act as soil engineer during construction, they should notify ' the owner, project designers, the appropriate regulatory agencies, and this office that they have assumed responsibility for all phases (design and construction) of the project within the purview of the geotechnical engineer. Notification should indicate they have reviewed this report ' and any subsequent addenda and either agree with the conclusions and recommendations or will provide new recommendations. Final project drawings should be reviewed by the geotechnical engineer before grading to ensure that the GRC Project Number: 4327 March 8, 1994 Page 17 of 18 recommendations provided in this report are incorporated in the project plan. Construction should be observed by the geotechnical engineer at the following stages: o Upon completion of clearing and during excavation of building and pavement areas. o During all stages of grading and earthwork operations including overexcavation, scarification and recompaction, original ground preparation, fill placement and utility trench backfill placement. o Upon completion of foundation excavation and slab -on - grade preparation. o Before paving or other construction over fill and backfill. o When any unusual soil conditions are encountered during construction. A final report should be prepared upon completion of construction, summarizing the compliance with the recommendations of this report and geotechnical observations during the grading work. ' GRC Project Number: 4327 March 8, 1994 Page 18 of 18 7.0 CLOSURE The findings and recommendations of this report were prepared ' according to generally accepted professional engineering principles and practice. These services have been performed with the care and ' skill ordinarily exercised by members of the profession practicing under similar conditions at the same time, and in the same or a similar locality. We make no other warranty either expressed or implied. The findings and recommendations are based on the results of the field and laboratory investigations, combined with an ' interpolation and extrapolation of soil conditions between and beyond the boring locations. If conditions encountered during ' construction appear to be different from those indicated in this report, this office should be notified. ' The recommendations and conclusions contained in this report were developed based on very specific development plans that were limited to the construction of mobile home lots. This office should be notified if development plans are modified. The pavement design recommendations presented in this report are specific to the proposed phase I (lots 1 - 59) access roadway. Pavement design ' recommendations for phase II roadways will require additional investigation once the alignments and loadings have been established. If you have any questions regarding our report, please do not ' hesitate to contact this office. We appreciate this opportunity to be of service. APPENDIX A I Figures A-1 through A-10 Boring Logs Figures A-11 Field Density Test Summary r 17 13 5 • Brown Clayey Sand (SC), • • • moist, loose, fine grained . ' • 12 5 102 10 • 7 15 20 Bottom of boring at 16.5 feet. No free water encountered. * Elevation Approximate. GRC Consultants, Inc. LOQ OF BOEINGFIGURE ~� BRANC0ONSULTANTS. INC. H OF `cE0 = 11 wmMsnM GEOTECHNICAL REPORT&aa►rEsir�n La Mirage Estates A-1 Job No 4327 A r �- Date 11 /5/93 Marana, Arizona o v "a v LOG OF BORING 1 E o v tL o Equipment 7" Hollow Stem Auger N Z ' a•'= t a Elevation 2007 * Date 10/28/93 Laboratoryc o a 'o o C v° CL Analysis of m cn M 0 0 0 aai 00 cn 0 60% passing the 7 13 89 111177,Brown Sandy Silty Clay (CL), #200 sieve moist, medium stiff LL: 23 PL: 10 PI: 13 13 5 • Brown Clayey Sand (SC), • • • moist, loose, fine grained . ' • 12 5 102 10 • 7 15 20 Bottom of boring at 16.5 feet. No free water encountered. * Elevation Approximate. GRC Consultants, Inc. LOQ OF BOEINGFIGURE ~� BRANC0ONSULTANTS. INC. H OF `cE0 = 11 wmMsnM GEOTECHNICAL REPORT&aa►rEsir�n La Mirage Estates A-1 Job No 4327 A r �- Date 11 /5/93 Marana, Arizona Laboratory Analysis 75% passing the #200 sieve LL: 34 PL: 20 PI: 14 Compression OL v O 0 O v mai ++ C J (/) ? C v 4) V v, rn3 Z CL C o c �c a c iE N M U 0 N0 00 0 (n 0 5 7 1 1 20 1 102 10 5 10 15 20 LOG OF BORING 2 Equipment 7" Hollow Stem Auger Elevation 2003 * Date 10/28/9 Dark Brown Sandy Silty Clay (CL), moist, medium stiff Light Brown Sand (SP), moist, loose, fine to medium grained Medium dense at 15.0 feet Bottom of boring at 16.5 feet. No free water encountered. * Elevation Approximate. A41W GRC C rmItants, Inc. LOQ OF BQFM FIGURE &VXCH OF _� /EO °°"S"TA"S' '"� GEOTECHNICAL REPORT A-2 Er1 TAL SCIEN7A W►IER ALLS 7ESMW v,/ La Mirage Estates Job N04327 A r� Date 11 /5/93 1 Marana, Arizona Laboratory Analysis SA -38% passing the #200 sieve ire 4 5 LOG OF BORING 3 Equipment 7" Hollow Stem Auger Elevation 2007 * Date 10/28/9 Brown Sandy Silty Clay (CL), moist, soft Medium stiff at 5.0 feet Brown Clayey Sand (SC), moist, • loose, fine grained 4 10 •�• 15•, • Medium dense at 15.0 feet . • 15 25 84 Bottom of boring at 16.0 feet. No free water encountered. c *Elevation Approximate. GRC Consultants, Inc. LOQ OF BOHNQ FIGURE ~� ��o ICONSULTANTS, '"�a//C►� GEOTECHNICAL REPORT A-3 ENVIRONMENTAL SCIENTISTS/MATERIALS TESTING //// La Mirage Estates Job No 4327 A r� Date 11 Z5Z93 Marana, Arizona v Q v ' v V +�+ O 0 o E O a n (a M Za0+ N -r- d -C CL �m N 0 00 0V) (D ire 4 5 LOG OF BORING 3 Equipment 7" Hollow Stem Auger Elevation 2007 * Date 10/28/9 Brown Sandy Silty Clay (CL), moist, soft Medium stiff at 5.0 feet Brown Clayey Sand (SC), moist, • loose, fine grained 4 10 •�• 15•, • Medium dense at 15.0 feet . • 15 25 84 Bottom of boring at 16.0 feet. No free water encountered. c *Elevation Approximate. GRC Consultants, Inc. LOQ OF BOHNQ FIGURE ~� ��o ICONSULTANTS, '"�a//C►� GEOTECHNICAL REPORT A-3 ENVIRONMENTAL SCIENTISTS/MATERIALS TESTING //// La Mirage Estates Job No 4327 A r� Date 11 Z5Z93 Marana, Arizona Laboratory Anolvsis Compression 11 N 6 18 22 1 93 23 1 92 5 10 15 20 LOG OF BORING 4 Equipment 7" Hollow Stem Auger Elevation 2005 * Date 10/28/9 Dark Brown Sandy Silty Clay (CL), moist, medium stiff Brown Sand With Clay (SP -SC) and Gravel, Moist. medium dense, fine to medium grained • Bottom of boring at 16.5 feet. No free water encountered. *Elevation Approximate. i46W GRC Consultants, Inc. LOG OF BORING FIGURE ~� OF °ES G1 �' GEOTECHNICAL REPORT A-4 � MMMO La Mirage Estates Job No 4327 A r w1`" Date 11 X5/93 Marana, Arizona 5 E o o Z :3 y ++M ++ t d E t c c a irm N M0 o0 Dorm 11 N 6 18 22 1 93 23 1 92 5 10 15 20 LOG OF BORING 4 Equipment 7" Hollow Stem Auger Elevation 2005 * Date 10/28/9 Dark Brown Sandy Silty Clay (CL), moist, medium stiff Brown Sand With Clay (SP -SC) and Gravel, Moist. medium dense, fine to medium grained • Bottom of boring at 16.5 feet. No free water encountered. *Elevation Approximate. i46W GRC Consultants, Inc. LOG OF BORING FIGURE ~� OF °ES G1 �' GEOTECHNICAL REPORT A-4 � MMMO La Mirage Estates Job No 4327 A r w1`" Date 11 X5/93 Marana, Arizona 5 Swell I 12 I 120 1 106 I 5 LOG OF BORING 5 Equipment 7" Hollow Stem Auger Elevation 2007 * Date 10 28/931 Dark Brown Sandy Silty Clay (CL), moist, medium stiff LL: 34 10 PL: 20 7 PI: 14 • • . Light Brown Sand (SP), moist, medium dense, fine to medium grained 15 • 15 • • • Bottom of boring at 16.0 feet. No free water encountered. 20 * Elevation Approximate. A41w GRC Coma tants, Inc. LOG OF BOA FIGURE ~� BR"'°' OF `°o T""�' "'� WSr GEOTERS CHNICAL REPORT !!// La Mirage Estates [Job No 4327 A r_-&' Date 11 /5/93 Marana, Arizona v a :3b o O 0 . i v it C J c N Laboratory�' o Z o d L CL Analysis m a cn o :2 U > a 00 C o 0V) 0 5 Swell I 12 I 120 1 106 I 5 LOG OF BORING 5 Equipment 7" Hollow Stem Auger Elevation 2007 * Date 10 28/931 Dark Brown Sandy Silty Clay (CL), moist, medium stiff LL: 34 10 PL: 20 7 PI: 14 • • . Light Brown Sand (SP), moist, medium dense, fine to medium grained 15 • 15 • • • Bottom of boring at 16.0 feet. No free water encountered. 20 * Elevation Approximate. A41w GRC Coma tants, Inc. LOG OF BOA FIGURE ~� BR"'°' OF `°o T""�' "'� WSr GEOTERS CHNICAL REPORT !!// La Mirage Estates [Job No 4327 A r_-&' Date 11 /5/93 Marana, Arizona Laboratory Analvsis 57% passing the #200 sieve LL: 25 PL: 16 PI: 9 13 E 14 1 75 LOG OF BORING 6 Equipment 7" Hollow Stem Auger Elevation 2004 * Date 10/28/9 Brown Sandy Silty Clay (CL), moist, stiff 6 I I 15 41/1 Medium dense at 5.0 feet 15 12 1 104 I 10 15 20 7. Brown Sand (SP) With Gravel, • moist, medium dense, fine to • medium grained • Bottom of boring at 16.5 feet. No free water encountered. *Elevation Approximate. GRC Consultants, Inc. LOCA OF BORING FIGURE GEoM E '� GEOTECHNICAL REPORT A-6 arvio�irN. saornsrs/�u�Ks �Esnnc La Mirage Estates [Job NO_1327& & Date 11 /5/93 Marana, Arizona v E O v v n w C J (nom j C v m U cn Z r +�, ++ E t d C 0 >. c a 11 v x N 2U oo Ca V)T1 13 E 14 1 75 LOG OF BORING 6 Equipment 7" Hollow Stem Auger Elevation 2004 * Date 10/28/9 Brown Sandy Silty Clay (CL), moist, stiff 6 I I 15 41/1 Medium dense at 5.0 feet 15 12 1 104 I 10 15 20 7. Brown Sand (SP) With Gravel, • moist, medium dense, fine to • medium grained • Bottom of boring at 16.5 feet. No free water encountered. *Elevation Approximate. GRC Consultants, Inc. LOCA OF BORING FIGURE GEoM E '� GEOTECHNICAL REPORT A-6 arvio�irN. saornsrs/�u�Ks �Esnnc La Mirage Estates [Job NO_1327& & Date 11 /5/93 Marana, Arizona n o c ° LOG OF BORING 7 cE 0 n i m a Equipment 7" Hollow Stem Auger Elevation 2009 * Date 10/28/9 Laboratory C' o o o ` m C c c Analysis ii in N v 2(-)F o 0 a0 N cD Dark Brown Sandy Silty Clay (CL), moist, medium stiff 11 13 84 5 Soft below 5.0 feet 4 5 25 91 10 15 Light Brown Gravelly Sand (SP), • moist, medium dense, fine to • coarse grained 20•' • Bottom of boring at 21.5 feet. 15 •' • No free water encountered. • , • * Elevation Approximate. GRC Consultants, Inc. LOQ OF BORM FIGURE ~�°F �a�T""'� "� GEOTECHNICAL REPORT A_� T� '� UALS 7 La Mirage Estates Job No 4327 A r� Date 11 /5/93 1 Marana, Arizona Laboratory Analvsis Compression 32% passing the #200 sieve 13 memSKII 24 1 N 5 10 15 20 LOG OF BORING 8 Equipment 7" Hollow Stem Auger Elevation 2009 * Dote 10/28/9 Brown Sandy Silty Clay (CL) moist, stiff Medium stiff at 5.0 feet Soft at 10.0 feet Brown Clayey Sand (SC), moist, medium) dense, fine to coarse-grained Bottom of boring at 16.0 feet. No free water encountered. *Elevation Approximate. GRC commaMe, Inc. LOG OF BORM FIGURE " OF °E°�/1pE0yN� Q4- °°"S`"T""'�' "�` GEOTECHNICAL REPORT A_8 UL�SG1EN7= W1 � TESVQ La Mirage Estates Job N04327 A r� Date 11 /5/93 1 Marana, Arizona v dam' 7 U CA O E O i v v c J (nomC T v U Z CL C oT it m i U 6 (n C7 .66 0 -TTr-,r 13 memSKII 24 1 N 5 10 15 20 LOG OF BORING 8 Equipment 7" Hollow Stem Auger Elevation 2009 * Dote 10/28/9 Brown Sandy Silty Clay (CL) moist, stiff Medium stiff at 5.0 feet Soft at 10.0 feet Brown Clayey Sand (SC), moist, medium) dense, fine to coarse-grained Bottom of boring at 16.0 feet. No free water encountered. *Elevation Approximate. GRC commaMe, Inc. LOG OF BORM FIGURE " OF °E°�/1pE0yN� Q4- °°"S`"T""'�' "�` GEOTECHNICAL REPORT A_8 UL�SG1EN7= W1 � TESVQ La Mirage Estates Job N04327 A r� Date 11 /5/93 1 Marana, Arizona v i -#. o O v v mai C J O 4) I->% .• z :3v v g Laborator v' 3 �- �' c c a E v Analysis y m N v o o C30 cn 0 68% passing the #200 sieve LL: 24 PL: 16 PI: 8 fz 5 flut 15 20 LOG OF BORING 9 Equipment 7" Hollow Stem Auger Elevation 2004* Date 10/28/9 Dark Brown Sandy Silty Clay (CL) moist Bottom of boring at 5.0 feet. No free water encountered. *Elevation Approximate. Ad%W GRC Consultants, Inc. LOG OF BORING FIGURE A+or a"CH OF //GCO INC.GEOTECHNICAL REPORT A-9 EN�01�4�TAL SCIENTiSTS/11ATEPoALS TESTING La Mirage Estates Job No 4327 A r–&,—Date11/5/93 Marana, Arizona a `J n :: o E0 > (n � �4) C T v y U Z LaboratoryC' o a o o v CL o Analysis m U cc 00N 0 86% passing the #200 sieve LL: 42 PL: 21 PI: 21 IF/ 5 10 15 20 LOG OF BORING 10 Equipment 7" Hollow Stem Auger Elevation 2004* Date 10/28/9 Dark Brown Sandy Silty Clay (CL) moist Bottom of boring at 5.0 feet. No free water encountered. *Elevation Approximate. A40W WC Co Rants, Inc. LOG OF POEM FIGURE & WaF G5M T""�' "'� GEOTECHNICAL REPORT A_0 orv�arn�irA saa+nsTs�iu"=Ls �snHc La Mirage Estates Job No 4327 Appr JC/G Date 11 /5/93 Marana, Arizona ' Test Number Location 1 See Site Plan 2 See Site Plan Summary of Field Density Test Data Project: La Mirage Estates Project Number: 4273 Maximum Degree Moisture Dry Dry Of Date Content Density Density Compaction Of (Percent) (pcf) (pcf) (Percent) Remarks Test (1) (2) 3.3 98 111 88 SC 10/29/93 10.2 93 111 84 SC 10/29/93 (1) Maximum Dry Density: Determined in our laboratory in accordance with the ASTM D698-78 Standard Proctor test method. (2) SC: Sand cone field density test per ASTM D-1556-78. Figure A-11 APPENDIX B Sampling and Testing Procedures Figure B-1 Explanation of Soil Classification and Test Data SAMPLING AND TESTING PROCEDURES SAMPLING PROCEDURES Drilled Borings Undisturbed Samples: Samples of the subsurface materials were obtained from the exploratory borings as nearly as possible in an undisturbed state. The depth at which each undisturbed sample was obtained is shown on the Boring Logs. The sampler used to obtain undisturbed samples was a drive sampler with an external diameter of 3.0 inches which was lined with 1 -inch and 6 -inch long, thin wall brass rings with an inside diameter of 2.42 inches. The sampler was driven by a 140 -pound drive weight free falling 30 inches. The number of blows required to drive the sampler one foot (blow count) was noted and recorded on the boring logs. The blow count serves as an index to the relative resistance of the sampled materials. The ring samples were removed from the sample barrel, sealed and returned to the laboratory. GRC determined the test boring locations by pacing from existing surface features. Ground surface elevations were determined from a tentative plat provided by Mr. Gene Anderson, project civil engineer. The locations and elevations should be considered accurate only to the degree of accuracy implied by the methods used. Representative Samples: Standard Penetration Tests (SPT) were also performed in the borings. The split -barrel Standard Penetration sampler has an inside diameter of 1.4 inches. The blows required to drive the sampler with a 140 -pound hammer free falling 30 inches is identified as the Standard Penetration Resistance N -value and is recorded on the boring logs. The sampler is driven 18 inches or until refusal. However, only the bottom 12 inches are used in determining the N -value. Sampler refusal is determined when more than 50 blows are recorded for any 6 -inch increment during the SPT and the drive is terminated. Many correlations have been made between SPT values and soil properties. Empirical correlations also permit the blows of different energy or sampler sizes, such as ring samples, to be converted into SPT values. LABORATORY TESTING PROCEDURES Classification Tests: Typical materials were subjected to mechanical grain -size analysis by set sieving with U.S. Standard brass screens. The data was evaluated in determining the classification of the materials. A graphical presentation of the grain -size distribution is presented in the test data and the Unified Soil Classification is presented in both the test data and ' the boring logs. Material was also evaluated by determining the percentage of the material by weight passing the number 200 sieve. Atterberg Limits: The Atterberg limits of typical samples were determined according to ASTM D4318. Moisture Content and Dry Density: Data obtained from these tests, ' performed on relatively undisturbed samples obtained from the field, were used to aid in the classification and correlation of the soils and to provide qualitative information regarding soils strength and compressibility. Test results are presented on the boring logs of Appendix A. Compression Or Expansion (Undisturbed): Compression or expansion tests were performed on relatively undisturbed samples recovered ' from brass rings. The samples were loaded and saturated by submerging in water. The percentage of compression or expansion ' before and of vertical after saturation was recorded as the ratio change in height to the original one -inch of the amount height of the sample specimens. UNIFIED SOIL CLASSIFI CA TION SYSTEM MAJOR DIVISIONS — Consolidation TYPICAL NAMES LL — Liquid Limit (in X) CA — Chemical Analysis PL [i"": WELL GRADED GRAVEL, GRAVEL -SAND Cn — Plastic Index (in X) CLEAN GRAVELS GW I:. MIXTURES J GRAVELS WITH LITTLE OR NO FINES -:4 POORLY GRADED GRAVEL, GRAVEL -SAND Q samples unless otherwise indicated. GP "" MIXTURES (2) * Indicates 1.4' diameter sample GMSAND-SILT SILTY GRAVELS, POORLY GRADED GRAVEL - Z MORE THAN HALF COARSE FRACTION Q= IS LARGER THAN GRAVELS WITH MIXTURES WF, NO.4 SIEVE SIZE OVER 12% Z-: FINES GC CLAYEY GRAVELS, POORLY GRADED GRAVEL- �w SAND -CLAY MIXTURES QkD �4 CLEAN SANDS SW •••• WELL GRADED SANDS, GRAVELLY SANDS ' SANDS WITH LITTLE •�•• =w OR NO FINES SP POORLY GRADED SANDS, GRAVELLY SANDS 2> CC2N MORE THAN HALF I- Qw COARSE FRACTION SM '. SILTY SANDS, POORLY GRADED SAND -SILT 0¢o IS SMALLER THAN SANDS WITH MIXTURES ocy N0.4 SIEVE SIZE OVER 12% FINES SCCLAYEY SANDS, POORLY GRADED SAND- ' ' CLAY MIXTURES INORGANIC SILTS AND VERY FINE SANDS, JZ ML ROCK FLOUR, SILTY OR CLAYEY FINE SANDS, OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM SILTS AND CLAYS CL PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, Qw LIOUID LIMIT LESS THAN 50 SILTY CLAYS, LEAN CLAYS OL I I I I ORGANIC CLAYS AND ORGANIC SILTY CLAYS ?