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Home My WebLink About07/05/2006 Blue Sheet Tangerine Thornydale Specific Plan TOWN COUNCIL MEETING INFORMATION MEETING DATE: TOWN OF MARANA July 5, 2006 AGENDA ITEM: J.2 TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin, AICP, Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2006.20: Relating to Development; approving and authorizing a rezoning to create the Tangerine Thornydale Specific Plan. DISCUSSION Summarv of Application The Planning Center on behalf of Mike Teufel Investments requests approval to rezone a 58.8- acre site to develop single family duplex residential units on 32 acres, retail and office commercial development on 11.1 acres, and retaining 15.7 acres of open space. The subject area is located along Tangerine Road at the northwest comer of Tangerine and Thornydale Roads. Approval of this rezoning would rezone the subject area to "F" Specific Plan and adopt the Tangerine/Thornydale Specific Plan. The purpose of the specific plan zoning option is to provide functionality and creativity in site planning and design. The Tangerine/Thornydale Specific Plan integrates a development plan with development regulations supportive of the site's natural resources and preserves natural open space and wildlife corridors. This Specific Plan would allow a cluster development that limits total site disturbance to 40 percent, while the development regulations include standards for the preservation of the natural undisturbed land. The Tangerine/Thornydale Specific Plan also provides for an alternative housing type in allowing for attached duplex units on minimum 3,500 square foot lots per unit. The standards for disturbance and locations of open space areas were developed in response to informal consultation with US Fish and Wildlife Service. The plan provides for preservation of north-south washes as well as east-west corridors that foster wildlife movement through the site. Rezonine: ReQuest The subject property is approximately 58.8 acres. The applicant proposes a 107-unit gated residential development and a separate retail/office development located at the intersection of Tangerine Road and Thornydale Road. A major wash bisects the property, separating the residential area from the commercial area. The Tangerine/Thornydale Specific Plan proposes to preserve approximately 34 acres of natural undisturbed open space while providing two recreational areas of approximately 7,000 square feet each to serve the residential community. The applicant proposes a development of approximately 2.5 RAC on the residential portion of the project. The homes will be built as attached duplex units with one common lot line in 070506 PCZ-05l5l Tangerine Thomydale Specific Plan TC conformance with residential design standards set forth in the specific plan that address site planning, architectural treatments, and landscaping. General Plan The Town of Marana General Plan Update, ratified March 11,2003, designates the subject area as Rural Density Residential (RDR). The proposed rezoning also requires a minor amendment to the General Plan. The minor amendment is incorporated into this process and would allow for the General Plan land use designation to be changed from Rural Density Residential (RDR) to Master Planning Area (MP A). The proposed project meets the criteria for a minor amendment. The Marana General Plan identifies this site in the Environmentally Sensitive Lands Chapter, and goals for Environment are important in guiding the development of this site. The proposed onsite development conforms to the General Plan's goals for new developments to be planned and built in ways that are sensitive to the natural terrain and still satisfy market needs. This proposal addresses those needs and provides the Town with an alternative housing type. This rezoning supports the environmental policy of disturbance mitigation for new development. Circulation Primary access to the commercial area will be from Thornydale Road. Driveways will align with those serving the Tangerine Crossing project on the east side of Thornydale. One access will be provided from Tangerine Road with right-inlright-out turning movements. Camino De Manana will provide access to the residential area through a gated entrance. The Camino De Manana right-of-way has been or will be abandoned east of the Oldfather Road alignment and through the Tortolita Vistas subdivision north of the development. The residential lots will be served by four local, privately owned and maintained streets that form a rectangular pattern. Two east-west streets and two north-south streets will terminate in a series of cul-de-sacs with emergency access to Tangerine Road. The local neighborhood streets will include wedged curbs and should have minimal effect on drainage patterns. The development will have on-street parking in addition to two covered spaces in garages and parking in driveways within each lot. The Developer will dedicate an additional 125 feet of street right-of-way along Tangerine Road and an additional 45 feet of right-of-way along Thornydale Road. The project also includes improvements to Camino De Manana and the intersection at Tangerine Road and any other improvements warranted by further traffic studies for this development. Open Space. Recreation. and Trails The set-aside area will remain as natural undisturbed open space in perpetuity through the creation of a conservation easement. The conservation easement will run with the land and be enforced by the homeowners association. The applicant proposes approximately 34 acres of natural undisturbed open space and 0.3 acres for functional open space for two community parks. The first park, located near the entrance, will be designed as an interpretive park in a natural setting. The second park will include a ramada and picnic facilities landscaped with natural vegetation. The land use concept plan depicts three bridges spanning the two longitudinal washes through the residential area. Should the developer reduce the number of bridges, the concept plan must be revised; this could result in fewer residential units and/or reduced site disturbance. Trails will be extended along Thomydale Road, Tangerine Road and along the Camino De Manana trail, along with local trails to connect the neighborhood parks to the residential areas and the commercial development. Trails will be improved with decomposed granite surfacing in all developed areas. There will also be trail access through the major washes with native soil surfaces and/or sandy wash bottoms. None ofthe major washes will be disturbed Sewer & Water All lots will be served by a proposed extension of the Pima County Wastewater Management sewer system. The Tortolita Vistas subdivision, located immediately north of the subject property, will extend sewer along Camino De Manana through the subject property. Pima County Wastewater Management has sufficient capacity to serve the area and the developer will enter into a sewer service agreement with Pima County prior to development plan or subdivision plat approval. Potable water will be provided by Tucson Water, as there are already existing Tucson Water mains in the area. The City of Tucson Water Department has provided a letter indicating the area has an assured water supply. Schools The Developer has agreed to a voluntary contribution to the Marana Unified School District for each dwelling unit. ATTACHMENTS Application; Location map; Tangerine Thomydale Specific Plan RECOMMENDATION Staff recommends approval subject to the following conditions: RECOMMENDED CONDITIONS OF APPROVAL 1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. 2. This rezoning is valid for five years from the date of Town Council approval. If the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, R-144, upon action by the Town Council. 3. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into the Northwest Fire District or otherwise provide for fire protection service. 4. The design of all streets and circulation related facilities, including the gated access, shall be accepted by the Northwest Fire District prior to the Planning Commission's consideration of the preliminary plat. 5. The HOA, as established and accepted by the Town of Marana, to control, maintain, and manage both residential areas and open space shall implement those recommendations set forth in the Specific Plan. 6. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 7. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of the final plat. 8. The preliminary plat shall be in general conformance with the Land Use Concept of the Tangerine/Thomydale Specific Plan. Any changes to the Land Use Concept that reduce the number of bridges spanning washes shall require reconfiguration of the site and could result in a reduction of the number of residential units and/or a reduction in the amount of site disturbance. 9. The Developer shall dedicate, or cause to have dedicated, an additional 125 feet along the northerly property line to meet the future 350 feet right-of-way for Tangerine Road and an additional 45 feet along the easterly property line to meet the future 150 foot right-of-way for Thomydale Road. 10. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 11. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of the water plans. 12. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 13. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. 14. Upon adoption of the ordinance by the Mayor and Council approving the Tangerine Thomydale Specific Plan, the applicant shall provide the planning department with the following final edition of the Tangerine Thomydale Specific Plan: one non-bound original; 25 bound copies; and one digital copy in Microsoft Word or other acceptable format within 60 days of the adoption. SUGGESTED MOTION I move to adopt Ordinance No. 2006.20, with the recommended conditions. MARANA ORDINANCE NO. 2006.20 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE TANGERINE THORNYDALE SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 56 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, as depicted on Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on May 31, 2006, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held July 5,2006, and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Rural Density Residential to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 58.8-acres of land located within a portion of Section 31, Township 11 South, Range 13 East, at the northwest comer of Tangerine Road and Thomydale Road (the "Rezoning Area"), changing the land use designation from Rural Density Residential to Master Planning Area. Section 2. The zoning of approximately 58.8-acres ofland located within Section 31, Township 11 South, Range 13 East, at the northwest comer of Tangerine Road and Thomydale Road (the "Rezoning Area"), is hereby changed from "R -144" (Single Family Residential, 144,000 square foot minimum lot size) to "F" (Specific Plan) creating the Tangerine Thomydale Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of single family residential, commercial, and recreation and open space uses subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. Marana Ordinance No. 2006.20 Page 1 of3 2. This rezoning is valid for five years from the date of Town Council approval. If the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 3. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process ofhaving the Property annexed into the Northwest Fire District or otherwise provide for fire protection service. 4. The design of all streets and circulation related facilities, including the gated access, shall be accepted by the Northwest Fire District prior to the Planning Commission's consideration ofthe preliminary plat. 5. The HOA, as established and accepted by the Town of Maran a, to control, maintain, and manage both residential areas and open space shall implement those recommendations set forth in the Specific Plan. 6. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 7. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of the final plat. 8. The preliminary plat shall be in general conformance with the Land Use Concept of the Tangerine/Thomydale Specific Plan. Any changes to the Land Use Concept that reduce the number of bridges spanning washes shall require reconfiguration ofthe site and could result in a reduction ofthe number of residential units and/or a reduction in the amount of site disturbance. 9. The Developer shall dedicate, or cause to have dedicated, an additional 125 feet along the southerly property line to meet the future 350-foot right-of-way for Tangerine Road and an additional 45 feet along the easterly property line to meet the future 150-foot right-of-way for Thomydale Road. 10. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 11. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Maran a Utilities Director and/or Tucson Water prior to the approval of the water plans. 12. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 13. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. Marana Ordinance No. 2006.20 Page 2 of3 14. Upon adoption of the ordinance by the Mayor and Council approving the Tangerine Thornydale Specific Plan, the applicant shall provide the planning department with the following final edition of the Tangerine Thornydale Specific Plan: one non-bound original; 25 bound copies; and one digital copy in Microsoft Word or other acceptable format within 60 days of the adoption. Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions ofthe Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2006.20. Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town of Maran a, Arizona, this 5th day of July, 2006. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Marana Ordinance No. 2006.20 Page 3 of3 Exhibit A: Legal Description Tangerine/Thornydale Specific Plan The South 1040 feet of the East half of Section 31 Township 11 South Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona; . EXCEPT the East 30 feet lying within Thornydale Road as established by instrument recorded in Docket 1064 page 2~5, records of Pima County, Arizona; and EXCEPT the South 50 feet lying within Tangerine Road according ,to Book 7 of Road Maps page 83, records of Pima County, Arizona; and EXCEPT any portion lying within Camino de Manana Road No. 220, according to Book 2 of Road Maps, Pages 1 to 4 Inclusive, records of Pima County, Arizona; and EXCEPT the triangular portion of land at the corner of Tangerine and Thornydale as described in Docket 12203 at page 6168 of the records of Pima County. Exhibit B Tangerinel Thornydale Specific Plan CASE NO. PCZ-05151 >:~ tt ERY' ~ll / - ,~v 1\ \ Y '\ J (~f- -r.- - Ii '4 ~ ~ 1 -/ f-- B Y ;q f Moore Rd I I -0 0:: ~ " ,5 ~ -0 (5 1'\'\,1 I I / :=b , ~jJ ~',L - /J' i Q Project I r- ~ Site l/ T<VlgeO~ ))( Crossing t ( -;;) - [{- HU ~ I~ Sonoran Preserve on Ihe Bajada 1 -1 I-- Dove ountain 0> (jj Q) o 0> ~O o co 'E 1'0 <.