� m III 1 OF LOW PLASTICITY 4 INORGANIC SILTS, MICACEOUS OR DIATOMAC- ;9-, �= MH IOUs FINE SANDY OR SILTY SOILS, (.D ELASTIC SILTS -'SILTS AND CLAYS X t=%'-0 CH INORGANIC CLAYS OF HIGH PLASTICITY, 0 LIOUID LIMIT GREATER THAN 50 ORGANIC SILTS OH / �// ORGANIC CLAYS OF MEDIUM TO HIGH wN tLi# PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS PT PEAT AND OTHER HIGHLY ORGANIC SOILS KE Y TO TES T DA TA Consol — Consolidation HS — Hand Sampler LL — Liquid Limit (in X) CA — Chemical Analysis PL — Plastic Limit (in X) CBR — California Bearing Ratio PI — Plastic Index (in X) C — Compression Gs — Specific Gravity B — Bulk Sample SA — Sieve Analysis Notes: — 'Undisturbed' Sample (1) All strength tests on 2.8' or 2.4' diameter samples unless otherwise indicated. ® — Split Spoon Sample (2) * Indicates 1.4' diameter sample EXPLANATION OF FIGURE GRC Consultants, Inc. SOIL CLASSIFICATION B-1 BRANCH TOF S/GEOTMINI RCE CONSULTANTS INC. " Rte""�°j��ENGINEERS TESTING AND TEST DATA or_,(, APPENDIX C Test Results Figure C-1 Particle Size Analysis Figure C-2 Compression Or Expansion Test Results Figure C-3 Proctor Test Results LL j PI ; I135 j Icy I Iia ` �8 1.?0. 26 -�• 1 1 1 t L• I t• i �• V It._,G r 1-115i'1 G=1 ! 1 MATERIAL DES,rDTPTICF466�,UTr, - I J•J'r'J 1 11 1•JI J 1 l o LIGHT BRAWN SILTY CLAYEY SAND SC: ' i l�jPro.ject No.: 93033-J 4327 �:efTtar 0K;m-, !l Pr~ o .j er_ t : LN MIRAGE ESTASTES j _;� M I N #? @ 1►=1' j I" Location: MARANA. ARIZONA Ii i, 11 � Date: SAMPLED 10-28-1993 Ii GRAIN SIZE DISTRIBUTION TEST REPORT it a GRC Co i.---.0 1tant1q Inc. iliFigure No.0-1 GRAIN SIZE DISTRIBUTION TEST 100 it i 1 1-: I I I. `::+' ! ! I I! '! .i. i ' s i i i'. �� 701 I i -Nil II Z! 1 1 1:1 I I I H60ti ' t LL illi) ii I i i'i"t-?T.ri-t I i I! i! I l 14 k i t f t ttl'It f t 1. LIJai , , i I I I i CC t ll Llf 4G I:l i t ii I ! it it "- l _ j � it L 10' 91 200 100 10.0 1 . 0 GRA T N mm ,Test 1 %+75.1 % GRAVEL 1 X SAND _; I LT CLAY 1 ' 1 , 1 LL j PI ; I135 j Icy I Iia ` �8 1.?0. 26 -�• 1 1 1 t L• I t• i �• V It._,G r 1-115i'1 G=1 ! 1 MATERIAL DES,rDTPTICF466�,UTr, - I J•J'r'J 1 11 1•JI J 1 l o LIGHT BRAWN SILTY CLAYEY SAND SC: ' i l�jPro.ject No.: 93033-J 4327 �:efTtar 0K;m-, !l Pr~ o .j er_ t : LN MIRAGE ESTASTES j _;� M I N #? @ 1►=1' j I" Location: MARANA. ARIZONA Ii i, 11 � Date: SAMPLED 10-28-1993 Ii GRAIN SIZE DISTRIBUTION TEST REPORT it a GRC Co i.---.0 1tant1q Inc. iliFigure No.0-1 COMPRESSION/EXPANSION TEST RESULTS pcf = pounds per cubic foot. psf = pounds per square foot Figure C-2 Compression (-) Sample Soil Dry Normal Expansion (+) Boring Depth Classification Density Load Percent Number (feet) (USCS)** (pcf) (psf) Total Saturated 2 5.5 CL 102 100 -0.3 N/A 500 -2.4 N/A 1200 -4.0 -1.5 4 10-1/2 CL 92 100 0.0 N/A 500 -4.1 -1.9 5 5.5 CL 106 100 -0.2 N/A 500 -1.7 N/A 1200 -1.8 +0.3 8 5.5 CL 80 100 0.0 N/A 500 -1.6 N/A 1200 -7.1 -4.1 pcf = pounds per cubic foot. psf = pounds per square foot Figure C-2 I II PROCTOR TEST REPORT 1 J i 1 7 f i0 12.5 15 17.5 20 22,5 1 1 Wa,t er, c ont ent a r. 1 tandard" Proctor, ASTM I! It:98, Method A I 25 2.70 C1i+sG.1 1c:'t 1'n I15 : :s rc -•• i I f Dep +>I , 11.�1�.� NHSHTO Voist.: 1 1 1 1 1 LL 1 ii-1 I --5. 1 �1 MATERIAL DESCRIPTIONt I+ LII,HT BR IIVIN _P,HTt't I11 maximum cry density PCf � L 1 1- -rl I I- I , wa r n:�.- r r.- Tr.� t_iti 1-t 1 I1M��G c._ I t I F— _- II',��`AMP i1 1 I 7 �J 11 AT wnRTH Fwn nF FF'.1l.TFl_:T f I I i �I 7 f i0 12.5 15 17.5 20 22,5 1 1 Wa,t er, c ont ent a r. 1 tandard" Proctor, ASTM I! It:98, Method A I 25 2.70 1; s Date: SHMPLED 10-28-1993 _ II PROCTOR TEST REPORT 11 1i �i�sa 1 T anT In L . 11Figure No. C'-3 C1i+sG.1 1c:'t 1'n i 1riabp I : :s rc -•• i f Dep +>I , 11.�1�.� NHSHTO Voist.: 1 I v . 4 �I11.J, z of 1 ii-1 CL --5. TEST RESULTS MATERIAL DESCRIPTIONt LII,HT BR IIVIN _P,HTt't maximum cry density PCf � } li t"rCI.1eCr_ NO. .i_1._,.�—j ,3 I 11 r... _ i . r r I .I �I_ I_ . , wa r n:�.- r r.- Tr.� t_iti 1-t 1 I1M��G c._ I t I F— _- II',��`AMP i1 FTI FROM DIKE f j i r,r.' Ms:Y;-bWb _ uR T -N-1H6 11 AT wnRTH Fwn nF FF'.1l.TFl_:T f 1; s Date: SHMPLED 10-28-1993 _ II PROCTOR TEST REPORT 11 1i �i�sa 1 T anT In L . 11Figure No. C'-3 APPENDIX D IJ IRecommended General Earthwork and Grading specifications I� J II RECOMMENDED GENERAL EARTHWORK AND GRADING SPECIFICATIONS ' 1.0 General Intent These specifications present general procedures and ' requirements for grading and earthwork as shown on the approved grading plans, including preparation of areas to be filled, placement of fill, installation of subdrains, and excavations. The recommendations contained in the text of the ' geotechnical report are a part of the earthwork and grading specifications and shall supersede the provisions contained hereinafter in the case of conflict. Evaluations performed by ' the consultant during the course of grading may result in new recommendations which could supersede these recommendations or the recommendations of the geotechnical report. 2.0 Earthwork Observation and Testing Prior to the commencement of grading, a qualified geotechnical consultant (soils engineer and/or engineering geologist, and their representatives) shall be employed for the purpose of ' observing earthwork procedures and testing the fills for conformance with the recommendations of the geotechnical report and these specifications. It will be necessary that the consultant provide adequate testing and observation so that he may determine that the work was accomplished as specified. It shall be the responsibility of the contractor to assist the consultant and keep him apprised of work schedules and changes so that he may schedule his personnel accordingly. I� L It shall be the sole responsibility of the contractor to provide adequate equipment with applicable grading codes or agency ordinances, these specifications and the approved grading plans. If, in the opinion of the consultant, ' unsatisfactory conditions, such as questionable soils, poor moisture condition, inadequate compaction, adverse weather, etc., are resulting in a quality of work less than required ' in these specifications, the consultant will be empowered to reject the work and recommend that construction be stopped until the conditions are rectified. ' Maximum dry density tests used to determine the degree of compaction will be performed in accordance with the American Society of Testing and Materials test method ASTM D698 ' (Standard Proctor method). I� L ' 3.0 Preparation of Areas to be Filled 3.1 Clearing and Grubbing: All brush, vegetation and debris shall be removed or piled and otherwise disposed of. 3.2 Processing: The existing ground which is determined to be satisfactory for support of fill shall be scarified to ' a minimum depth of six inches. Existing ground which is not satisfactory shall be overexcavated as specified in the following sections. Scarification shall continue until the soils are broken down and free of large clay lumps or clods and until the working surface is reasonably uniform and free of uneven features which would inhibit uniform compaction. 3.3 Overexcavation: soft, dry, spongy, highly fractured or otherwise unsuitable ground, extending to such a depth ' that surface processing cannot adequately improve the conditions, shall be overexcavated down to firm ground, approved by the consultant. ' 3.4 Moisture Conditioning: Overexcavated and processed soils shall be watered, dried -back, blended, and/or mixed, as required to attain a uniform moisture content near optimum. 3.5 Recompaction: Overexcavated and processed soils which have been properly mixed and moisture -conditioned shall be recompacted to a minimum relative compaction of 95 percent or as presented in the text of the report. ' 3.6 Benching: Where fills are to be placed on ground with slopes steeper than 5:1 (horizontal to vertical units), the ground shall be stepped or benched. The lowest bench shall be a minimum of 15 feet wide, shall be at least two ' feet deep, shall expose firm material, and shall be approved by the consultant. Other benches shall be excavated in firm material for a minimum width of four ' feet. Ground sloping flatter than 5:1 shall be benched or otherwise overexcavated when considered necessary be the consultant. ' 3.7 Approval: All areas to receive fill, including processed areas, removal areas and toe -of -fill benches shall be ' approved by the consultant prior to fill placement. 4.0 Fill Material 4.1 General: Material to be placed as fill shall be free of organic matter and other deleterious substances, and shall be approved by the consultant. Soils of poor gradation, expansion, or strength characteristics shall be placed in areas designated by the consultant or shall be mixed with other soils to serve as satisfactory fill material. 4.2 Oversize: Oversize material defined as rock, or other irreducible materials with a maximum dimension greater than 12 inches, shall not be buried or placed in fills, unless the location, materials, and disposal methods are specifically approved by the consultants. Oversize disposal operations shall be such that nesting of oversize material does not occur, and such that the oversize material is completely surrounded by compacted or densified fill. Oversize material shall not be placed within ten feet vertically of finished grade or within the range of future utilities or underground construction, unless specifically approved by the consultant. 4.3 Import: If importing of fill material is required for grading, the import material shall meet the requirement of Section 4.1. 5.0 Fill Placement and Compaction 5.1 Fill Lifts: Approved fill material shall be placed in areas prepared to receive fill in near -horizontal layers not exceeding six inches in compacted thickness. The consultant may approve thicker lifts if testing indicates the grading procedures are such that adequate compaction is being achieved with lifts of greater thickness. Each layer shall be spread evenly and shall be thoroughly mixed during spreading to attain uniformity of material and moisture in each layer. 5.2 Fill Moisture: Fill layers at a moisture content less than optimum shall be watered and mixed, and wet fill layers shall be aerated by scarification or shall be blended with dryer material. Moisture -conditioning and mixing of fill layers shall continue until the fill material is at a uniform moisture content at or near optimum. 5.3 Compaction of Fill: After each layer has been evenly spread, moisture -conditioned, and mixed, it shall be uniformly compacted to not less than 95 percent of maximum dry density or as presented in the text of the report. Compaction equipment shall be adequately sized and shall be either specifically designed for soil compaction or of proven reliability, to efficiently achieve the specified degree of compaction. 5.4 Fill Slopes: Compacting of slopes shall be accomplished, in addition to normal compacting procedures, by ' backrolling of slopes with sheepsfoot roller at frequent increments of two to three feet in fill elevation gain, or by other methods producing satisfactory results. At ' the completion of grading, the relative compaction of the slope out to the slope face shall be at least 95 percent for slopes with inclinations of 2:1 (horizontal: ' vertical) or less and at least 100 percent for slopes steeper than 2:1. 5.5 Compaction Testing: Field tests to check the fill ' moisture and degree of compaction will be performed by the consultant. The location and frequency of tests shall be at the consultant's discretion. In general, the tests will be taken at an interval not exceeding two feet in vertical rise and/or 1,000 cubic yards of embankment. In addition, on slope faces, at least one test shall be taken for each 5,000 square feet of slope face and/or ' each ten feet of vertical height of slope. ' 6.0 Subdrain Installation Subdrain systems, if required, shall be installed in approved t ground to conform to the approximate alignment and details shown on the plans or herein. The subdrain location or materials shall not be changed or modified without the approval of the consultant. The consultant, however, may ' recommend and upon approval, direct changes in subdrain line, grade or material. All subdrains should be surveyed for line and grade after installation and sufficient time shall be ' allowed for the surveys, prior to commencement of filling over the subdrains. 7.0 Excavation Excavation and cut slopes will be examined during grading. If directed by the consultant, further excavation or overexcavation and refilling of cut areas shall be performed, and/or remedial grading of cut slopes shall be performed. Where fill -over -cut slopes are to be graded, unless otherwise approved, the cut portion of the slope shall be made and approved by the consultant prior to placement of materials for construction of the fill portion of the slope. La Mirage Estates Io C Curtis Lueck & Associates Curtis Lueck & Associates Transportation Planning Floodplain Engineering Environmental Policy Mr. Gerald M. Flannery Planning Administrator Town of Marana 13241 North Lon Adams Marana, AZ 85653-9723 Dear Mr. Flannery: July 29, 1994 RE: La Mirage Estates Traffic Impact Analysis - Final Report Marana File # 93-2301 (CLA 94103) Enclosed are five copies of the Traffic Impact Analysis Final Report for the La Mirage Estates project for use by the Town, your consultants (GLHN), and ADOT. I am submitting an additional copy directly to PAG -TPD for their use in implementing the Mobility Management Plan. The study emphasizes traditional elements of a TIA, i.e., roadway capacity and safety. It also provides discussion about air quality and noise. Most importantly, the study attempts to place this development in a more long-range regional context for the mutual benefit of all parties. The final document contains numerous revisions requested by the reviewing agencies. I believe the report accurately reflects the needs of the Town, ADOT, and the land developer, Doerken Properties, Inc. The final report contains the following important changes and additions: 1. The technical clarifications suggested by GLHN have been addressed. 2. More discussion is included about the need for a long range view of land development in this section of Marana. 3. ADOT's concern about improvements to frontage road intersections and alterations within ADOT's right-of-way have been addressed. The report now provides a recommended phasing plan wherein no off-site roadway improvements are needed for capacity or safety for the first 200 homes in La Mirage Estates. This is demonstrated in highway capacity software runs depicting this amount of development's very minor impact on the current access route. Future improvements, construction plans, and additional acces to the site will be keyed to a right-of-way use permit issued by ADOT prior to initiation of future phases of the project. 5780 West El Camino del Cerro Tucson, Arizona 85745 602-743-8748 FAX 602-743-0418 4. A section has been added to disclose issues that need to be resolved in the future. These issues relate to the overall long-term development in the area, transportation corridor noise, and the coordination of future improvements. 