> W= \- -------\ ~ I - L I I. Tange one Rd 1= I ~ I ~~ rn U 1'/(1 ~ """" \1.D j.J a frl-r,.n-, Sky Ranch fl '<.I.J ..f)-,. ~ fi jP I f/ j.F~y '#~ The Town of Marana provides this map information 'As is' at !he request h of !he user with the understanding that il is no! guaranteed to be accurate. II correct or complete and condusions drawn from such information are the responsibility of !he user, , ~ In no event shall !he Town of Marana become liable to users of these data, or any other party, for any loss or direct. indirect. special, incidental or . 0 consequential damages, including but no! Hmited to time, money, or goodwill. arising from !he use or modification of the data, I (fJ 0.2 0.4 Miles r A request for rezoning approximately 58.8 acres of land from "R-144" (Single Family Residential, 144,000 square foot minimum lot size) to "F" Specific Plan.. ~ MARANA ~/l" """''''......... TOWN OF MARANA Planning Department 11555 W. Civic Center Dr. Marana AZ 85653 (520) 382-2600 Fax: (520) 382-2639 t<, ,<; , PLANNING & ZONING APPLICATION 1. TYPE OF APPLICATION' (Cheek One) ; ,'\'. ;:1 o Preliminary Plat o Final Plat o Development Plan o Landscape Plan . o Native Plant Permit o General Plan Amendment o Specific Plan Amendment X Rezone/Specific Plan o Significant Land Use Change o Minor Land Division o Variance o Conditional Use Permit o Other 7./~~'3(,-D"SA, Z/'1--;~ -tJtJ,e General Plan Designation (To be confirmed b staff) Current Zoning (To be confirmed by staff) Proposed Zoning Gross Area (Acre/Sq. Ft.) DevelopmentlProject Name Project Location Description of Project Property Owner Street Address City Fax Number E-Mail Address tzu::"G611 A-'Z-- 867/8 Contact Person Applicant Street Address ChA.l'"le6 U"/~rn 1'J1/ ~u ~39S h. tPrAde /zd. State Zip Code Phone Number A-z. SS7() '1 UsZO)1&J6 -7.555 ~n / PJ"I/z.. 1"ht: ?/4hl1i Cth.f.u-- I/f) ~. a"iud, AY~, SI~. u~UJ State Zip Code Phone Number A-z.. g57f// (5Z())~2.3 "Ilf~ Phone Number City 1U?6P/7 Fax Number E-Mail Address Contact Person (ezo) 1"'6 - 5Z/1 A?f'il II <! ptIIhwa 'deM Phone Number (5ZO 7'15 -7665 AgentlRepresentative Street Address City 7'ZtCt;PI7 Fax Number E-Mail Address (5Zb) {,ZZ-!'1G"D ""'Ie.J1~4.-&t!4.Z-p~I7I1' ~6;n VA./Uz U-Id <L- Town of Marana Business License No. Contact Person I, the undersigned, certifY that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writing by the owner to file this application and checklist. (If not owner of record, ,attach written ,authoriZation from the owner.) . )' '*' ' ~ ~ ~~~R:~'6<5)5' \\ 'W. rY=>r.A' C~~ R:.l.,OSll-ODI C~ \ ~-VlJl, j20bJh valt:.n U/dA- Print Name of A licant/A ent /1- 3P-tJ5 Date X:\SHARED FILES\Review Checklist\Application.doc May 2005 r ,... TANGE RI N E/THORNYDALE SPECIFIC PLAN r r"" MTI-Q 1 PCZ-05151 r - r"" - I ~ r"'I I r r r . . r ! r I ro ,... 110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950 www.azplanningcenter.com ,.... ]HE PLANNING III '~I T ANGERINElTHORNYDALE SPECIFIC PLAN PCZ-05151 Submitted to: TOWN OF MARANA 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: Tangerine Developments LLC P.O. Box 65934 Tucson, Arizona 85728 Prepared by: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 With assistance from: Kimley-Horn & Associates 1860 East River Road, Suite 100 Tucson, Arizona 85718 And: Arroyo Engineering 5675 North Oracle Road, Suite 3203 Tucson, Arizona 85704 ~THE PLANNING CENTER November 2005 Revised April 2006 Revised May 2006 For clarification of material contained in this Specific Plan, please contact: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 ~THE PLANNING CENTER Table of Contents Section I - Introduction A. Specific Plan Summary............................................................................................................ 1-1 B. Location..................................................................................................................... .............. 1-1 C. Authority and Scope................................................................................................................ 1-4 Section II - Development Capability Report A. Introduction............................................................................................................................. 11-1 B. Existing Land Uses................................................................................................................. 11-1 1. Existing On-Site Land Use and Zoning .............................................................................11-1 2. Existing Conditions on Properties within a 1,4-Mile Radius ................................................ 11-2 3. Well Sites.......................................................................................................................... 11-5 C. Topography and Slope........................................................................................................... 11-7 1. Hillside Conservation Areas................... .......... ............... ..................... ...................... ....... 11-7 2. Rock Outcrops.................................................................................................................. 11-7 3. Slopes of 150/0 or Greater..... .................. ........... ....................... ...... ........ ......... ................. 11-7 4. Other Significant Topographic Features... ............................... ......................................... 11-7 D. Hydrology..................................................................................................................... .......... 11-9 1. Off-Site Hydrology............................................................................................................ 11-9 2. Pre-Development On-Site Hydrology................................................................................ 11-9 3. Jurisdictional Waters....................................................................................................... 11-10 E. Vegetation............................................................................................................................ 11-14 1. Vegetative Communities and Associations on the Site ................................................... 11-14 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species................................................................................................................................. 11-14 3. Vegetative Densities............... ........................................................................................ 11-14 F. Wildlife.................................................................................................................................. 11-17 1. Presence of State-Listed Threatened or Endangered Species ....................................... 11-17 2. High Densities of a Given Species.............................................. ........................ ............ 11-17 3. Aquatic or Riparian Ecosystems ..................................................................................... 11-17 G. Soils......................................................................................................................... ............. 11-17 H. Viewsheds............................................................................................................................ 11-21 1. Viewsheds Onto and Across the Site................... ........ ..................................... .............. 11-21 2. Visibility from Adjacent Off-Site Uses................... .......... ................................................. 11-21 I. Traffic Circulation and Road System.................... ........... ...... ................. ...................... ......... 11-28 1. Existing and Proposed Off-Site Streets..... ............ ........ ........................ .......................... 11-28 2. Existing Access and Rights-of-Way........................ .................................................... .... 11-30 3. Roadway Improvements................................................................................................. 11-31 4. Intersections................................................................................................................... 11-31 5. Alternate Modes.............................................................................................................. 11-31 J. Recreation and Trails............................................................................................................ 11-32 1. Open Space, Recreation Facilities, Parks, and Trails ..................................................... 11-32 K. Cultural Resources............................................................................................................... 11-34 L. Existing Infrastructure and Public Facilities.............. ............. .............. ........................ .......... 11-34 1. Sewer............................................................................................................................. 11-34 2. Fire Service..................................................................................................................... 11-38 3. Water.............................................................................................................................. 11-38 ~ TangerineIThornydale Specific Plan Table of Contents 4. Schools........................................................................................................................... 11-38 5. Private Utilities................................................................................................................ 11-42 M. McHarg Composite Map....................................................................................................... 11-42 Section III - Development Plan A. Purpose and Intent ................................................................................................................ 111-1 B. Objectives of the Specific Plan....... ............ ....................... ..................... ................................ 111-1 C. Relationship to Adopted Plans............................................................................................... 111-1 D. Compatibility with Adjoining Development............ ................................. ......... .............. ......... 111-6 E. Land Use Concept Plan......................................................................................... ................ 111-7 F. Grading Concept.................................................................................................................. 111-11 G. Post Development Hydrology.............................................................................................. 111-11 H. Viewsheds..................................................................................................................... ...... 111-11 I. Circulation Concept Plan.................... ............... ...... ........................................ ........... ......... 111-13 J. Open Space, Recreation, Parks, and Trails Concept........................................................... 111-16 K. Cultural Resources.............................................................................................................. 111-19 L. Infrastructure and Public Facilities........ ...................................... ...... .... .......................... ..... 111-19 1. Sewer......................................................................................................................... ... 111-19 2. Fire Service.................................................................................................................... 111-20 3. Water............................................................................................................................. 111-20 4. Schools.......................................................................................................................... 111-20 5. Public Utilities................................................................................................................ 111-21 Section IV - Development Regulations A. Purpose and Intent............................................................................................................... .IV-1 B. General Provisions ............................................................................................................... .IV-1 1. Applicability of Town of Marana Land Development Code...............................................IV-1 2. Additional Uses................................................................................................................ IV-1 C. Development Standards...................................................................................................... ..IV-2 1. Residential (R) ............................................................................................................... ..IV-2 2. Commercial (C)............................................................................................................... .IV-4 3. Open Space (OS) ........................................................................................................... .IV-4 D. Design Standards................................................................................................................. .IV-5 1. Residential Design Standards......................................................................................... .IV-5 2. Commercial Design Standards........................................ ........... ................ .............. ..... IV-11 3. Open Space Design Standards ......... ................... .............. ............ .......... ..................... IV-21 Section V - Implementation and Administration A. Purpose....................................................................................................................... ........... V-1 B. Proposed Changes to Zoning Ordinance...... ........... .................................................... ........... V-1 C. General Implementation Responsibilities................................................................................ V-1 D. Development Review Procedure............................................................................................ V-2 E. Phasing....................................................................................................................... ............ V-3 F. Specific Plan Administration................................................................................................... V-3 1 . Enforcement..................................................................................................................... V-3 2. Administrative Change...................................................................................................... V-3 ~ TangerineIThornydale Specific Plan ii Table of Contents 3. Substantial Change.......................................................................................................... V-4 4. Interpretation..................................................................................................................... V-4 5. Habitat Conservation........................................................................................................ V-5 6. Federal and State Permitting............................................................................................ V-5 7. Fees.................................................................................................................................. V-6 List of Exhibits Exhibit I.B.1: Location Map................. ............. ...... .............. ............. .............. .................. ..... ........ 1-2 Exhibit I.B.2: Regional Context ...................................................................................................... 1-3 Exhibit II.B.1: Existing Zoning .................. ................. ..................................................... .... .......... 11-3 Exhibit II.B.2.b: Existing Land Uses ...... ............. .......... .............. ....... .............. ................... .......... 11-4 Exhibit 11.8.2.1: Development Context.......................................................................................... 11-6 Exhibit II.C: Topography.............................................................................................................. 11-8 Exhibit 11.0.1: Off-Site Hydrology.. ................. .................................. .......................................... 11-11 Exhibit II. 0.2: On-Site Hydrology............................................................................................... 11-12 Exhibit 11.0.3: Jurisdictional Waters............................................................................................ 11-13 Exhibit II. E.1: Vegetative Communities... ....................... .......... .............. ................. ...... ............. 11-15 Exhibit II. E.2: Vegetation Densities.... .............. ................................ ................................... ....... 11-16 Exhibit II.F: Arizona Game and Fish Department Letter ............................................................. 11-18 Exhibit II.G: Soil Associations.................................................................................................... 11-20 Exhibit 11.H.1.a: Views Across Site......... ................ ......... .................................. .......... ............... 11-22 Exhibit II.H.1.b: Site Photos ....................................................................................................... 11-23 Exhibit II.H.2: Areas of High Visibility....... ..................... ...................................... ....................... 11-27 Exhibit 11.1: Road Inventory......................................................................................................... 11-29 Exhibit II.J: Open Space and Recreation ........ ............. .................................. ............................ 11-33 Exhibit 11.L.1.a: Wastewater Capacity Response ....................................................................... 11-35 Exhibit II.L.1.b: Sewer................................................................................................................ 11-37 Exhibit II.L.2: Fire Service.......................................................................................................... 11-39 Exhibit II. L.3: Water.................................................................................................................... 11-40 Exhibit II. L.4: Schools................................................................................................................ 11-41 Exhibit II.M: McHarg Composite Map......................................................................................... 11-43 Exhibit III. E: Land Use Concept Plan................ ......... .......................................................... ...... 111-10 Exhibit III.G: Post-Development Hydrology ............................................................................... 111-12 Exhibit 111.1: Circulation Concept Plan................................................................ ........................ 111-15 Exhibit III.J: Open Space Concept Plan.. ............ ................... ..... ......................... ................ ..... 111-18 Exhibit IV.C: Development Standards Concept.................................................. ..................... ...IV-3 Appendices Appendix A: Public Participation Plan.......................................................................................... A-1 Appendix B: Archaeological Survey Report ................................................................................. B-1 Appendix C: Legal Description.................................................................................................... C-1 Appendix 0: Design Exception Request........ ................................................... .......................... 0-1 PB TangerineIThornydale Specific Plan iii I. Introduction Introduction A. Specific Plan Summary The TangerinefThornydale Specific Plan establishes comprehensive guidance and regulations for the development of approximately 56 acres located in the Town of Marana. The Specific Plan establishes the development regulations, programs, development standards and design guidelines required for the implementation of the approved land use plan. The Specific Plan also establishes policies and regulations that will replace and supersede the current property zoning and other Town development regulations. The Plan is regulatory and adopted by ordinance. The Specific Plan establishes the type, location, density and character of development within the plan area. It functions as a guide for future development and provides a site- specific document focusing on existing site characteristics and development standards designed to control development within the plan area. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows the preparation of Specific Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Plan, and further, the law allows for their review and adoption. The primary objective of the Specific Plan is to provide a means by which development may occur on the project site in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that specifically addresses the goals of both the Town of Marana and the Developer. B. Location The 56-acre project site is located approximately 6.5 miles east of Interstate 10 at the northwest corner of Tangerine Road and Thornydale Road. (See Exhibit 1.8.1: Location Map.) The property lies within Township 11S, Range 13E, Section 31, approximately % mile west of Marana's eastern jurisdictional boundary. The TangerinefThornydale Specific Plan area is situated in the Northeast Growth Area of the Town of Marana. The site is located in the Tortolita Fan at the base of the Tortolita Mountains. (See Exhibit 1.8.2: Regional Context.) The project site is generally surrounded by low-density residential development and several master-planned communities. ~ TangerineIThornydale Specific Plan 1-1 ,.... Introduction ,.. Exhibit 1.8.1: Location Map ,.. ,.. ,... ,...... 11S13E31 ,.... ,.... - ~~ !lj /~ /.~ l] ,~ ,1'0 (J 0' ,.... ,... ,.. ,... ,.. ,... ,.... I'" Legend - Streets o Site Boundary o Township, Range, and Section ,.... Source: PCLlS, January 2005 1-2 ,.... ~ TangerinefThornydale Specific Plan iJ"ange.rine:Ro"ad 12S13E05 ~THE m PLANNING U CENTER 0' 1,000' I 5CX)' File: MTHJ1'ofllphics\exhlbls'4ocation.mxd ,... Introduction ,... Exhibit 1.8.2: Regional Context ili--~,~ ~ ~~T ~ ~~,r II:" ~.' '~ ..',:b 2:. ., .E 1= 1-'- t- r\J. ~~ : f" T ( ::: +rl~ ~ /:; I-L- r" - ,..... &v r1rl ~~b_ ( ILl L ~ i ~~ I"" ,... ,..... ,.. ~rl El I:: I- I- l ~ ~1- 1fT ~ I-- I --n Wi 1 I or""" __ I-- 1"1- - - _ .:J:~ L- WV.III IT rw: "~ci'oreIRciad =t:/ t-Itf/::. J""'.J. ~ '-"--x II '"'"" ~:;7 ". ~ ., . , · i!!:"B."