5. Other clarifications in response to the review comments (contained in new Appendix C) and CLA's internal quality control process. I appreciate the support and cooperation from the Town, GLHN, and ADOT during the preparation of this document. Please don't hesitate to call if you have any questions on this document. Lcerely, CuI'lls"C. Lueck, D., P.E. Principal cc: Dr. Peter Doerken (Doerken Properties) PAG -TPD by separate cover ICON Consulting USA, Inc. La Mirage Estates Traffic Impact Analysis Prepared for: Doerken Properties, Inc. submitted to: Town of Marana, Arizona Prepared by Curtis Lueck & Associates Tucson, Arizona JULY, 1994 Disclaimer: This report represents the views of the author who is solely responsible for its contents. Reference to agencies providing information used in this study does not necessarily constitute their concurrence in the findings of the study, nor any obligation to implement any of the recommendations. This report does not represent a specification or standard. TABLE OF CONTENTS 1. INTRODUCTION AND SUMMARY OF FINDINGS..................................1 Overview........................................................................................................1 Goalsof This Study........................................................................................1 PrincipalFindings..........................................................................................1 Conclusions and Recommendations..............................................................2 2. EXISTING CONDITIONS...........................................................................4 ProjectSite.....................................................................................................4 LandUse and Zoning....................................................................................4 Description of Existing Roadways..................................................................4 Traffic Volume Counts and Levels of Service................................................4 SafetyConsiderations.....................................................................................7 SouthernPacific Railroad Grade Crossings...................................................7 EnvironmentalConditions.............................................................................7 TrafficNoise..................................................................................................9 3. PROPOSED DEVELOPMENT AND FUTURE CONDITIONS ................10 ProjectSite...................................................................................................10 Projected Roadway Improvements..............................................................10 Traffic Volumes Forecasts............................................................................10 CapacityAnalysis..........................................................................................12 Southern Pacific Railroad Grade Crossing Improvements ..........................15 EnvironmentalConditions...........................................................................16 4. TRAFFIC/ACCESS ANALYSIS...................................................................18 DesignVehicle.............................................................................................18 AccessControl..............................................................................................18 AlternativeModes Accessibility....................................................................18 Trucks/Delivery Access.................................................................................18 Emergency Vehicle Access...........................................................................18 5. ALTERNATIVES CONSIDERED...............................................................19 LandUse Alternatives..................................................................................19 Transportation.............................................................................................19 Environmental Mitigation............................................................................19 6. RECOMMENDATIONS AND CONCLUSIONS........................................20 Overviewof Findings...................................................................................20 Phasingof Access Improvements.................................................................20 ' Unresolved Issues........................................................................................21 Conclusions............................................................................... ................22 ENDNOTES................................................................................................23 APPENDICES ' A. Preliminary Meetings and Establishment of Scope of Work B. HCS Output C. Review Comment Letters LIST OF EXHIBITS 1. Project Location..................................................................... .....5 2. Site Photographs....................................................................................6 3. Current Traffic Volumes........................................................................8 4. Preliminary Site Plan...........................................................................11 5. PAG and Total Traffic Volume Forecasts............................................13 6. Transportation Noise Levels................................................................17 ii LIST OF ACRONYMS AND ABBREVIATIONS AASHTO American Association of State Highway Transportation Officials ACC Arizona Corporation Commission ADEQ Arizona Department of Environmental Quality ADOT Arizona Department of Transportation ADT Average Daily Traffic CAA Clean Air Act CAAA Clean Air Act Amendments CLA Curtis Lueck & Associates CMS Congestion Management System dBA Decibels, A -weighted DOT Department of transportation EPA Environmental Protection Agency HCS Highway Capacity Software HOV High Occupancy Vehicle HUD Housing and Urban Development ISTEA Intermodal Surface Transportation Efficiency Act ITE Institute of Transportation Engineers LDN Day -Night Noise Level MMP Mobility Management System MPO Metropolitan Planning Organization MTP Metropolitan Transportation Plan NAAQS National Ambient Air Quality Standards PAG Pima Association of Governments PCDEQ Pima County Department of Environmental Quality PM -10 Particulate Matter smaller than 10 microns SOV Single Occupant Vehicle SPRR Southern Pacific Railroad Company TAZ Transportation Analysis Zone TIA Traffic Impact Analysis TIP Transportation Improvement Program TPD Transportation Planning Division ui 1. Introduction and Summary of Findings OVERVIEW This study addresses the traffic impacts associated with a proposed residential subdivision within the Town of Marana, Arizona. The project is expected to result in approximately 520 new single family detached homes on 150 acres at project buildout. The site is currently used for agricultural purposes and is otherwise undeveloped. Current access to the site is via an interstate highway frontage road leading to a two-lane minor collector roadway (Grier Road) that terminates at the western project limits. Development of the site is guided by the Town of Marana General Plan and the Rancho Marana Specific Plan. Internal circulation is carried on low volume subdivision streets that must meet the Town of Marana's development standards. GOALS OF THIS STUDY This traffic impact analysis is intended to address immediate, interim, and long-term access to the site. The traffic impact analysis follows the general provisions of ADOT's Traffic Impact Analysis for Proposed Development.I The study establishes the current operating performance of roadways within the vicinity of the project and estimates future levels of service. The study identifies potential problem areas and recommends mitigation strategies. The study conforms with a scope of work determined in discussions with Town and ADOT representatives. Additional information is shown in Appendix A. Analytical tools used for this study include the Highway Capacity Software (HCS) 2 and manual traffic noise prediction methods from the U.S. Department of Housing and Urban Development.3 Traffic noise analysis is performed because the project site is near an interstate highway and a railroad mainline. The site also lies within a federally -designated air quality nonattainment area. Therefore, limited discussion of air quality factors has been included. Data utilized for this study were obtained from the Arizona Department of Transportation, the Pima Association of Governments, and from direct field counts. Planning documents incorporated in this study were obtained from the Town of Marana, the Arizona Department of Transportation, and the Pima Association of Governments Transportation Planning Division. PRINCIPAL FINDINGS 1. The initial phase of the project can be built with a minimum amount of impact on the performance of current roadways. The capacity analysis indicates that the first 200 homes will not generate enough traffic to cause degradation below the current LOS A. This is true for the intersection at Amole/Frontage Road, as well. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 2 2. The project includes a three -lane (two lanes plus a continuous left -turn lane) spine road on 75 feet of right-of-way. This is sufficient to support La Mirage Estates' projected traffic. 3. A three -lane roadway, even under rural conditions, will not have enough capacity to carry traffic from this project and the other development that is likely to occur in the area. A four -lane divided minor arterial or major collector, as indicated in the Rancho Marana Specific Plan, will provide the needed capacity. This roadway should have access control, allowing reasonable spacing of cross roads and prohibiting direct access to abutting land. 4. Traffic safety is not currently a problem along the access roads or the rail crossings. Given ADOT's planned freeway and interchange improvements, safety is not expected to be a problem in the future. However, roadway geometrics at the railroad grade crossing could be improved with minor rehabilitation projects. All grade crossing should be public with active control devices, such as those at the Amole crossing. 5. The PAG model does not include residential development of this magnitude in the socio-economic data for the area. The data base should be changed to include this project in specific, and the Rancho Marana Plan in general during PAG's update of the Regional Transportation Plan. 6. Air quality will not be adversely impacted by the project. Instead, the retirement of agricultural land may result in less particulate matter being generated on farm lands and dirt roads. 7. Transportation noise is a concern. Freeway and frontage road noise can be mitigated during I-10 improvements. The major noise source, however, is the SPRR. Railroad noise is likely to get worse as rail freight increases. It will probably neither be attenuated by any Interstate noise walls constructed during ADOT's freeway improvements, nor by the SPRR. CONCLUSIONS AND RECOMMENDATIONS The initial phase of the La Mirage Estates development can be built with minimal impact on the transportation system. No off-site improvements are needed to support the project's initiation. The subdivision's internal roadway layout shown in the preliminary plat represents contemporary subdivision design in the region and is deemed adequate for the traffic needs of this project. Recommended future off-site projects include (1) minor capacity enhancement through provision of a right turn lane and rehabilitation of the existing public © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 3 railroad grade crossing at Amole Road and (2) the provision of a second access point near the Moore Road alignment. In the long run, a divided four lane roadway, as depicted in the Rancho Marana Specific Plan, will be needed. The timing of this improvement depends on how much other development occurs in the area, and when. The Town of Marana should resolve how this roadway will be funded and what mechanism will be used to insure that transportation facilities will be built when warranted by travel demand. The Town should also help the developer address noise issues on portions of the project closest to the SPRR and I-10. This study discloses several other issues that are important in the long term, but they can not be resolved at this time. These issues, although important, do not impact the review and approval of La Mirage Estates. Rather, they need to be addressed to assure that all the proposed land development in this sector of Marana have adequate transportation infrastructure, and that railroad and freeway noise issues are considered. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 1-1 Lam' La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 4 2. Existing Conditions PROJECT SITE This project is located in the Town of Marana, south of Marana Road, and northeast of Interstate 10. The project location is shown in Exhibit 1. The northern limit of the project is also the town limit and lies adjacent to unincorporated Pima County, Arizona. The site is owned by Doerken Properties, Inc. who intend to develop the property over the coming years. The civil engineer of record on the project is Icon Consulting, USA, Inc., Tucson, AZ. LAND USE AND ZONING The project site is currently used for agricultural production, is level, and otherwise undeveloped. Most of the property within the vicinity is also agricultural or undeveloped. The exception to this is a small mobile home park located immediately west of the project. DESCRIPTION OF EXISTING ROADWAYS Interstate 10 lies southwest of the project. The I-10 mainline consists of two lanes in each direction. The project is located between the Tangerine Road and Marana traffic interchanges. The north frontage road is one way northwesterly from Tangerine Road to the Moore Road alignment and is then two-way to the Marana interchange and beyond. Paved access to the project is via Amole Road which meets the two-way frontage road at a T -intersection approximately one quarter mile south of Sandario Road/Marana traffic interchange. The Southern Pacific mainline lies approximately 50 feet northeast of the frontage road. Amole Road crosses the railroad tracks at grade. This is a public crossing with active safety devices. All of the public roads within the area are well maintained and no current capacity or safety deficiencies are known. The site may also be accessed from a private at -grade railroad crossing on the Moore Road alignment. The crossing is located at the point where frontage road operation changes from one-way to two-way. Traffic at the crossing is controlled by a stop sign for southwesterly traffic. This crossing has cross -bucks and lacks active safety devices. The access roads and roadways within the project vicinity are shown in the photographs contained in Exhibit 2. TRAFFIC VOLUME COUNTS AND LEVELS OF SERVICE Current traffic volume counts for the I-10 mainline and the Tangerine Road and Marana traffic interchanges were obtained from ADOT.4 Traffic counts were not available for the frontage road and Amole Road; therefore, a © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 Marana Road Grier Road Bamett Road Moore Road I Proiect Location _ Pima County MOHAVE A ' LR COCONINO APACHE I z O N`' A a ersreccl NAVAJO 1 , YAVAPAI f LA PAZ \ GILA PHOENIX\ M PA YUMA PINAL GRAHAM PIMA TUCSON I ,o COCHISE T11S R11E IIIIIIIII \ 0 ft. 2,000 4,000 FAARANA TOWN LIMIT - ------------------------- GTF �daAdonis Road �cd'ar -Grier Road SITE Section 26 Exhibit 1 Project Location Page 5 b w cm n .i MRO& L m X CD :7 LT 3 N O P* O .a N Ci O m w C. D_ ac' 3 m A m O 2 O O O m D Cl) a r . N iCD o Q CD 3 a C 0 w co CD 0 w Q. w D 3 O CD m O w C. FD' O 3 ON '2 (D O w Q m' CD w cn O < co CD' -0 O a,:) �• w (D CD %0 C N D 3 O m O w CL ENVIRONMENTAL CONDITIONS The project site lies within the EPA -designated$ Rillito nonattainment area for PM 10, a federally designated primary pollutant. This pollutant is primarily dust, and in this area, is caused by agricultural operations, travel on unpaved roads, reentranement of dust on paved roads, and from naturally occurring desert conditions. The Pima Association of Governments, Pima County Department of Environmental Quality, and Arizona Department of Environmental Quality are responsible for preparing an attainment plan to help bring this area into compliance with federal air pollution standards. The plan calls for reductions in travel on unpaved roads and improved agricultural operation to decrease fugitive dust. The La Mirage Estates project is likely to ' help in these efforts because it will retire current cultivated land and eliminate unpaved roads on the project site.9 ' © 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 7 12 -hour field count was taken in March, 1994. This information, including turning movements at the Amole/frontage intersection is shown in Exhibit 3. SAFETY CONSIDERATIONS The primary traffic safety concern is for the north frontage road and the Amole intersection. A summary of traffic accidents in the general vicinity of the project site was obtained from ADOT. 5 According to the data, since 1988 there were two accidents in the general area, one at Tangerine Road over two miles away and another at the Marana interchange. There were no recorded accidents on the frontage road, the Amole intersection, or other routes of direct