~'~~ ,,;":' " ,... :;:;:;: ,.. c ]!"E ~ ......., C I'll .... r--. ~ ~. -CJ ~ - ~ s.... .f -r\. / to( ') o (T~angeJine Roaa ' "'--l .... 11 rTR ~ri-= b~~~ COno T ..&0:1!i: ,~ rm~~~~ i Ii~ ~<b2] ~ .~ Ii'~ ~~ -d II......... ,... ,.... ,... ,.... I- (.....Ld ~ bJ' n L .....- I~ - hi ;S; ~ ~":"II ~ ..)I I I-- l !-- J. c. I'" ~~ ~ 'T ,... -- ,.. ~<@, rr-- 'd> II \~40 w . i ::;:/ ~'1; ~ ,... Legend - Streets _ Oro Valley CJ Site Boundary _ Pima County CJ Marana .. Tortolita Mountain Park ,... ,... Source: PCLlS, January 2005 1-3 r- Q~ TangerinelThornydale ,-It) Specific Plan t:: :::l iI ~ j" n= I "El ~~t ::;, o m III U. IT [ II ~"O' I I'lll ,~= ~ ~~i ?- ft 1rW ~ ,n. (5 .t:: (!:) I'll ::ol al, > C'S I'll ;0 I'll C I'll <e'l I'll ~ " .,..! ~ T ~aMDeit I!an~! r ~ ,'!;l: " ~ j ----:. II ~ , ,,~, ! ' ~ ~ ~ I, l;;\:";,' " e NORTH eB THE m PLANNING U CENTER 0' 3,000' 6,000 . I A~: M'TH)1\graphlcs'GtS'nglmzi.mxd Introduction c. Authority and Scope The authority for the preparation of Specific Plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of Specific Plans in Marana. Pursuant to these state statutes and Town of Marana 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the Specific Plan ordinance shall be adopted by the Town Council and become effective. Once adopted, the TangerineIThornydale Specific Plan will be a regulatory plan, which will serve as the zoning and development code for the subject property. FinElI plats and any other development approvals must be consistent with the Specific Plan. ~ TangerineIThornydale Specific Plan 1-4 II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Tangerine/Thornydale Specific Plan is to identify the site's opportunities, constraints and various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from a variety of sources, including site visits, referencing topographic, hydrological, archaeological and traffic analysis, and correspondence with Town, County, State and Federal agencies The Development Capability Report follows the Town of Marana requirements provided in 05.06.02 (D) of the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: · Topography and slope analyses; · Hydrology and water resources; · Vegetation and wildlife habitat; · Geology and soils; · Cultural resources; · Viewsheds; · Existing structures, roads and other development; and · Existing infrastructure and public services. B. Existing Land Uses This section of the Development Capability Report identifies existing zoning, land use and structures on-site and on surrounding properties, as well as other proposed development in the project vicinity. 1. Existing On-Site Land Use and Zoning The site is currently vacant and undeveloped, with no structures on-site. The existing zoning designation on the property is R-144, which permits residential uses on minimum lot sizes of 144,000 square feet. (See Exhibit 11.8.1: Existing Zoning.) ~ TangerineIThornydale Specific Plan 11-1 Development Capability Report 2. Existing Conditions on Properties within a 'lA-Mile Radius a. Zoning The zoning designations of surrounding properties, as depicted in Exhibit II.B.1: Existing Zoning, are as follows: North: F (Tortolita Vistas Specific Plan) South: R-144 (Residential), C (Large Lot Zone) and F (Skyranch Specific Plan) East: F (Forest City Specific Plan) West: R-144 (Residential) b. Land Use The project site is primarily surrounded by vacant land and low-density residential development. Several master planned communities are located near the subject property, each of which is in the early stages of development. (See Exhibit II.B.2.b: Existing Land Uses.) North: Tortolita Vistas Specific Plan (approved for large lot custom residential development) South: Tangerine Road; Vacant; Skyranch Specific Plan (clustered residential development under construction); Tucson Water Reservoir East: Thornydale Road; Forest City Specific Plan (approved Tangerine Crossing commercial and residential development) West: Vacant; large-lot residential development PB TangerinelThornydale Specific Plan 11-2 ,... r- Development Capability Report ,... R-8 - ,... F Specific'Plan ,... ,... ,... - r- R-144 r- IT"angerine Roaa r- ,... ,... 1 c , ,... ,.... ,... Legend - Streets CJ Site Boundary D Quarter Mile Radius D C Large Lot Zone Specific Plan Single Family Residential Single Family Residential Suburban Ranch DF r:::l R-144 L::]R-8 L::]SR r- Source: PCLlS, January 2005 11-3 ,... Q~ TangerinelThornydale ~ Specific Plan Exhibit 11.8.1: Existing Zoning ~ ~THE PLANNING CENTER 500' 1,000' I 0' Ale: MTJ..01\graphlcs'GlS\zoning.mxd ,... Development Capability Report ,... Exhibit II.B.2.b: Existing Land Uses r- ,... ,... ,... ,... ,... ,... r' r ,.... , ,... ,... ,... ,.... ,... Legend c::J Site Boundary . Existing Residential Development c::J Quarter Mile Radius - Streets Specific Plans Source: PCLlS, January 2005 (!j ~THE PLANNING CENTER 0' 500' 1,000' I Location: MTI-Ol\graphics\GlS\exlsllng.mxd ,... ,.... ~ TangerinelThornydale Specific Plan 11-4 Development Capability Report c. Number of Stories of Existing Structures Currently, there is one single-story home and one two-story home located within % mile of the project site. Construction is underway and near occupancy in the Skyranch development immediately south of Tangerine Road and the project site; homes within this subdivision will be a combination of one and two stories. d. Pending Rezonings There are no pending rezonings within % mile of the project site. e. Conditional Rezonings The Tortolita Vistas Specific Plan, located adjacent to the subject property to the north, was adopted by the Marana Town Council in December 2004 (Ordinance No. 2004.26), thereby rezoning the plan area from R-144 to F (Specific Plan). The ordinance indicates the rezoning is conditional until such time as a final plat is approved for this development. f. Subdivision/Development Plans Approved The Skyranch Final Plat was approved by the Town of Marana in June 2004. Construction on this subdivision, located south of the project site and Tangerine Road, is currently underway. Although not yet approved, subdivision plats for Tangerine Crossing, located east of Thornydale Road and the project site, have been submitted to Town staff for review. No development plans have been approved within % mile of the project site. (See Exhibit 11.8.2.1: Development Context.) g. Architectural Styles of Adjacent Development Homes near the project site, including those within the approved Specific Plan areas, reflect a variety of contemporary Southwestern architectural styles. 3. Well Sites There are no wells or well sites located within 100 feet of the project's boundaries. ~ 11-5 TangerineIThornydale Specific Plan ,... Development Capability Report ,... Exhibit 11.8.2.1: Development Context ,... ,.... . tiOrtolita\ViStiiS] . I'""" ,- .T1ng.;.r1n~lS1qs~~ ,.... ,.. ~ r- . T.?!.!'ge. .rlnel.c.~rotgJ C:O!T1l!Ierc.laI . ,... Iaoge,r:iiiEBoaCl ,.. I""" ,... ,"'0 ,C'lll ; Pima County ~C'll ,... ;c '>; c ... 0 .c '= ,... ~THE m PLANNING U CENTER ,... Legend - Streets D Site Boundary D Marana Town Limits Pima County Limits ,- Source: PCLlS, January 2005 _ Tortolita Vistas Specific Plan _ Forest City Specific Plan _ SkyRanch Specific Plan * Approved Subdivision Plats . Proposed Subdivision Plats or Development Plans [J 500' 1,lXXl' I Rle: MT1-01\graphics'Gi~lan.mxd ,... ~ TangerinefThornydale Specific Plan 11-6 Development Capability Report C. Topography and Slope In general, the topography on the site slopes from north to south. (See Exhibit II.C: Topography.) 1. Hillside Conservation Areas The project site is not within a hillside conservation area. 2. Rock Outcrops There are no rock outcrops on-site. 3. Slopes of 15% or Greater A slope analysis on the site revealed small pockets across the parcel that exhibit slopes 15 percent or greater. However, in all instances, these slopes occur within drainage depressions, rather than atop elevated peaks or ridges. The average cross-slope (ACS) of the property is 4.4 percent. Average cross slope = [I x Lx 0.0023] / A Where: I = contour interval (1') L = total length of contours (112,482) 0.0023 = conversion of "square feet" into "acres x 100" A = total site area in acres (58.84) 4. Other Significant Topographic Features The project site is a part of the Tortolita Fan and exhibits topographical characteristics typical of those found in the alluvial fan: small, fingerlike drainage areas traverse the site, generally flowing in a northeast to southwest direction. One larger drainage area is located across the central portion of the property, evidence of which is demonstrated by a clustering of higher-density vegetation in this location. lE 11-7 TangerinelThornydale Specific Plan Development Capability Report \, OVO~ 31VOAmlOH1'v,\,-, r____\ ) . .2 ',~_........._~._.._.,._.._~~.. l '1 -'" ../ ,~ \...., ,,' ~.~. --............. ) I ~ ~'\,S-\ ~~~\ <~::~1 j' ! J\";-:~ K,oA- ) IV, I l )-.,_, \ "-j~ <(\ i, : / \ ,'v,"-) "'\ \, ./) i)' !:) // \ ."J :(' 0 ~-+-J: _J ,f z. 'I \ i yI '"..~j ~'-I '-. I, I ~..i / '," \ ",). : j'V ---'" . -, '....J-. ('-' ''-, ," ~ ! ,,_~~\ ) '''1 i t! ~'''' ;/"'- \~ (-1\ I J '\,'" ( \ III t~~.oO_') \)"-,..\\ \.. '" ?! 11'\ \ t \. \. ~,..- ~._-2:;) / i '') ',~.:::::",> """t. i I~ I( ~ >=..>\.." ? ir \~ : ) ,~/ /- ---~--~ i~/ If' ''--, ~... r' Ii ~r() : ~ -. -\ "~_:/ 0::, ',! ..~( )'" 1t,w L, , ~ \Z ""!, \ ....,,......-... ;-A ffi ,.,-/( ') ...j~.." ( I c> ): r",. \ -C 'l)., J : Z ! ~,~/ .. ~r I ~ . ! /~.. G" i r~ "'c.L::Y . __ /~, S ('0~'F",,,V ........ \'__ .C"" '"I .. "" i I 'c'''''' l, . : "--- f. ~/..\_ l \.." I I "() ''\ (, '.. j""!\ ! S z:",/..~..y ,_\~\ ('/. ,~...".,V~\ i I/" 1 "~,.,r.J i .\, / , : i '", -<-v\v. ~ ", I ItA : ..\. I ? ( rJ'i J I ... '" <~ ..r....) \ . ~',,\ ",\ .... f -"", \ L..r_, i i &,.l ,) i 1 .... \. r ~ I <~l <'I ,.." : ..~ ,C "'j \-{.l' I '\ '\ '/') V"'. : \ : ti~ 1\ ". ~\ rj"t,y' : .....-..._.- .J, "~ \ r"'/: ' L~~.'.+.t..~..~~.....:"._\~~:.-.._:~..J \ ( ~. ~ \ \ ~, ';;>Q O"'~ vG Exhibit II.C: Topography C> ~o:: zw w~!z ~ J:..JW I-Q.O ~ 8 f I t ~ S! # i ~ - 8. ..2 ,~.~ Q) (f) ...J...J c: Q) 1~ i i { ~ Q)OOa. 0 uu e ?i'= ...J .....ioO' ~ ~ TangerinelThornydale Specific Plan 11-8 Development Capability Report D. Hydrology This portion of the Specific Plan includes a description of off-site and on-site pre- development hydrologic characteristics and water resources. 1. Off-Site Hydrology The subject property is impacted by several off-site watersheds, ranging in size from 5 acres to 324 acres as depicted on the watershed map (Exhibit 11.0.1: 00- Site Hydrology). These upstream watersheds are currently mostly undeveloped, natural desert terrain. Stormwater runoff crosses the property within natural, well- defined, ephemeral desert washes. There are five concentration points along the northern and eastern boundaries. Three of the watercourses have 100-year peak discharges of 100 cfs or greater upon entering the site. These watercourses are associated with the following concentration points: CP 20.1: OA = 270 acres (0100 = 611 cfs) CP 20.2: OA = 26 acres (0100 = 118 cfs) CP 30.1: OA = 22 acres (0100 = 109 cfs) 2. Pre-Development On-Site Hydrology The 100-year floodplain limits associated with these watercourses are depicted in Exhibit 11.0.2: On-Site Hydrology. A small portion of the northwest corner of the parcel is located in the Federal Emergency Management Agency (FEMA) floodplain according to FEMA Flood Insurance Rate Map (FIRM) panel 04019C1020 K Letter of Map Revision (LOMR) dated October 25, 2005. A smaller portion of this area still remains in FEMA Zone AO alluvial fan floodplain and any development in this area will require a flood plain use permit from the Town of Marana. Runoff exits the site along its southern boundary and crosses Tangerine Road via the following culvert structures and at-grade ford crossings: CP 10: 3-cell, 30-inch concrete pipe culvert (0100 = 56 cfs) CP 20: 4-cell, 8-foot x 5-foot concrete box culvert (0100 = 697 cfs) CP 30: at-grade ford crossing (0100 = 131 cfs) CP 40: at-grade ford crossing (0100 = 128 cfs) Other than the culvert crossings, no other man-made drainage facilities are located on or adjacent to this site, which impact stormwater runoff. ~ TangerineIThornydale Specific Plan 11-9 Development Capability Report 3. Jurisdictional Waters Westland Resources submitted a letter to the Army Corps of Engineers (ACoE) for a Jurisdictional Delineation in January 2006. In its review of the project site, the ACoE determined that there were five unnamed washes on the project site that qualified as interstate waters or tributaries to interstate waters. The ACoE recommends that the delineated areas be avoided. If the jurisdictional waters are avoided, a Section 404 permit will not be necessary. See Exhibit 11.0.3: Jurisdictional Waters PB TangerineIThornydale Specific Plan 11-10 Development Capability Report Exhibit 11.0.1: Off-Site Hydrology f I i S! ~ ~ o ~ a:: UJ z ii: UJ Cl z ~ t! :;j...J i'" ..,~ ~ "'0' c:: c::1 0 ~i~ ...JI;: ~ ~ TangerinelThornydale Specific Plan 11-11 Development Capability Report .' z 3 2i 81n it~ ~~~ ~C1lL. 8~~ ~~- ~.J leu~ Exhibit 11.0.2: On-Site Hydrology 1IJ ~ lL. UU U <~ ~~ ~~~ ~ ~~" ~"8 i ~"8 o..u<c~o G ~<- ~ u co. . \ " avo~ 3waAN~OHr/"---J I _ ~ ~~:::::r"-r;"-'\ ':-~~.._,.-.. -, '. ~ ) i', ~\'\ ".S- '.'. ~ "t~J~\ -Z.;r~1.(..7)..". ' i I .. ..;;-. /---"'"-' "",~v-'d~\./'~ I I '- ",,: fe : .. . > ) J'" .--: 0 0 I \':\ " \, ,,(/\ rN~!~ . ) ~~~- ~ I / U C ~ I ~ J. ',j ,,"'" r, 0 1 ( i': . J U uK_~ j,j j\ ~;~ ~J"", \! ~ ~ :: _: /__~ "I _'. . IS) ,.--' i ! ~ l\i I..; , ,-. <.:< i5 :' ~~r\.L\~\ 1./") '~~H~...lr' ~ ~"~ '. '\"'....~ '" :1 ... (jj t "~~ T.~~.]t\k~~ :', ~ ',' 'J c-.,.::-:, It> . III ! / "'",. .. 'S::-"- -'~I., ,,\_. ~ II 1IJ 'f/ \....- C" -.. ,'( J " ~"8 k 'r-" o..<~ ~:J '( , .r^-'": uoo 1<' , !i ~ ".,J) r": 0 [ ~ i '! (", I <C ~~~~".'~" "I '~":~ "'_1 ~I' U co') . ,,~'-.'> ,," /'"'(i " Wz ~" / ' '~,t \~ ~;:~ '/'-j ~ ~r: r.j '~..~'O~. 1 i ~ ~ It) ! r""'-/--'// \.~ .. : I- --: ~ ':;'-a.iJ en , ,,' ~jj" ~ ~ II 8 ~, ""--~'~'. ; ',. ~s u &~O r- \'-, ,-,,\ ~ C. .. I ~!i~ : ;1 l Z ~tpl"- / ....... ~.. lil" I~' \, .' 'i1\ ....:;;: II 0 . '\ \ . .'0.. 0 i <. >".,j) ~JJ", U~O .' I,- (' . r,_,<j> I i If "'t. '''-1'-/ I ,\,., .\ ' . l\^\ ~~'\:r <>? c,.~,_1>\lY(A :, ~\ ,/, "\ /: 1IJ I . -....~ '\. '\ _c.L- ('" . 1 l3 t [~L~ .1' j"'o~~iffi I r '\.. \-. ..." 8~::l! . ~ ""L,J ~rv'.' & ~ 0 l!l !:!~z :. \,/ ;: \~ 0 ! ......'1.',..'..... ':'. :-- rj+-,) ic j :<' " , .. I 'I u C5 L"~.~.':"""""'7.._--,.8t~ · OU'" 13 .J 5 .., .J ; >- ~ g o -' z o. ~ Oft ~ ~ W to W g' ~~ b (j ~~ !( I . . . ! ( ~ ~ ~ ~::J ::J::J ::i c: to-.... ,- ::J::J J'~.!1 gg ~ 8.~ 68 elSU ...J ll. u:: .... in r I I i 1 Ii ~8 $ N ~ TangerinelThornydale Specific Plan 11-12 Development Capability Report Exhibit 11.0.3: Jurisdictional Waters z :5 lL o 8lii ii~ cr: ~:3~ >Cl.... 8~<i! -~> ~z3 leC5<i! ,~ M \ avo}:! 31VaAN}:!OHJ.'~',- ",__ " , i i i , J jAjf ~\ i ,-j: ~ , .-..1 .' . '=:!-- }-C-- ! '- l i \, : ~ I '> 1;;") . J,j " t,,, ~\? ) : \ s' ) I c<\ r J"~' '. . ~ """ ~\ !'~\ "\ c' L'--" < i ')) ~ . ,! ',~ j~~1 {~~I~~ ! ~ ) c-. rv" ~ L::~t. c~ / r+J' ~ L"~:'+"~-::S&~ ,~ z 2 ,~ z o .- ,_.j '" ~ ~ v. ...~ . . ~ . f t I i II i i! ~ ~ ~E) . . . .?;- c: O'ij ~ III iI~ co ""') ""') !