access to the project site. SOUTHERN PACIFIC RAILROAD GRADE CROSSINGS 1Access to the project site will require use of one or more of the existing railroad grade crossings unless access from the east is provided. There are no public or private proposals for such alternative access. According to the Arizona Corporation Commission6 and ADOT, there are no records of accidents at either of these railroad crossings. According to the Southern Pacific Railroad7, there are approximately 30 freight trains per day using the mainline. The average length of freight trains is 9,000 feet, and there operating speed is 79 mph or less. Amtrack currently operates on this line 6 times per week at an operating speed of 50 to 55 mph. Aintrack trains are typically less than 2,000 feet long. Railroad operations were observed during the Amole/frontage road ' intersection traffic count. Fifteen trains were observed during the twelve-hour traffic count. On an average day, the crossing is closed to through traffic for about 60 minutes due to railroad operations, or about two minutes per operation. The operations are disbursed throughout the day, including peak traffic hours and during the night time. ENVIRONMENTAL CONDITIONS The project site lies within the EPA -designated$ Rillito nonattainment area for PM 10, a federally designated primary pollutant. This pollutant is primarily dust, and in this area, is caused by agricultural operations, travel on unpaved roads, reentranement of dust on paved roads, and from naturally occurring desert conditions. The Pima Association of Governments, Pima County Department of Environmental Quality, and Arizona Department of Environmental Quality are responsible for preparing an attainment plan to help bring this area into compliance with federal air pollution standards. The plan calls for reductions in travel on unpaved roads and improved agricultural operation to decrease fugitive dust. The La Mirage Estates project is likely to ' help in these efforts because it will retire current cultivated land and eliminate unpaved roads on the project site.9 ' © 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 Page 8 c �T 355 (47) [33] N I LO _4(1 ) [0] ^� 2 Counts taken 3/31/94 3 lO CMN Marana Rd. 3035LO o � ^b ^b 12 -HOUR TRAFFIC COUNT 355 12 Hour Count, 6 AM to 6 PM D (47) AM Peak -Hour, 6:30 to 7:30 o [33] PM Peak -Hour, 4:45-5:45 o 2CD Q o Q H Two -Way Flow o I 4 One -Way Flow Cl) 1 T 30 trains/day 79 mph (max.), 9000 ft. long (Source: SPRR) vate Crossing tr o T� ca C 2 U_ r ti dT Tangerine Rd. 2035 — U) H Not to Scale 'Mainline and Ramp Count Source: ADOT 1-10 Counts- 2192 Exhibit 3 Current Traffic Volumes Page 8 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 9 The project is also located close to a carbon monoxide nonattainment area. The nonattainment area has not violated CO standards for several years, and has been designated as "unclassified" by U.S. EPA. The PAG is expected to request reclassification to attainment status within the next yeario, which, if approved, will lead to the "maintenance area" designation. Regardless of these efforts, the project is not expected to measurably alter regional CO, cause CO hot spots, or have a negative effect on the region's attainment status. TRAFFIC NOISE The project is within line -of -sight of the Southern Pacific mainline and Interstate 10. These two transportation facilities can generate noise levels potentially impacting the developability of noise sensitive land uses, including residential lots. Under current conditions, transportation -related noise levels at the western project limit -- the eastern boundary of the SPRR right -of -way -- exceeds 75 decibels. This estimate is based on the U.S. Department of Housing and Urban Development method and the traffic and railroad data cited above. Generally, residential development is desirable in areas where community noise exposure is 65 dBA or less.11 Higher noise levels can be mitigated through (1) residential construction techniques, (2) site design, or (3) by the construction of noise barriers between the homes and the noise sources. The first method does not lower exterior noise. Therefore, HUD prefers the other two strategies. Unmitigated traffic noise can diminish property values, preclude federal financing of residential development, and restrict other federal grant programs. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 10 3. Proposed Development ' p p ent and Future Conditions PROJECT SITE The project is expected to develop at a residential density of four homes per acre. The preliminary site plan is shown in Exhibit 4. Development of the site is guided by the Town of Marana General Plan12, the Rancho Marana Specific Plan13, and the street development standards adopted by the Town of Marana. 14 The project is expected to be built in phases. ls The first phase will result in an estimated 200 new homes over the next three years. The subsequent phases will result in project buildout, i.e., construction of the remaining 320 lots by the planning horizon year 2015. PROJECTED ROADWAY IMPROVEMENTS Roadways within the project will be designed to meet the Town of © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 Marana standards. Improved access to the site will ultimately occur through the construction of a major roadway, consistent with the Rancho Marana Specific Plan, as modified and approved by the Town of Marana. This roadway is not a part of the La Mirage Estates development. It is expected to function as a major collector or minor arterial and is likely to be a four -lane divided roadway with pedestrian and bicycle facilities. ADOT's proposed improvements to Interstate 10 include reconstruction of the Tangerine Road and Marana traffic interchanges, adding an additional through lane in each direction, construction of a grade separation or underpass of I-10 and the SPRR at Moore Road, and conversion of the frontage roads to exclusive one-way operation. 16 None of these changes are likely to occur within the next five years because they are not currently programmed on the PAG Transportation Improvement Program. The interstate improvements are defined in ADOT's Interstate 10 Design Concept: Ru muff Road to the Pima/Pinal County Line, January 1990. Most of these improvements have been coded into the PAG transportation model. A notable exception is that the proposed Moore Road interchange does not appear in PAG's current year -2015 model. TRAFFIC VOLUME FORECASTS Traffic generated from the project site has been evaluated using the ITE Trip Generation Handbook.17 The land use category assumed for this project is 210, Single -Family Detached Housing. This category is very representative of the proposed project in terms of location and density. It varies, however, in residents per dwelling unit and auto ownership, based in the 1990 census. The variations are minor, tend to offset each other, and so no adjustments have been made to the basic trip rates for this category. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 f r 1 Exhibit 4 Preliminary Site Plan Page 11 CAPACITY ANALYSIS The Highway Capacity Software was used to evaluate the traffic impacts of the project on existing , interim, and future conditions. The analysis emphasized the frontage road, Amole Road, the future Grier Road, and I-10 ramps. Fifteen HCS runs were conducted, each with a different purpose. Each run and its results are described below. The printouts are contained in Appendix B. Rust 1: This run depicts current traffic volumes and current roadway conditions on Amole Road. As such, it represents the base condition. Results: Current volumes are low; the current Level of Service (LOS) is A. Run 2: The first phase of the protect will result in 200 new homes, and 200 additional peak hour trips. This run represents how Amole Road, in its current configuration, will carry the traffic from these homes. Results: The roadway now operates at LOS B during the peak hour. This LOS is considered to be acceptable. Run 3: Traffic will access the site via the I-10 frontage road. This run establishes the current performance, with current traffic. It represents I© 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 12 Tris are expected bgenerated P ecteto p g at a rate of 9.6 per dwelling unit, which has been rounded to 10.0 in conformance with common practice in the region. Total generation from the site is expected to be 5200 ADT, with 10% of the trips occurring during both the a.m. and p.m. peak periods. Year 2015 traffic volume forecasts were obtained from the Pima Association of Government.18 As mentioned above, the PAG model does not contain the proposed grade separation at Moore Road. Additionally, the PAG socioeconomic database does not include the magnitude of development proposed by this project. The project site lies within PAG's TAZ 548, and 96 new homes are project by PAG for this zone between the Years 1990 and 2015. Accordingly, the PAG traffic forecasts for nearby roads have been adjusted upwards by adding traffic from this project to the PAG forecasts. The projected total traffic on the future roadway network is shown in Exhibit 5. The associated levels of service are discussed below. It is apparent that the initial phase of La Mirage Estates development can be accommodated on the current roadways without diminishing levels of service below acceptable levels, thereby requiring immediate capacity enhancements to the proposed network. After the initial phase, spot improvements, including minor upgrades to the Amole intersection and railroad grade crossing, appear warranted. These should be constructed in conformance with the Towns standards. CAPACITY ANALYSIS The Highway Capacity Software was used to evaluate the traffic impacts of the project on existing , interim, and future conditions. The analysis emphasized the frontage road, Amole Road, the future Grier Road, and I-10 ramps. Fifteen HCS runs were conducted, each with a different purpose. Each run and its results are described below. The printouts are contained in Appendix B. Rust 1: This run depicts current traffic volumes and current roadway conditions on Amole Road. As such, it represents the base condition. Results: Current volumes are low; the current Level of Service (LOS) is A. Run 2: The first phase of the protect will result in 200 new homes, and 200 additional peak hour trips. This run represents how Amole Road, in its current configuration, will carry the traffic from these homes. Results: The roadway now operates at LOS B during the peak hour. This LOS is considered to be acceptable. Run 3: Traffic will access the site via the I-10 frontage road. This run establishes the current performance, with current traffic. It represents I© 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 14 the base condition for this roadway. The data are based on the 12 hour traffic count. Results: The roadway operates at LOS B during the peak hour, based on an assumption of 75% no passing zone. It operates at LOS A during non -peak periods. Run 4: This run determines the p.m. peak period performance on the frontage road, as in run 3, but with incremental traffic from the first phase of development. Results: The roadway still performs at LOS B with the additional traffic. Run 5: This run is intended to show how Amole (or Grier) Road would perform as a three -lane facility with buildout of the project. The p.m. peak volumes represent 10% of the project's ADT, plus an increment of growth in the surrounding areas. The two way hourly volume is 800, versus 80 in Run 1 and 280 in Run 2. Results: The roadway performs at LOS C during the peak period, assuming two-lane rural conditions. Run 6: This run adds 200 additional trips during the p.m. peak, representing even more growth in surrounding areas. Results: The roadway performance drops to LOS D. Run 7 : This run establishes the base condition of Amole/Frontage Road intersection operation during the p.m. peak. It uses information from the 12 -hour count. Results: The intersection operates at LOS A under existing conditions. Run 8: This represents the existing condition at the intersection, plus incremental traffic from the first phase of development. It assumes that the frontage road operation has not changed to one-way between Tangerine Road and Marana Road. Results: The intersection performance is not affected by the additional traffic. It remains at LOS A. Run 9. This represents traffic at the existing stop -controlled intersection at project build out. Traffic volumes include 10% of the project ADT in addition to the PAG forecast volumes. A right turn acceleration lane is provided and one-way traffic on the frontage road is assumed. Results: Right turns are restricted and the performance drops to LOS D for this movement. I© 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 15 Run 10: This run deletes the right turn acceleration lane used in Run 9, but is otherwise the same. Results: The performance of this movement degrades to LOS E. Run 11: An additional access road and railroad grade crossing are assumed. Traffic at each intersection emanating from the project is assumed similar. No acceleration lanes are provided. Results: The right turn movement at each of these intersection improves to LOS B. Run 12 : This run is the same as Run 11, but again adds an increment of traffic from other projects that might occur in the area. Results: The right turn movement degrades to LOS D. Run 13: The project will add about 10% to PAG's forecast year 2015 ramp volumes at the Marana interchange. This run establishes ramp performance assuming project buildout and no construction of the proposed Moore Road interchange between Tangerine Road and Marana Road. Three through lanes are assumed for the I-10 mainline and a single off ramp lane. Results: The westbound off ramp LOS is C during the p.m. peak. Run 14: This run establishes the base condition for year 2015 off ramp movement. It is the same as Run 13, but without the project traffic added. Results: The same ramps performs at LOS C again. The project does not impact the capacity analysis. Run 15: This run places traffic from this project plus additional traffic from two more hypothetical developments of about the same magnitude on a four lane divided roadway. Intersections are spaced at eight per mile and ideal free flow speed is 40 mph. Results: The road performs at LOS A in one direction and LOS B in the other during peak periods. The free flow speed is 34 mph for assumed conditions. This is similar in many ways to Silverbell Road north of Cortaro Road in the Continental Ranch area. SOUTHERN PACIFIC RAILROAD GRADE CROSSING IMPROVEMENTS The current Amole Road crossing of the SPRR is a public crossing with active control devices. This crossing will provide access to the project site for its © 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 16 initial phase of development. Futures rove of improvements are needed to improve P P P P capacity. Construction of a new public crossing along the Moore Road alignment to replace the current private crossing is desirable. The crossing is currently established through a private agreement between the SPRR and the Adonis Corporation. Approval of the conversion, as well as the costs to upgrade the crossing, can be a shared responsibility of local developers and the Town. This endeavor will require cooperation between Doerken Properties, the Adonis Corporation, other developers in the area, the Town of Marana, the Southern Pacific Railroad, ADOT, and the Arizona Corporation Commission.19 In order for the new crossing to be public, the Town of Marana will have to accept the roadway improvements as a public facility, and the crossing itself will need to meet the requirements of the Town, SPRR, and the ACC. The frontage road intersection will need ADOT's approval through its permitting process. A routine public hearing by the ACC to address the proposed public crossing will be necessary. This process is expected to take 12 to 18 months to complete. �■ ENVIRONMENTAL CONDITIONS Air Quality The project site lies within the Rillito Planning Area, which is designated as a nonattainment area for particulate matter less than 10 microns in aerodynamic diameter (PM 10). PM 10 is a federally designated primary air pollutant covered under the Clean Air Act Amendments of 1990. The project site also lies near the regional nonattainment area for carbon monoxide. Because of these designations, construction of "regionally significant " transportation improvements need to conform with the regional CO nonattainment area plan and the State Implementation Plan (SIP) for carbon monoxide and PM 10. The roads proposed within the project site are not covered by these regulations. The future construction of the four -lane road serving the area, as indicated in the Rancho Marana Specific Plan, may potentially be considered regionally significant, requiring either a conformity analysis or major investment study, consistent with requirements of the Clean Air Act Amendments and ISTEA.20 The Town will need to address this issue in the future prior to major roadway construction. If the region is re -designated as an attainment area, the issue may become moot. Traffic Noise Portions of this project lie adjacent to the Southern Pacific Railroad and Interstate 10. Current and forecast noise levels at lots close to the railroad and I-10 are shown in Exhibit 6. Traffic noise is measured and forecast in decibels, and weighted for the noise response of the human ear. Decibels are a I© 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 17 logarithmic unit of sound energy (pressure) and each three decibels increase represents a doubling of sound pressure. Each ten decibel increase is perceived by humans as a doubling of loudness. The estimates shown here are based on the HUD method for lots 200 feet away from the SPRR. More remote lots will experience lower noise levels, generally dropping 3 to 6 decibels for each doubling of distance.21 Roadway traffic noise is present throughout the day, but its intensity varies with traffic conditions. Rail traffic noise raises and falls with the passing of each freight or passenger train, and the blowing of the train's horn at the grade crossings. The train engineers are currently required to sound the horns at the grade crossings adding markedly to the noise levels.22 Therefore, the higher levels that exceed 75 dBA, on a weighted day -night average (LDN) are considered more representative. The total represents the cumulative noise levels for both railroad and highway sources. EXHIBIT 6 TRANSPORTATION NOISE LEVELS (In dBA, at a distance of 200 feet from the SPRR) Current (1994) 65 70 75+ 71 75+ Forecast 68 72 75+ 73 75+ (Year 2015) Mitigation of the cumulative transportation noises is desirable. Mitigation could be in the form of (1) site design and layout, (2) architectural attenuation, (3) noise walls or berms, and (4) some combination of these strategies. The financial responsibility for freeway noise mitigation, and the types of noise mitigation strategies, should be addressed during the design of I-10 improvements. ADOT, however, is not responsible for attenuating the railroad noise, which constitutes the most important noise source in the area. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 18 1 4. Traffic/Access Analysis DESIGN VEHICLE The design vehicle for internal streets should meet the Town of Marana requirements, i.e., the single unit (SU) design vehicle. Collector and arterial roadways serving the project site should be designed to accommodate the WB - 50 design vehicle. Geometric design standards should conform with the selected design vehicles, requirements of the Town of Marana Roadway Design Standards, and ADOT/AASHTO specifications, and local fire district standards. ACCESS CONTROL The project is laid out so that all lots take access from internal roadways; there is no direct access to the proposed Grier Road alignment. This precedent should be followed by other development. There is a need for some degree of access control to preclude direct driveway access to the proposed access roads. The HCS analysis (Run 15) demonstrates that a roadway with eight access point per anile will accommodate this project. ALTERNATIVE MODES ACCESSIBILITY Alternative modes include public transit, bicycle, and pedestrian travel. The project site is not currently served by any of these modes. Future construction of access roadways should address-- and provide where warranted-- sidewalks and bicycle facilities. Service by public transit can be provided because roadway geometrics and design vehicle requirements will t accommodate public transit vehicles. j Local streets within the development will include sidewalks for pedestrian use. Bicycle travel will be accommodated on local streets in the project without ( the need for exclusive or shared bicycle lanes. TRUCKS/DELIVERY ACCESS The project site does not include retail or commercial activities requiring routine access by delivery vehicles. The roadway design will facilitate access and circulation by moving vans, parcel delivery, construction vehicles, and service equipment. EMERGENCY VEHICLE ACCESS Access to and within the project site will accommodate the turning and clearance requirements of standard fire equipment and police vehicles. Emergency vehicles should be able to reach internal locations within the project. © 1994 All Right Reserved Curtis Lueck & Associates Tucson, AZ 602-743-8748 La Mirage Estates Traffic Impact Analysis Final Report July, 1994 Page 24 12 The Town's General Plan was last updated in 1987. It is supported b an ADOT- P PP Y sponsored Small Area Transportation Study complete by JHK & Associates in 1989. 13 The Specific Plan was prepared for Commercial Investment Southwest, Inc. in 1989. The plan covers a large area on both sides of I-10, including the project site. The plan calls for the La Mirage Estates site to contain a mixture of land uses including office/business, commercial, moderate density residential, and a small amount of open space. The current proposal is likely to require modification of the Specific Plan, which would essential be a "down zoning" to lower intensity uses. The Specific Plan also indicates roadway alignments that would need to be reconsidered to conform with the roads shown on the La Mirage Estates preliminary plat. 14 The Town's Roadway Development Guidelines, 1990, were also prepared by JHK as part of the Small Area Study, discussed in note 12, above. The standards described therein are similar to those of Pima County and are consistent with regional and national engineering design guidelines. 19 Specifics are contained in Arizona Revised Statutes § 40-337.01, et seq. and from the staff of the ACC. 20 The issues of transportation conformity, major investment studies, and regionally significant roadways are discussed at length in the federal rule for metropolitan transportation planning published at 58 FR 58040. They will be addressed in PAG's ongoing update of the Metropolitan Transportation Plan and the related CO conformity analysis being conducted by PAG staff. 21 The attenuation of noise due to distance is a function of distance from source, terrain features, and atmospheric conditions. A range of 3 to 6 dBA reduction for each doubling of distance is typical in the and southwest when structures, vegetation, and noise walls are not present to further reduce noise levels. 22 If the Moore Road alignment crossing is replaced with a grade separation, the use of the horn will no longer be needed. The cumulative noise levels from rail and highway traffic will be less than 75 dBA and much more easily mitigated. I© 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 15 Personal communication with Jerry Jones and Peter Doerken, March 1994. 16 This is indicated in the I-10 Desi Concept Report , 1990, and is consistent with on-going � p � g g practice to make the I-10 frontage roads continuous and one-way throughout the urbanized area. 17 See ITE's Trip Generation, An Informational Report, 5th Edition, 1991. PAG has recently completed a travel demand study, but it is unlikely to provide better guidance than the cited reference due to limited knowledge of the market for the La Mirage Estates and the socio- economic attributes of future home buyers. 18 Personal communications with Karen Morehouse, PAG -TPD, March 24, 1994. 19 Specifics are contained in Arizona Revised Statutes § 40-337.01, et seq. and from the staff of the ACC. 20 The issues of transportation conformity, major investment studies, and regionally significant roadways are discussed at length in the federal rule for metropolitan transportation planning published at 58 FR 58040. They will be addressed in PAG's ongoing update of the Metropolitan Transportation Plan and the related CO conformity analysis being conducted by PAG staff. 21 The attenuation of noise due to distance is a function of distance from source, terrain features, and atmospheric conditions. A range of 3 to 6 dBA reduction for each doubling of distance is typical in the and southwest when structures, vegetation, and noise walls are not present to further reduce noise levels. 22 If the Moore Road alignment crossing is replaced with a grade separation, the use of the horn will no longer be needed. The cumulative noise levels from rail and highway traffic will be less than 75 dBA and much more easily mitigated. I© 1994 All Right Reserved Curtis Luech & Associates Tucson, AZ 602-743-8748 1 i J Appendix A Preliminary Meetings and Establishment of Scope of Work if u if 11 P, F iJ Curtis Lueck & Associates Transportation Planning Floodplain Engineering Environmental Policy Mr.err J yJones DJA Engineering Corp. 1870 West Prince Road, Suite 48 Tucson, AZ 85705 Dear Mr. Jones: March 14, 1994 Re: Doerken Parcel/Town of Marana Traffic Impact Analysis ,Phase I CLA 94103 Phase I of the Doerken/Marana traffic impact analysis is now complete. This phase establishes the scope of the study through coordination with reviewing agencies. This was accomplished by a series of meetings with representatives of the Town of Marana and the Arizona Department of Transportation. The attached checklist shows the topics to be addressed, and also will act as a general outline for the report. The checklist is the outcome of the meetings summarized in the attachment. Additional guidance will come from ADOT's Traffic Impact Analysis for Proposed Development. CLA has begun to collect traffic information from ADOT and PAG -TPD. I have also spoken with railroad specialists at the Arizona Corporation Commission. Most of the information needed to complete the study appears to be available, and so the draft Phase II report should be ready in about two weeks. I will keep you apprised of the progress of the study and any significant issues that may arise. I will also need to obtain from you some clean copies of the site plan and aerial photos for inclusion in the report. Please feel free to call me if you have any questions or comments. Si rely, 1. Cur is C. Luec Ph.D., P.E. Principal 5780 West El Camino del Cerro Tucson, Arizona 85745 602-743-8748 FAX 602-743-0418 DOERKEN/MARANA MEETING SUMMARY Date: February 23, 1994 Attendance: Mick Mathieu (GLHN, representing TOM engineering), Curt Lueck (CLA) Subject/Remarks: Discussed the use of ADOT Traffic Impact Analysis for Proposed Development for this study. Covered basic issues of review schedules and coordination with ADOT and SPRR. Study approach was acceptable, pending subsequent discussion with Town staff. Date: March 4, 1994 Attendance: Gerald Flannery (Town of Marana), Mick Mathieu (GLHN, representing TOM engineering), David Jones (DJA Engineering Corporation), Curt Lueck (CLA) Subject/Remarks: Provided project overview to Town staff including project phasing and status. Described analytical approach to the traffic impact analysis. Discussed internal circulation on the site and the need to modify/amend the Town's General Plan for consistency. Invited Town to attend scheduled meeting with ADOT traffic engineers to discuss study scope and methods. See attached agenda/handout used at this meeting. Date: March 8, 1994 Attendance: Marshall Beaty (ADOT Traffic Supervisor), Debra Sykes (ADOT District Permits Supervisor), Curt Lueck (CIA). Subject/Remarks: ADOT was pleased at the suggested use of the ADOT method for the traffic study and encouraged the use of the checklist as a means of determining study needs. Staff provide additional contacts for traffic count and safety information. Ms. Sykes expressed interest in the proposed drainage scheme for the project. CLA indicated that DJA would be asked to contact her on this issue. ADOT indicated that a two week review would be needed. Ms. Sykes provided a permit application for DJA's use, and advised of the need for the owner to sign the application. DOERKEN/MARANA TRAFFIC IMPACT ANALYSIS MARCH 4, 1994 10:30 A.M. AGENDA 1. Introductions 2. Project Overview 3. Project Schedule 4. TIA Methodologies - Follow ADOT's Traffic Impact Analysis for Proposed Development - Study horizon "opening year" and 2015 to coincide with PAG forecast - Study area -- site access drives, all signalized intersections and major unsignalized intersections within one mile of project. - Use ITE Trip Generation Rates - Use McTrans Highway Capacity Software (HCS) - Assess initial phase and build out - Relate project to I-10 General Plan, PAG -MMP, Town of Marana General Plan. - Discuss alternative modes, safety (including rail crossing), and other issues defined by ADOT procedure. - TIA will contain summaries of meetings and discussions. - Transportation -related air quality, noise, and other environmental considerations not part of the study. - Report to include existing conditions photos (air/ground) Curtis Lueck & Associates 5780 West El Camino Del Cerro Tucson, AZ 85745 602-743-8748 5. Information Sources - Historic/current traffic counts on I-10 and frontage-- ADOT -Local road traffic volumes -- PAG -TPD and Town -new counts by CLA if needed -Accident data -- ADOT -Rail volume and safety -- ACC and SPRR 6. TIA Submittal Approach - Brief presentation to Town and ADOT prior to review - Revise and resubmit -Town and ADOT review schedule = ? 7. Other Issues Curtis Lueck & Associates 5780 West El Camino Del Cerro Tucson, AZ 85745 602-743-8748 1 1 1 1 L� Curtis Lueck & Associates TRAFFIC/ACCESS REPORT CHECKLIST The Traffic/Access Report Checklist is intended to be used as a tool for defining the need for and scope of study, the responsibilities of the various participants, and the methods of analysis on a case-by-case basis. It is intended that this scope be determined early in the project planning phase and that the completed checklist become a part of the submitted study. The Traffic/Access Report may have six basic components, the complexity of which depends upon the project being analyzed. The following statements describe, in general terms, what may be required, and who would prepare the particular elements. In many instances, a given study element will not be required or could alternatively be incorporated by reference. The checklist accommodates these decisions. In most cases, study elements will be prepared by the project proponent. For purposes of this discussion, the project proponent may be a private developer or a public agency responsible for implementing a new or modified land use. The term "agency" refers to a governmental body responsible for providing a portion of the study information or analysis, and should be designated in the checklist. Space is provided for comments which can be used, for example, to define what planning model should be used. Additional comments should be provided on separate sheets, if needed. The final section regards review and permit fees. These should be discussed in the preliminary meeting and submitted with draft and final reports, as required by the responsible agency. The following discussion provides additional information about each of the major study elements. I. LAND USE Project Description Describe the proposed project in terms of location, area, proposed density and use, zoning, and other pertinent factors. Also identify the project owner and the probable time frame for project implementation. Existing Conditions Define existing land uses in the vicinity of the project, as established during the presubmittal meeting. Define existing zoning, land uses, ownership, sensitive areas, political considerations, and other factors determined appropriate during the preliminary coordination meeting. Copyright 1992 Curtis Lueck & Associates Tucson, AZ 1 Future Conditions (Without Project) Describe what the project vicinity would be like in the planning horizon (typically 20 years) if this project was not constructed Define alternative land uses consistent with adopted land use plans, as well as the "no -build" alternative. H. TRANSPORTATION FACILITIES Description of Existing Facilities Provide a detailed description of existing transportation facilities, including roadways, transit, bicycle and pedestrian facilities, and the general condition of each of these components. Providing a list of deficient transportation system components within the study area in a narrative form Description of Programmed Improvements Identify programmed improvements to the transportation system, including roadways, transit, and alternative modes. Indicate which public or private entity is responsible for funding and construction of these improvements and, when construction and implementation are anticipated Also, identify the source of this information such as a regional transportation plan, capital improvement program or other documents. Multi -modal Considerations Describe how transit, pedestrian, and bicycle traffic is currently accommodated, how current transportation plans reflect improvements or changes to alternate modes, and how this project will accommodate alternate modes. Related Plans and Programs Identify all public and private transportation and land use plans and programs that could be directly or indirectly affected by this proposal. Examples include the regional transportation plan, capital improvement programs, roadway maintenance schedules, transit operations, land use and area plans, and nearby rezonings. j t LI J III. TRAFFIC ANALYSIS Existing Traffic Conditions Define existing traffic volumes (daily and peak hour), peak hour factors, vehicle classification, vehicle occupancy rates, accident statistics, and other pertinent background information. Future (Without Project) Traffic Conditions Define the planning horizon (typically twenty years) traffic forecasts if this project were not to be constructed. Also evaluate levels of service, projected accident rates, and other pertinent factors, as determined appropriate during the preliminary coordination meeting. Project Trip Generation Determine average daily trip generation, peak hour trip generation associated with the development, and peak hour traffic on nearby roadways. Differentiate the time periods when peak traffic occurs for both the development and the surrounding network. Estimate how much of the traffic is new traffic, and how much is passer-by travel. IAlternative Modes Describe current and future pedestrian, transit, and bicycle access in the project study area. Discuss what travel options are available to residents, employees, customers, or clients of the proposed development. Project VMT Provide an assignment of project related traffic to the regional transportation network. The network loading analysis should utilize an already -approved transportation planning model, or an alternative model or manual method approved by the local agency. Capacity Analysis Provide capacity analysis for intersections, roadway sections, and major access points such as focal point driveways and new roadways for peak hours and average day. Utilize procedures in the Highway Capacity Manual, or alternative procedures approved by the reviewing agencies. 11 i Accident Rates Discuss historic, current, and future or projected accident rates within the study area. Describe how this project will affect traffic safety, and what measures are incorporated to help ' mitigate current safety problems, if any. Special Studies In some situations, special studies may be necessary to evaluate current traffic, future travel demand, right-of-way requirements, or other factors affecting planning and design of the project.. The need for these studies should be identified early in the planning process as well as a designation of who is responsible for preparing and funding these studies. IV. ACCESS ANALYSIS Design Vehicle Designation In recognition of the proposed land uses, define the appropriate design vehicle for access and circulation purposes. An industrial development, for example, may require a different design vehicle than a commercial or residential development. Designation of a design vehicle will also impact pavement structural design, sight distance requirements, and other site design criteria. Geometric Design Standards Once a design vehicle has been selected, horizontal geometrics will be partially defined. - However, additional design standards should be incorporated by reference or defined explicitly in this study. Of importance is vertical curves, both sag and crest, approach gradient at the 1 arterial intersection, proximity to vertical curve crests, and the provision of a "landing area" for entering vehicles. Access Functional Classification For all proposed access points, establish a functional classification based on projected travel demand, utilizing definitions in the AASHTO Green Book or Highway Capacity Manual. As a general rule, there should be no more than one level of difference in functional classification between intersecting roadways. In other words, the intersection of an arterial with a collector roadway could be acceptable, whereas the intersection of an arterial with a residential driveway would not. 1 w Location Analysis For location, distance, each proposed access evaluate its acceptability relative to sight capacity, spatial separation, traffic signal warrants, arterial impacts, intersection impacts, safety, proximity to property lines, effect on access to adjoining property, and the need for auxiliary lanes for acceleration, deceleration, or turning movements. This is a critical portion of the report and will help establish justification for the changes in access or proposed new access points. Utilize procedures contained in the Highway Capacity Manual, AASHTO Green Book, TIE Handbook, or special studies to complete this section. Alternative Modes Access Describe how transit, pedestrians, bicycles, and carpools will be accommodated both in a regional and site-specific context. Trucks/Deliver y Accessibility Indicate how larger vehicles, particularly trucks and delivery vans, will access the site and circulate within the site. Describe any conflicts regarding lane intrusion on public i roadways, sight distance problems, and on-site circulation considerations. Emergency Access ' Describe how emergency vehicles can access the site, paying particular attention to circuity of travel associated with access restrictions. Relate the emergency design vehicle to the site design vehicle to assure physical accessibility to all portions of the site and circulation elements. V. JUSTIFICATION/NEEDS ANALYSIS Alternatives Considered Describe all reasonable access alternatives considered for the project. Include a discussion of connection to lower functional classification streets, if any, and the potential for constructing new lower classification (collector) facilities. Preferred Alternative Indicate which alternative is preferred, and why, from a public, as well as private standpoint. Also discuss the implications of denial of the requested access points. 1 L! Mitigation Strategies ' Describe, in a narrative or graphic form, access mitigation measures incorporated into the site design. Such strategies could include turn restrictions, consolidation of access joint - use driveways, frontage roads, construction of collectoddistributor roadways, special delivery access, and related design techniques. VI. SUPPORTING DOCUMENTS Aerial Photographs Provide a current aerial photograph of the project area, preferably in plan view. An oblique aerial photo may also be utilized to help put the project setting into context. Aerial photos should be at such a scale as to be meaningful in the study. Typically a 1" = 100' planimetric photo would be useful. r G ound Photos Utilize ground photographs to illustrate current roadway conditions, sight distance problems, or special conditions of the project site or its setting. ' Transportation System/Network Utilize a line drawing or system map to identify important components of the ' transportation system within the study area. Development Plan Include a copy of the project development plan, if any, in the appendix to the report. Trip Generation Analysis Provide computer printouts or manual calculations of the trip generation analysis in the appendix. Be sure to clearly indicate which land use categories (ITE) are applied to various uses within the project. Transportation Model Output and Input P P P Provide this information in the appendix, or on floppy disk, if requested. Congestion Analysis ' For projects affected by a congestion management plan (Maricopa, Pima County) Provide an analysis of how the proposed project will conform with requirements of that plan. Calculations ' Provide all pertinent supporting calculations, cost estimates, and assumptions in the appendix. ' Air Quality/Environmental Analysis Provide a transportation air quality or environmental analysis of the project site, if required by the local agency. Major considerations include carbon monoxide hot spots, traffic noise, visual or light intrusion into adjoining neighborhoods, or other considerations as warranted by other local conditions. List of References Provide a list of references and supporting documents using either a number or name - date system This is particularly meaningful for documents incorporated by reference, such as adopted regional plans and national or local standards. Engineer's Seal/Signature The report should be prepared under the direction of a design professional in accordance with state law. In many cases, particularly when there are design implications, the report should be sealed by a professional engineer. Letters of Agreement/Commitment Some projects will require joint access agreements, right-of-way dedications, impact ' fees, or other agreements or commitments on the part of the project proponent. Copies of these documents should be appended to the report in its final form. Preliminary Engineering Design Preliminary design of project access, as well as the project development plan, should be provided for agency review whenever sight distance, capacity improvements, or other physical modifications to the public roadway are anticipated. 1 Review Fees Provide a check (s) for report review fees, access permits, or other fees as established during the project coordination meeting. If any review fees have been waived, so indicate and rprovide documentation of the waiver. 1 1 FJ 1 fj Ij L� r] t v R V O h < w w � d EC u O F .J O U L 7 V a � i y O a� w as °a u d con z„ a a x U W U F` a u o d emW W ¢ c W R U � d o ¢ a a F O � ^ •� O .�r VJ 3 mxo x oaf a 3 3 e ¢aaa aFm z °,S�icv �Uw Ib Vi Q 6! L' 1 O " N ' � C d W V S 0 �O" O O E, ° E 5 C U O O •� 7pN O O Op a0i O' Upp v y O O¢ O •a •a 'y a '� a� c � 4� �° a w a a. ,a�� W £ °w0 •C e7 �tp_p aC N t y K8b HHUc�Ua:aw. . . . . aaQb Appendix B HCS Output f! 1 RUN 1 1985 HCM:TWO-LANE HIGHWAYS **************************************************************** FACILITY LOCATION.... Amole Road ANALYST .............. Lueck TIME OF ANALYSIS..... am peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 5 PERCENTAGE OF BUSES ......................... 2 PERCENTAGE OF RECREATIONAL VEHICLES......... 4 DESIGN SPEED (MPH) .......................... 60 PEAKHOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 50 / 50 LANEWIDTH(FT)............................. 12 USABLE SHOULDER WIDTH (AVG. WIDTH IN FT.)... 4 PERCENT NO PASSING ZONES .................... 50 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV --- ----- ----- ----- ----- ----- ----- A 2 1.8 2.2 .92 1 .9 B 2.2 2 2.5 .92 1 .88 C 2.2 2 2.5 .92 1 .88 D 2 1.6 1.6 .92 1 .92 E 2 1.6 1.6 .97 1 .92 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 80 ACTUAL FLOW RATE: 80 SERVICE LOS FLOW RATE V/C ------------ ----- A 208 .09 LOS FOR GIVEN CONDITIONS: A B 475 .21 C 813 .36 D 1423 .6 E 2501 1 I I Run 2 1985 HCM:TWO-LANE HIGHWAYS **************************************************************** FACILITY LOCATION.... Amole Road ANALYST .............. Lueck TIME OF ANALYSIS..... am peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 5 PERCENTAGE OF BUSES ......................... 2 PERCENTAGE OF RECREATIONAL VEHICLES......... 4 DESIGN SPEED (MPH) .......................... 60 PEAK HOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 50 / 50 LANE WIDTH(FT)............................. 12 USABLE SHOULDER WIDTH (AVG. WIDTH IN FT.)... 4 PERCENT NO PASSING ZONES .................... 50 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV --- ----- ----- ----- A 2 1.8 2.2 ----- ----- .92 ----- 1 .9 B 2.2 2 2.5 .92 1 .88 C 2.2 2 2.5 .92 1 .88 D 2 1.6 1.6 .92 1 .92 E 2 1.6 1.6 .97 1 .92 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 280 ACTUAL FLOW RATE: 280 SERVICE LOS FLOW RATE V/C ------------ ----- A 208 .09 B 475 .21 C 813 .36 D 1423 .6 E 2501 1 LOS FOR GIVEN CONDITIONS: B r e rj r e l 1 Run 3 1985 HCM:TWO-LANE HIGHWAYS FACILITY LOCATION.... I-10 East frontage Road ANALYST .............. Lueck TIME OF ANALYSIS..... PM Peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... Section North of Amole Road and south o f Trico-Marana A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 8 PERCENTAGEOF BUSES ......................... 3 PERCENTAGE OF RECREATIONAL VEHICLES......... 6 DESIGNSPEED (MPH) .......................... 60 PEAK HOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 50 / 50 LANE WIDTH (FT)....... ••.......... 12 USABLE SHOULDER WIDTH (AVG.WIDTHIN FT.)... 6 PERCENT NO PASSING ZONES .................... 75 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV A 2 1.8 2.2 .92 1 .85 B 2.2 2 2.5 .92 1 .82 C 2.2 2 2.5 .92 1 .82 D 2 1.6 1.6 .92 1 .88 E 2 1.6 1.6 .97 1 .88 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 150 ACTUAL FLOW RATE: 150 SERVICE LOS FLOW RATE V/C A 110 .05 LOS FOR GIVEN CONDITIONS: B B 360 .17 C 699 .33 D 1318 .58 E 2395 1 Run 4 1985 HCM:TWO-LANE HIGHWAYS **************************************************************** FACILITY LOCATION.... I-10 East frontage Road ANALYST .............. Lueck TIME OF ANALYSIS..... PM Peak, interim DATE OF ANALYSIS..... 5/16/94 OTHER INFORMATION.... Section North of Amole Road and south o f Trico-Marana A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 8 PERCENTAGEOF BUSES ......................... 3 PERCENTAGE OF RECREATIONAL VEHICLES......... 6 DESIGN SPEED (MPH) .......................... 60 PEAK HOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 50 / 50 LANE WIDTH(FT)............................. 12 USABLE SHOULDER WIDTH (AVG. WIDTH IN FT.)... 6 PERCENT NO PASSING ZONES .................... 75 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV --- ----- ----- ----- A 2 1.8 2.2 ----- 1 ----- ----- 1 .85 B 2.2 2 2.5 1 1 .82 C 2.2 2 2.5 1 1 .82 D 2 1.6 1.6 1 1 .88 E 2 1.6 1.6 1 1 .88 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 350 ACTUAL FLOW RATE: 350 SERVICE LOS FLOW RATE V/C ------------ ----- A 119 .05 B 391 .17 LOS FOR GIVEN CONDITIONS: B C 760 .33 D 1432 .58 E 2469 1 Run 5 1985 HCM:TWO-LANE HIGHWAYS **************************************************************** FACILITY LOCATION.... Grier Road (Future) ANALYST .............. Lueck TIME OF ANALYSIS..... PM peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... Hypothetical case-- build out; two lan e road A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 6 PERCENTAGE OF BUSES ......................... 2 PERCENTAGE OF RECREATIONAL VEHICLES......... 4 DESIGNSPEED (MPH) .......................... 50 PEAKHOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 40 / 60 LANE WIDTH(FT)............................. 12 USABLE SHOULDER WIDTH (AVG. WIDTH IN FT.)... 6 PERCENT NO PASSING ZONES .................... 50 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV --- ----- ----- ----- A 2 1.8 2.2 ----- ----- 1 ----- 1 .89 B 2.2 2 2.5 1 1 .87 C 2.2 2 2.5 1 1 .87 D 2 1.6 1.6 1 1 .91 E 2 1.6 1.6 1 1 .91 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 800 ACTUAL FLOW RATE: 800 SERVICE LOS FLOW RATE V/C ------------ ----- A 224 •09 B 510 .21 LOS FOR GIVEN CONDITIONS: C C 875 .36 D 1533 .6 E 2555 1 Run 6 1985 HCM:TWO-LANE HIGHWAYS **************************************************************** FACILITY LOCATION.... Grier Road (Future) ANALYST .............. Lueck TIME OF ANALYSIS..... PM peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... Hypothetical case-- build out; two lan e road A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ........................ 6 PERCENTAGEOF BUSES ......................... 2 PERCENTAGE OF RECREATIONAL VEHICLES......... 4 DESIGN SPEED (MPH) .......................... 50 PEAKHOUR FACTOR............ .............. 1 DIRECTIONAL DISTRIBUTION (UP/DOWN).......... 40 / 60 LANEWIDTH(FT)............................. 12 USABLE SHOULDER WIDTH (AVG. WIDTH IN FT.)... 6 PERCENTNO PASSING ZONES .................... 50 B) CORRECTION FACTORS ------------------------------------------------------------- LEVEL TERRAIN E E E f f f LOS T B R w d HV --- ----- ----- ----- ----- ----- A 2 1.8 2.2 1 ----- 1 .89 B 2.2 2 2.5 1 1 .87 C 2.2 2 2.5 1 1 .87 D 2 1.6 1.6 1 1 .91 E 2 1.6 1.6 1 1 .91 C) LEVEL OF SERVICE RESULTS ------------------------------------------------------------- INPUT VOLUME(vph): 1000 ACTUAL FLOW RATE: 1000 SERVICE LOS FLOW RATE V/C ------------ ----- A 224 .09 B 510 .21 LOS FOR GIVEN CONDITIONS: D C 875 .36 D 1533 .6 E 2555 1 Run 7 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET.. 45 PEAK HOUR FACTOR ..................... .9 AREA POPULATION ...................... 10000 NAME OF THE EAST/WEST STREET......... Amole NAME OF THE NORTH/SOUTH STREET....... I-10 Frontage Road NAME OF THE ANALYST .................. Lueck DATE OF THE ANALYSIS (mm/dd/yy)...... 05-16-1994 TIME PERIOD ANALYZED ................. PM peak OTHER INFORMATION.... Existing conditions INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T -INTERSECTION MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT -- 28 0 18 THRU -- 0 20 3 RIGHT -- 0 16 0 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES -- 2 1 1 ADJUSTMENT FACTORS --------------------------------------------------------------------- Page -2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ----------------- ------- ---------- EASTBOUND ----- --- ---------------- --- - WESTBOUND 0.00 90 20 N NORTHBOUND 0.00 90 20 N SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ------------- ----------- ------------- EASTBOUND --- --- --- WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT ----------- CRITICAL GAP ------------ -------------- MINOR RIGHTS -------- WB 6.10 6.10 0.00 6.10 MAJOR LEFTS SB 5.30 5.30 0.00 5.30 MINOR LEFTS WB 7.40 7.40 0.00 7.40 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; PM peak OTHER INFORMATION.... Interim conditions CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------- -------- --------- ------------ ------------ --- MINOR STREET WB LEFT 254 730 712 712 RIGHT 0 943 943 943 MAJOR STREET SB LEFT 40 998 998 998 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; PM peak OTHER INFORMATION.... Interim conditions 458 A 943 A 958 A Run 9 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET.. 45 PEAK HOUR FACTOR ..................... .9 AREA POPULATION ...................... 35000 NAME OF THE EAST/WEST STREET......... Amole NAME OF THE NORTH/SOUTH STREET....... I-10 Frontage Road NAME OF THE ANALYST .................. Lueck DATE OF THE ANALYSIS (mm/dd/yy)...... 05-16-1994 TIME PERIOD ANALYZED ................. AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T -INTERSECTION MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EB WB NB SB ---- ---- ---- ---- LEFT -- 1 0 1 THRU -- 0 240 1 RIGHT -- 600 200 0 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES -- 2 2 1 ADJUSTMENT FACTORS Page -2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ------- ---------- ---------------- ----------------- EASTBOUND ----- --- --- - WESTBOUND 0.00 90 40 Y NORTHBOUND 0.00 90 20 N SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ----------- ------------- ------------- EASTBOUND --- --- --- WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- -------- ----------- ------------ MINOR RIGHTS WB 6.10 5.10 0.00 5.10 MAJOR LEFTS SB 5.80 5.80 0.00 5.80 MINOR LEFTS WB 7.90 7.90 0.00 7.90 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- MOVEMENT MINOR STREET WB LEFT RIGHT MAJOR STREET SB LEFT POTEN- ACTUAL FLOW- TIAL MOVEMENT RATE CAPACITY CAPACITY v(pcph) c (pcph) c (pcph) p M ------- -------- --------- - SHARED RESERVE CAPACITY CAPACITY c (pcph) c = c - v LOS SH R SH ---------- ------------ --- 1 438 437 437 733 923 923 923 1 589 589 589 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 436 A 190 D Run 10 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET.. 45 PEAK HOUR FACTOR ..................... .9 AREA POPULATION ...................... 35000 NAME OF THE EAST/WEST STREET......... Amole NAME OF THE NORTH/SOUTH STREET....... I-10 Frontage Road NAME OF THE ANALYST .................. Lueck DATE OF THE ANALYSIS (mm/dd/yy)...... 05-16-1994 TIME PERIOD ANALYZED ................. AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T -INTERSECTION MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT -- 1 0 1 THRU -- 0 240 1 RIGHT -- 600 200 0 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES -- 2 2 1 ADJUSTMENT --------------------------------------------------------------------- FACTORS Page -2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR ----------------- RIGHT TURNS EASTBOUND ------- ---------- ----- --- ---------------- --- - WESTBOUND 0.00 90 40 N NORTHBOUND 0.00 90 20 N SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ------------- EASTBOUND ----------- ------------- --- --- --- WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT ----------- CRITICAL GAP ------------ -------------- MINOR RIGHTS -------- WB 6.10 6.10 0.00 6.10 MAJOR LEFTS MINOR LEFTS SB 5.80 5.80 0.00 5.80 WB 7.90 7.90 0.00 7.90 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------- -------- --------- ------------ ------------ --- MINOR STREET WB LEFT 1 438 437 437 RIGHT 733 742 742 742 MAJOR STREET SB LEFT 1 589 589 589 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project Buildout/ Year 2015 436 A 9 E 588 A Run 11 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET.. 45 PEAK HOUR FACTOR ..................... .9 AREA POPULATION ...................... 35000 NAME OF THE EAST/WEST STREET......... Amole NAME OF THE NORTH/SOUTH STREET....... I-10 Frontage Road NAME OF THE ANALYST .................. Lueck DATE OF THE ANALYSIS (mm/dd/yy)...... 05-16-1994 TIME PERIOD ANALYZED ................. AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T -INTERSECTION MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT -- 1 0 1 THRU -- 0 240 1 RIGHT -- 350 100 0 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB LANES -- 2 2 1 ADJUSTMENT --------------------------------------------------------------------- FACTORS Page -2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ----------------- EASTBOUND ------- ---------- ----- --- ---------------- --- - WESTBOUND 0.00 90 40 N NORTHBOUND 0.00 90 20 N SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ------------- EASTBOUND ----------- ------------- --- --- --- WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT ----------- CRITICAL GAP ------------ -------------- MINOR RIGHTS -------- WB 6.10 6.10 0.00 6.10 MAJOR LEFTS MINOR LEFTS SB 5.80 5.80 0.00 5.80 WB 7.90 7.90 0.00 7.90 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections CAPACITY AND LEVEL -OF -SERVICE Page -3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------- -------- --------- ------------ ------------ --- MINOR STREET WB LEFT 1 480 479 479 RIGHT 428 791 791 791 MAJOR STREET SB LEFT 1 672 672 672 IDENTIFYING INFORMATION 478 A 363 B 671 A NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections Run 12 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET.. 45 PEAK HOUR FACTOR ..................... .9 AREA POPULATION ...................... 35000 NAME OF THE EAST/WEST STREET......... Amole NAME OF THE NORTH/SOUTH STREET....... I-10 Frontage Road NAME OF THE ANALYST .................. Lueck DATE OF THE ANALYSIS (mm/dd/yy)...... 05-16-1994 TIME PERIOD ANALYZED ................. AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T -INTERSECTION MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT -- 1 0 1 THRU -- 0 400 1 RIGHT -- 400 250 0 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES -- 2 2 1 ADJUSTMENT FACTORS Page-2 --------------------------------------------------------------------- PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS --------------------------------- ----------------- EASTBOUND ----- --- --- - WESTBOUND 0.00 90 40 N NORTHBOUND 0.00 90 20 N SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ------------------------------------- EASTBOUND --- --- --- WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP --------------------------------------------- MINOR RIGHTS WB 6.10 6.10 0.00 6.10 MAJOR LEFTS SB 5.80 5.80 0.00 5.80 MINOR LEFTS WB 7.90 7.90 0.00 7.90 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections CAPACITY AND LEVEL -OF -SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------- -------- --------- ------------ ------------ --- MINOR STREET WB LEFT 1 311 310 310 RIGHT 489 642 642 642 MAJOR STREET SB LEFT 1 436 436 436 IDENTIFYING INFORMATION 309 B 153 D 435 A NAME OF THE EAST/WEST STREET...... Amole NAME OF THE NORTH/SOUTH STREET.... I-10 Frontage Road DATE AND TIME OF THE ANALYSIS..... 05-16-1994 ; AM peak OTHER INFORMATION.... Project buildout, year 2015; assumes two sym etrical intersections Run 13 1985 HCM:RAMP ANALYSIS PAGE 1 **************************************************************** FACILITY LOCATION.... I-10 off ramp/Marana Road ANALYST .............. Lueck TIME OF ANALYSIS..... AM peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ................. 6 (Typical - 200 #/HP) PEAK HOUR FACTOR ..................... 1 HIGHWAY DESIGN SPEED (mph)........... 70 (BUSES AND RV'S ARE CONSIDERED AS TRUCKS) LEVEL TERRAIN B) INPUT INFORMATION ------------------------------------------------------------- NO. OF LANES ON FREEWAY : 3 (per direction) ANALYSIS RAMP CHARACTERISTICS: ***************************** (1) RIGHT-HAND RAMP. (2) ONE LANE RAMP. UPSTREAM ANALYSIS DOWNSTREAM RAMP FREEWAY RAMP RAMP VOLUME N.A. 2685 1400 N.A. % TRUCKS N.A. 6 3 N.A. RAMP TYPE N.A. N.A. OFF N.A. DISTANCE N.A. N.A. N.A. N.A. 1985 HCM:RAMP ANALYSIS PAGE 2 C) RAMP ANALYSIS RESULTS ------------------------------------------------------------- TRUCK PRESENCE IN LANE 1: 49 % OF FREEWAY TRUCKS RAMP ANALYZED ALONE USING FIGURE I.5- 7 IDENTIFYING INFORMATION ---------------------------------------------------------------- FACILITY LOCATION.... I-10 off ramp/Marana Road TIME AND DATE........ AM peak ; 05-16-1994 OTHER INFORMATION.... V1 Vr Vf **** **** ***** VPH 1378 1400 2685 ET 1.7 1.7 1.7 Fhv 0.96 0.98 0.96 PHF 1.00 1.00 1.00 PCPH 1435 1429 2797 CHECKPOINT VOLUME LOS ********** ****** *** FREEWAY: 2797 B DIVERGE: 1435 C IDENTIFYING INFORMATION ---------------------------------------------------------------- FACILITY LOCATION.... I-10 off ramp/Marana Road TIME AND DATE........ AM peak ; 05-16-1994 OTHER INFORMATION.... 1 t Run 14 1985 HCM:RAMP ANALYSIS PAGE 1 **************************************************************** FACILITY LOCATION.... I-10 off ramp/Marana Road ANALYST .............. Lueck TIME OF ANALYSIS..... AM peak DATE OF ANALYSIS..... 05-16-1994 OTHER INFORMATION.... without Doerken project A) ADJUSTMENT FACTORS ------------------------------------------------------------- PERCENTAGE OF TRUCKS ................. 6 (Typical - 200 #/HP) PEAK HOUR FACTOR ..................... 1 HIGHWAY DESIGN SPEED (mph)........... 70 (BUSES AND RV'S ARE CONSIDERED AS TRUCKS) LEVEL TERRAIN B) INPUT INFORMATION ------------------------------------------------------------- NO. OF LANES ON FREEWAY : 3 (per direction) ANALYSIS RAMP CHARACTERISTICS: ***************************** (1) RIGHT-HAND RAMP. (2) ONE LANE RAMP. UPSTREAM ANALYSIS DOWNSTREAM RAMP FREEWAY RAMP RAMP ******** ******* ******** ********** VOLUME N.A. 2685 1180 N.A. % TRUCKS N.A. 6 3 N.A. RAMP TYPE N.A. N.A. OFF N.A. DISTANCE N.A. N.A. N.A. N.A. 1985 HCM:RAMP ANALYSIS PAGE 2 **************************************************************** C) RAMP ANALYSIS RESULTS ------------------------------------------------------------- TRUCK PRESENCE IN LANE 1: 49 % OF FREEWAY TRUCKS RAMP ANALYZED ALONE USING FIGURE I.5- 7 V1 Vr Vf **** **** ***** VPH 1274 1180 2685 ET 1.7 1.7 1.7 Fhv 0.96 0.98 0.96 PHF 1.00 1.00 1.00 PCPH 1327 1204 2797 CHECKPOINT VOLUME LOS ********** ****** *** FREEWAY: 2797 B DIVERGE: 1327 C IDENTIFYING INFORMATION ---------------------------------------------------------------- FACILITY LOCATION.... I-10 off ramp/Marana Road TIME AND DATE........ AM peak ; 05-16-1994 OTHER INFORMATION.... without Doerken project F� Run 15 HCS: Multilane Highways hwa s Release 2.2 File Name DOERKEI5.HC7 Facility Section..... Grier Road (proposed) From/To......... •.. I-10 Front to site Analyst.......... .. Lueck Time of Analysis..... PM Peak Date of Analysis..... 05/16/94 Other Information.... Assumes project build out A. Adjustment Data-------------------Direction-1---Direction-2 ------------------ Volume 800 600 Percentage of Trucks and Buses 0.0 0.0 Percentage of Recreational Vehicles 0.0 0.0 Ideal Free -Flow Speed 40.0 40.0 Peak -Hour Factor or Peak 15 Minutes 0.90 0.90 Lane Width 12.0 12.0 II, , Access Points per Mile 8.0 8.0 Distance from Roadway Edge 2.0 2.0 Type of Median D D B. Adjustment Factors j�E E F F F F F Terrain Type T R HV M LW LC A ------------ ----- ----- ----- ----- LEVEL 1.50 1.20 1.00 ----- 0.00 0.00 ----- ----- 3.60 2.00 1.50 1.20 1.00 0.00 0.00 3.60 2.00 C. Level of Service Results--------Direction-1 -------------------------------------------------------------- Direction 2 Service Flow Rate (Vp) 444 333 Average Passenger Car Speed (mph) 34 34 Free Flow Speed (mph) 34 34 Density (pcpmpl) 13 10 Level of Service (LOS) B A Appendix C Agency Review Comment Letters ME SYMINGTON GOMM LARRY S. 80NINE DWSAW 16:4Z' FPQM GLHN, INC. FIL 7430418 P.01 ARIZONA DEPARTMENT OF TRANSPORTATION - District 2 1221 'son, Arizona 85726-7306 0-14 Mr. Gerald Flannery, Planning Administrator Town of Marana 13251 N. Lon Adams Marana, Arizona 85653-9723 RE: TRAFFIC ANALYSIS ON LA MIRAGE ESTATES (MARANA) Dear Mr. Flannery: Please accept my apology for the delay in responding to the above traffic study. Our review of the traffic report indicates a possible need for minor improvements at the intersections of Amoie Road/Frontage Rd. and Lettuce Lane/Frontage Rd. The report states that under Phase One of the development, traffic generated by the development will not significantly impact the Frontage Road intersections. However, it is ADOT's practice to evaluate significant impacts at full buildout and to determine appropriate roadway improvements. Since improvements are mentioned in the report, ADOT would be interested in the future roadway improvement plans for Amole Road and Lettuce Lane at the Frontage Road. Therefore, in order to fully evaluate the report, please have the proposed frontage road improvement plans added to the report. As presented, without the improvement plans, the report was well documented and easy to follow. If I can be of further assistance, please call me at 620-5431 or Marshall Beaty at 620-5432. Sincerely, 004� veA4.7" Dennis B. Alvarez, P.E. Tucson Regional Traffic Engineer DSA:MB:mb c: B. Higgins M. Dunbar D. Sykes J. Cunnigham M. Beaty Post-It7l' brand fax transmittal memo 7671 1 # of pages 10 1 cC' Y"W Co. CO. i. Fax k '741 ' Oftl i Cp 4 Y Ta GARY K ROSINSON Soo ErvimW LGI x au z (u-� o f/c ,& 6n REVIEW: TRAFFIC IMPACT ANALYSIS: LUECK FOR: DOERKEN — LA MIRAGE ESTATES F L E GOOD JOB: Well planned, well organized, well presented, attractive and professional Some comments offered: 1. As is true, with very few exceptions, a number of minor editorial improvements are noted. 2. This report was not prepared for the Town of Marana, but for Peter Doerken/Doerken Properties. Is the Town of Marana file number correct? Even so, it does not belong in the title. 3. The section number (26) should be evident on the "Project Location", Exhibit 1, Page 4. 4. Considerable confusion exists as to the location of a roadway (?) called "Lettuce Lane". Please clarify. 5. Trico—Marana Road does not exist in the Town of Marana just Marana Road. 6. The intersection, in question, however, called "Trico—Marana interchange" herein is the Marana interchange not because of the road, but because it is the interchange located (at the time) at Marana. 7. The undercrossing of the freeway at that location is actually an extension of Sandario Road. 8. The directions "north" or "east" lose some definition when used to refer to directions which are essentially northwest and northeast, etc. (typ). 9. Exhibit 3 directions of flow on the frontage road would be helpful. 10. The intended meaning is uncertain in the last full paragraph on Page 7. Please review again. 11. The discussion of noise levels and mitigation thereof is interesting. The table on Page 16 indicates that while the level of noise from the freeway is only slightly less than that from the railroad, the combination shows only a similar dis—similarity (relatively). One can note, however, that the freeway noise is a fluctuating continuous noise, whereas that from the railroad is intermittent. 12. The Town of Marana can possibly offer some staff support and can assist in obtaining consideration of noise mitigation, but it is improbable to expect the Town to be a major participant in sharing the costs of such an effort. 13. The full development of the Doerken property (as before us) of 520 lots certainly requires that a second egress from the area be developed. Potential development of other property east of the freeway/railroad only accentuates that need. It is noted that both Marana planning and the Rancho Marana Specific Plan call for a road running southeasterly from this area and terminating at Tangerine Road. That route may be slow in developing, but it should be allowed for at this time. 14. The Moore Road (moved north) interchange would provide another alternative, but its realization is probably even farther away in time. In the meantime, consideration might be given to applying for a grade crossing to/from the frontage road at that location. 15. In the meantime, there is "Lettuce Lane" (note that Lettuce Lane is a platted street in Adonis, but it does not extend to the frontage road). Is it the unofficial crossing which now exists at the Moore Road section line? Or is it further north? In either event, if it has permanent merit as a location, application should promptly be made to make it official (as Mr. Lueck has pointed out). It could be lost for lack of action. 16. It should be noted that the existing Grier Road (north of the existing Adonis development) has only 75 feet of right—of—way. That right—of—way is limited by development on the south and by private ownership and Town limits on the north. It has also been invaded by the berm erected to deflect storm water run—off. 17. It may also be questioned whether the existing wandering alinement between Adonis and the railroad crossing is the best route for a collector to serve the area. 18. It should not be overlooked, also, that any roadway crossing the railroad right—of—way must also - cross a strip that is expected to serve as a floodway. Major roads may also involve major structures. 19. If the area of Marana, northeast of the railroad and extending at least as far south as Tangerine Road, is to be developed, it becomes obvious that specific long—range planning is required. It probably can only be accomplished, at this time, by a cooperative effort involving the Town and all affected property owners. Respectfully submitted, GLHN, Inc. Town of Marana Enginee Morg hnson, P. R.L.S. Senior Civil Engineer June 1, 1994 V it a ( M&" -,r I -I AC,tt4/-- L a / --La Mirage Potential Conditions: 'A-4- .4� 1) RR crossing shall be improved to Union Pacific and A.D.O.T. standards prior to the fHt4 plat submittal of Phase IVnr wit Pn rhP a� =aso Tr ip �A;�'r IS i �s ttat[ OF A-Sf�u� Few 2) Offsite road improvements shall be completed prior to e or I onstructe at the expense of the developer. 3) At least one well site shall be operating prior to the beginning of home construction in Phase I. 4) Developer shall dedicate a second well site to the Town of Marana, the timing and construction of which shall be in accordance with the water service agreement. er664rrt P 61 f •C • 5) The waste water treatment facility shall be operating 1p or to the beginning of home construction in Phase I. 6) Recreation Facilities shall begin with the recordation of Phase I. r@. ; ep--- e„* D ftin•-The Club House shall be constructed and operating prior to the final plat approval of -Phase IV. a 5ti4l ( vuI 1 T” A lbuc K v2c,,4 r -ift i N �a-Nc l �r/c 77 7pe ?/,*5e 4,,Jw 5 05; 6 7) Dedication of right-of-way of improvements or Moore Road shall be subjectP�c� G��. (0 to approval of the Town Engineer. �- %%7Z #PPW4 011 INI 5 VG PC set. ,xecorb 4m" 1 %4A Via O T-29-97 04:38 PM TOWN.OF.MARANA 520 682 2654 r r fr MARANA, TOWN OF MARANA 13101 NOM ton Adams Road Marana, AZ 85653 (520)682-3401 fax(520)682-2654 FACSIMILE TRANSMITTAL Pkv Paces: 2 Frnm: G� P.01 ❑ Urgent Q For Review ❑ Please Comment ❑ Please Reply Q Please Recycle *�*Pref*+�,;+**:►**x�,►,v*******�**,t**r�*t*t***�,r*art*,►,r,►*******:�,�.,►�*�x�*x�►�r�r****�r****t���,►��r*�:.+v� PLEASE DELIVE11 r Pkv Paces: 2 Frnm: G� P.01 ❑ Urgent Q For Review ❑ Please Comment ❑ Please Reply Q Please Recycle *�*Pref*+�,;+**:►**x�,►,v*******�**,t**r�*t*t***�,r*art*,►,r,►*******:�,�.,►�*�x�*x�►�r�r****�r****t���,►��r*�:.+v� PLEASE DELIVE11 OCT -29-97 04:38 PM TOWN.OF.MARANA I 520 682 2654 P. 02 �...,.T—e4-�L- _S 4j 4j -r Y _.� .S---o_.M____-��-_ ---- 13) 41CR L 7 NOV-04-97 10:58 AM TOWN.OF.MARANA 520 682 2654 P.01 0 MARANA, 13251 OF . MARANA larana, AZ 85653 -3401 fax(520)682-2654 FACSIMILE TRANSMIZTTAL Fa<,Yumber• [] Urgent Please Comment Please Recycle C] For Review [] Please Reply rt,►,t,t**,v***w+tx�v***�#'Ar#**t*fit*i*tie*���***t**,t,r��v��a�►s��#�it�:*��*�*�:baY,r�*!fi*,r.t,ri,t*�,a.a*+r�ir��,�**� PLEASE DELIT1311 NOV-04-97 11:42 AM TOWN.OF.MARANA 520 682 2654 P.02 `14 0t, y;: 1-: =1Z UU1 Pvaf•II" brand 14x transininal memp 707t 1091p■s•s • 1.)NOFFICIAL phone � o� del p ft M • .. �� F■Y / �� y PIMA COUNTY DWISION OF ELECTIONS OLD COUM"Ou3B 116 N CHURCH AVE LARRY SANILI OaFGTon TUCSON, ARIZONA 65701 1198 PH. 18021740-8408 April 0, 1992 I, Larry Dahill. Director, the fallowing Pima County Division of Elections, do hereby certify results are true and correct; that the Special Referendum Election for the Town of Marana was conducted according to the laws enumerated in Arizona Revised Statutes. TOWN OF MARANA SPEOtAL RMnUU 1DUM SIASCTION APRIL 7, 1902 PIMA 00%=q ARIZONA RAL= QtWrrION - ( 888 ATTACH ) VOTING AREA VOTING AREA 2 AL POSITION 20 YES 1 343 44.06X POSITION 26 NO 346 75 421 54.11% OVER OR UNDER VOTES 13 1 14 1.79% BALLOTS COUNTED 641 137 778 RROISTRATION 10089 222 1,311 TURNOUT 58.86% 6=.71X 59.34% ABSENTEE CAST Ill 5 VALID AND COUNTED 199 4 AWECTID FOR CAUSE Z 1 "TO BE VERIPXZD" BALLOTS S 0 • VALID AND COUNTED 5 0 • included in totals Aespectfully submitted. Larry Dahill, Director Subscribed and Sworn to before as this day of 1992, Notary Public My commission expired! ti. a ti LL. LA. f ■ awo 000 - pp W_J -i LA- -j N e--1 Uh�z = W Zzw .© �g w z O Z� z W 5 E=Z LUQ 0m E3 2 Q N G ? L C NZd Zo opU ,;,4.0 C) LA. tF 3: co 0 0 6. c A V' v . CV OZ O z - O2pOU.-C GN z<L� wg0 OZpp. ,�-=�Mr 2'.c 0 �.o CL �O W©—d0 wQJO a > W� ZZZVZ J=ZW >b5 200 � �, N C 0� UW az _ a corn c °: E C M i wOvQ H °`c c� r o CA Z C. W HZpo }-ZUQ c Cdr-- E I 4) n)r V. r.! O a W 2 U .. C O U +• Lai Z VOZ0 aOWW in �t O c44 C C O C ' m i w to U F- o C V r= A .r 75 0 C C *. ¢acn E �Q or- da E T9'd vs9Z Z89 9ZS ONVNVW'd0'NMO1 WF/ Zb: TT L6-VO-AON lO o 'n O 6a a 47 CN �.G.� ► cz47 H r C � LLJ .o n0 EE Low Immm W .P.- N O y !O E O# l0 5 a, '- a o -- E n }y H m m 2 ; .i J H G` 6a C c� y O' c= _ °7 E �> E m a, JEW C aah. v O C C 41 vs9Z Z89 9ZS ONVNVW'd0'NMO1 WF/ Zb: TT L6-VO-AON Oct 23-97 03:05P T . o . M . Deve l opment Center- 15206823-749 P_ 02 -- �� � f7j glUttriCL� ARTICLE X EMINENT DOMAIN SECTION 10.1 Definition of Tal:Ing. The term "taking" as used in this Article shall mean condemnation by eminent domain. or sale - under : threat of condemnation of all or any portion of the Common Areas. SECTION 10.2, Representation by Board in Condemnation Proceedings. In the event of a threatened taking of all or. any portion of the Common Areas, the Members hereby appoint. the Board and such persons as the Board may delegate to represent all of the Members in connection with tht taking. The Board shall act in its sole discretion with -respect to any awards being made in connection with the taking and shall be entitled to make a voluntary sale to the condemnor in lieu of engaging in a condemnation action. SECTION 10.3 Inverse Condemnation. The Board is authorized to bring an action in inverse condemnation, In.such event, the provisions of this Article shall apply with equal force. SECTION 10A . Award for Common Areas.: Any awards received, on account of the taking of Common Areas shall be paid to the Association, The Board may in its sole discretion retain any award in the general funds of the Association or distribute pro rata all or a portion thereof to the Members. The rights of an Owner and the Mortgagee of his Lot as to any pro rata distribution shall be governed by the provisions of the Mortgage encumbering such Lot. ARTICLE XI USE RESTRICTIONS SECTION 11.1 'Age Restrictions, Because the Cowered Property is intended by Declarant to be a community of persons of ;nature age exempt from the familial discrimination provisions of the Fair Housing Act (42 USC § 3601 eta., and as promulgated in substantially the same form in Arizona, Arizona Revised Statutes Section 41-1491.04,'as either may be amended from time to time), it is hereby established as a requirement for the Covered Property that each Lot thereon shaII be occupied by at least one (i) Qualifying Resident. All other persons occupying a Lot shall be Qualifying Permanent Residents, provided, however, that a person hired to provide live-in, long term cr terminal health care to a Qualifying Resident for compensation may also occupy a Lot during any tune such person is actually providing such care. The Qualifying Resident and Qualifying Permanent Resident may have as guests persons under nineteen years of a z far eriods of time not exceeding ninety (90) days total for each suc any to elve-month Period. n the des or dissolution of marriage, or upon ,hospitalization, or other prolonged absence of the Qualified Resident, any Qualifying Permanent Resident shall be entitled to continue his or her occupancy, residency or use of the Lot, provided that in the opinion of the Association such occupancy, residency of use shall not cause the Covered Property to lose, or become in imminent risk of losing, its exemption from the familial discrimination provisions of the Fair Housing Act dealing with housing for older persons. The 37 In277 172V Oct -23-97 03:05P T.o.M. Development Center -15206823749 P.03 Association shall be the sole judge of whether the Covered Property is at any time --in imminent risk of. the losing the said exemption. It shall henceforth be the duty and obligation of each record Owner of a Lot, prior to reselling and'reconveyirtg the'Lot, t� ascertain that, after purchase; at'least one occupant will be a Qualifying Resident, subject to the provisions abcve, and shall further confirm this fact to the Association at least 14 working days prior to such conveyance. This Declaration, , as it pertains to age -restrictions governing the Lots, may only: be amended with the written consent of the Declarant until such time. as all Lots within the Initial Property and Annexation Property have been sold to an Owner other than Declarant. The occupancy regulations of this Section dealing with minimum age restrictions apply to all occupants, whether Owners or tenants, and to all leases as well as'sales. It is understood that ultimate responsibility for compliance with the provisions hereof rests_, with the Owners. it is the duty of each Owner to comply therewith and make appropriate :notification to the Association; each Owner acknowledges that the pattern of resales of lots can be difficult to control or predict, and that compliance with the aforementioned restrictions relating to Qualifying Residents depends upon the cooperation of the Owners as a whole. The Association shall assist in the monitoring of compliance with *the terms hereof by maintaining records of the age of occupants of each Lot and periodically updating those records. SECTION 11.2 Private Residential Purposes. All Lots shall be occupied and used by the respective Owners solely for private single family residential use of the Owner, his family, tenants and social guests and for no other purpose. No gainful occupation, profession, trade or other non-residential use shall be conducted within the Covered Property, except that (a) Declarant may maintain sales offices, construction offices and sales models on the Covered Property, and (b) an Owner may carry on a "Home Occupation", as provided below. "Home,Occupation° as permitted by this Section means private consultation and advice in trades and professions, and the sales or creation of art work, small wares and miscellaneous goods at a retail level, and includes consultation by professionals such as accountants, lawyers, and doctors, but no portion of the Covered Property nor any dwelling unit shall be used for the MI -time general practice of any profession, nor as a lodge, regular club meeting place, religious institution, revivalist, cult or sect meeting place, nor may the interior of any dwelling unit be used for medical or surgical treatment or procedures. An Owner or occupant residing in a dwelling unit may conduct a Home Occupation solely within the private confines of a residence so long as: a) the existence or operation of the business activity is not apparent from the outside of the dwelling unit, and no sound or smell from the outside of the dwelling unit indicating the conduct of business is detectable; b) the business activity conforms to ail zoning requirements for the property; c) the business activity does not involve frequent or annoying traffic by persons coming on the Covered Property who 38 1, n 2 7:7. 17.22 ► i -03-1997 1 J - 53AH R FRC)'A . PJuR TvVcS 1 FIRE DIST .520 S871 1034 P. 1 NoRumEST Fwxr hscu DISTRICT' SiE161YNG RE E)EviS OF THE NUIcTH`NVT.sT FRE DJsm'-IT, TFC FLOwiNGWEas C<o1yiU1rm-y . j AND Tran Towii of 'INWr NPv .AALDMnazom 4701 N. LA Cv(-A i.A B1 vr). ♦ Tucsn--q. AR170NA 95705 ♦ (520) 887-1010 FAX (520) 887-1034 FRO.M THE OFkIC'E OF T.YE CHIEF hTovember 3, 1997 Sandy Oroseclose Town of Marana Fax: 682-2654 Re: Red Hawk Annexation Agreement The Northwest Fire District began discussing. tb-..possibility of annexation with the Red %bawl: developers back in 1995. At the time, "both RuraUMetro and 1VorthweSt were used as competitive bidders by the developer. The final results from the annexation discussions are as foliews: • Red Hawk would annex 75% of phase i into the fire district Once ready for development, subsequent land would annexed into the fire district, jwA after zoning approval and prior to breaking ground • Phase 2 and other property would be annexed as those areas became developable • Provisions for fire response into the mountain preserve area that isnot already within the fire district were made to limit brush fire risks There you are: Should you have any further needs about, this matter please let rw know. Jeff Piechura NTc*'!u1;7FST FIRE. DIS'IRI(.: is 4 PuBL.IC CKFATF-D, 'lVl1T 1 "-NT-) CRI"PAYED kY 11*, PLBLIC — DF.DICATU)'K•. Ur Ml.�V Z ., :-f bO"_ EAIH!�U=t.: _ t .-V'D"WO .-� ilbhu: ` CY r _AI' 117,D1(' iL #t.'L" CCNiMC ITY S£kNIC,=& La Mirage Potential Conditions: 1) RR crossing shall be improved to Union Pacific and A.D.O.T. standards prior to the final plat submittal of Phase IV or when the Average Daily Traffic (ADT) warrants improvement to the RR crossing. 2) Offsite road improvements shall be completed prior to the recordation of Phase IV or when the ADT warrants such improvements and shall be constructed at the expense of the developer. 3) At least one well site shall be operating prior to the beginning of home construction in Phase I. 4) Developer shall dedicate a second well site to the Town of Marana, the timing and construction of which shall be in accordance with the water service agreement. 5) The waste water treatment facility shall be operating prior to the beginning of home construction in Phase I. 6) Recreation Facilities shall begin with the recordation of Phase I. IDekn for -rhe Club House shall be constructed and operating prior to the final plat approval of Phase IV. 7) Dedication of right-of-way and cost of improvements for Moore Road shall be subject l/ to approval of the Town Engineer. � {U TUO WATER QUESTIONS - FROM ED HONEA 1. How many wells are needed for La Mirage? 2 wells. - 'a) Pumping capacity? ,1,000GPM 1000 x 1440=1,440,000GPD CMt�7� �i SIL t 6ktld�� 2. What size storage tank in gallons? 1000 GPM for 2 hours for houses under 3600 sq. ft. =120,000 Gallons storage for fire flow. 3. For houses over 3600 sq. ft. 1500 GPM for2ours = 180,000 gallons storage for fire flow(see.Northwest Fire on this.) 4. 351 Gallons per housing unit x 508 housing units =178,308 gallons per day. -- (120,000 Fire Flow + 178,308 Customer usage = (298,308) 5. (180,000 Fire Flow + 178,308 = 358,308.) This is not including any water that might be used on a golf course. Talk to CMID for possible irrigation water for golf course. 6. How many pressure pumps will be needed? a. what are the pumping capacities needed for each pump? 7. How much water is required for a golf course? (9 Hole = 225 AF per year) — (18 Hole = 450 AF per year) a. Will this effect Marana's GPCPD? Yes. 9 b. Will we pay penalties? Yes. \ pV 8. How much effluent will be created ? a. Per home, Per day 189 GPD..—? 31 AC b. Per 508 Homes Per day 96,012 GPD ? 9. What is the total capacity needed for: a. 1 Home = 2.7 People per Household x 130 GPCD = 351 Gallons Per Day, per ADWR b. 508 Homes =1,371.6 people total =178,308 Gallons Per Day. c. Fire needs =1,000 GPM for 2 hours = 120., 000 Gallons = 298,308 Gallons. 10. Where is the "208" Plant going to be located? South of the 1roiect on Doerkin Property. (see map) 11. Who will be allowed to hook-up to the 11208" Plant? La mirage, Adonis, Carlier 125 acres, (Teramar/klipp 350 acres, Deconcini 85 acres?) Whiskas? 12. Who will own the effluent? A. County b. Town of Marana c. La Mirage.(�A 6E��N pt A Peak Ice se ��cf N/prw C.A'li.1) of O.C. fvC59c/