( i . I ( g N Gl .~ .~ .~ c: ...J ...J ...J ::; c: '- '- .- :::I :::I I. ~.!! .s .s c: Gl go. c: g Glo. Ou e u ...Jll.iI;..io ~ TangerinelThornydale Specific Plan 11-13 Development Capability Report E. Vegetation ~,-,;:.... 1. Vegetative Communities and Associations on the Site According to Pima County Land Information System (PCLlS), there are two vegetative communities on the site. The Palo Verdi/Mixed Cacti association covers the majority of the site, and the Sonoran Riparian Scrub association is found along the wash and drainage channels traversing the property. (See Exhibit 11.E.1: Vegetative Communities.) The Palo Verdi/Mixed Cacti biotic community is characterized by palo verde, mesquite and ironwood trees, as well as saguaro, barrel and prickly pear cacti. Sonoran Riparian Scrub occurs at lower elevations along washes with lower stream flows. Typically, the Sonoran Riparian Scrub supports the same vegetation as found in the Palo Verdi/Mixed Cacti classification, but at higher densities. 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species In addition to the saguaro cacti on-site, the Heritage Data Management System at the Arizona Game and Fish Department identifies the Tumamoc Globeberry as a sensitive species occurring within a 3-mile radius of the project site. 3. Vegetative Densities The southeast corner of the property has been disturbed, possibly due to the adjacent road construction project. The remainder of the site has medium- to high- density vegetation with higher densities occurring along the wash and drainage channels. (See Exhibit 11.E.2: Vegetation Densities.) ~ TangerinelThornydale Specific Plan 11-14 ,- Development Capability Report r- Exhibit II.E.1: Vegetative Communities ,.. ,.... jro ell fl:: 10> itij i jell .:l:: 1-+ - r- ,- ,.. ,... ~'li-. ~ ~~ 0~ ,~ .0' ~~ -tv'?> 0' - ,... Tangerine-Road ,... ,.... r- ,.... r Legend t.,ORTH ~THE ~ PLANNING - Streets CENTER ,.. D Site Boundary O' 250' 500' D Palo Verde Mixed Cacti I I D Sonoran Riparian Scrub Ale: MTHl1\graphics\e?<hlbh\vegetation.jpg - Source: PCLlS, January 2005 ~ TangerinelThornydale 11-15 r Specific Plan Development Capability Report - Exhibit II.E.2: Vegetation Densities ~ ~~ zw w5~ ~ i=Q.~ I ~ i I 8 ~ i ~ ; b I I I ~. ii i ~f t ~~ ~ 't:l~ .;; .6 II) c: III 't:l II) E E C iii' l!!.2 -6, (51 II) 'i :f zit: E . . I ~ TangerinelThornydale Specific Plan 11-16 Development Capability Report F. Wildlife 1. Presence of State-Listed Threatened or Endangered Species The project site occurs within the Proposed Critical Habitat for the Cactus Ferruginous Pygmy Owl. This is the only special status wildlife species known to occur within a 3-mile radius of the project site. 2. High Densities of a Given Species The Heritage Data Management System at the Arizona Game and Fish Department does not indicate a high density of any given species in the vicinity of the project site. (See Exhibit II.F: Arizona Game and Fish Department Letter.) 3. Aquatic or Riparian Ecosystems Riparian ecosystems support a diversity of plant and animal species and should remain undisturbed. One major wash and four minor washes traverse the site diagonally in a southwesterly direction. G. Soils According to PCLlS, the majority of the project site is covered by the Palos Verdes- Sahuarita Complex, 2 to 8 percent slopes. This complex is typically deep and well drained. The runoff is slow to medium with a slight chance of water or wind erosion. A small portion of the northwest corner has the Arizo-Riverwash Complex, 0 to 3 percent slopes. The Arizo-Riverwash Complex is found on level floodplains and channel bottoms. Arizo soils are typically found on higher-lying bars along water channels and are well drained. Riverwash is found in the channel bottoms and is extremely unstable. (See Exhibit II.G: Soil Associations.) ~ TangerinelThornydale Specific Plan 11-17 Development Capability Report Exhibit II.F: Arizona Game and Fish Department Letter TV' I ....-''-'1 . THE STATE OF ARIZONA E AND FISH DEPARTMENT GOVF-. JANr;"ulA~~;:"\ COf;NMtSSiONrRS CHAmMAN. W JOE MFi TON. Yl.IMJ. MICHAF.\ M (;oUGHn Y. f (,!!GSfAF/ W1U!A.MH. MC"lPJlN, GOLDCANYQN B08 HEt;NflROOf n'C'MJ!>i DIRECTOR DUANE L SlH.;OOf r DEPUTy OUt-ECTOR Sn \If K. FrRPFt l <in,,,,,,^, ROAD, P"Of:NiX, AZ 85023.4399 1602.l942,3000 . ,vG'r;,GOv August 29, 2005 Ms. Megan Johnson rhe Planning Center 110 S. Church Suite 6320 Tucson, A2 85701 Re: Special Status Species Infom1ation for Township II South, Range 13 East, Section 31; Proposed Residential and Commercial Community witbin Marana at Northwest Corner of Thornydale and Tangerine Roads. Dear Ms, Johnson: Thc Arizona Game and Fish Department (Department) has reviewed your request, dated August 24, 2005, regarding special status species infonnation associated with the above-referenced project area. The Department's Ileritage Datu Management System (HDMS) has been accessed and CUITent records show that the speciul status species listed on the attachment have been documented as occurring in the project vicinity (3- mile buffer), In addition this project occurs within Proposed Critical Habitat for the cactus ferruginous pygmy-owl (Glaucidill/l1 brasilianu/I1 cactorllm). The Depaliment's IIDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and envirolUnental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status specics, and surveys that have been conducted have varied greatly in scope and intensity, Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concemed about other resource values, such as other wildlife, including game species, and wildlife-related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occuning in the subject area, when specific details become available. ~ TangerinelThornydale Specific Plan 11-18 Development Capability Report Exhibit II.F: Arizona Game and Fish Department Letter, continued Ms. Megan .lohnson August 29, 2005 2 I f you have any questions regarding this letter, please contact me at (602) 789-3618. General status infonnation. county and watershed distribution lists and abstracts [or some special status species are also available on our web site at 1.!llP;!!www .'l?~!(j~ggy!JltlmE' Sincerely. /~/~~) S'b "'Sl~ . a ra;:,. c lwartz Heritage Data Management Systcm, Program Supervisor SSS;ss cc; Rebecca Davidson, Project Evaluation Program Supervisor .loan Scott. Habitat Program Managcr, Region V Special Status Species within 3 Miles of T11 S,R13E Sec 31 Arizona Game and Fish Department, Heritage Data Management System August 29, 2005 Scientific Name Common Name ESA USFS BLM State Glaucidium brasil/anum cae/ooun Tumamoca macdougalii Cactus Ferruginous Pygmy,owl Tumamoc Globeberry LE S S WSC SR Within Critical Habitat for the cactus ferruginous pygmy-owl. AGFD #08-24-05(14), Proposed Residential and Commercial Community in Marana ~ TangerinelThornydale Specific Plan 11-19 Development Capability Report Exhibit II.G: Soil Associations ~.. .~ .~.. .~. ~.' ,'~/ ~ 6" ij;/ Legend - Streets o Site Boundary _ Arizo-Riverwash Complex, 0 to 3 Percent Slopes _ Palos Verdes-Sahuarita Complex, 2 to 8 Percent Slopes Source: PCLlS, January 2005 rJ7'~~ @BTHE . PLANNING \___) CENTER 0' 250' 500' Ale: MTj..()1\graphics\exhibits\$oits.mxd (Xl TangerinelThornydale CJD Specific Plan 11-20 Development Capability Report H. Viewsheds This portion of the Specific Plan identifies viewsheds onto and across the site and areas of high visibility from adjacent off-site locations. 1. Viewsheds Onto and Across the Site No single location from off-site adjacent areas is high enough to afford views across the entire site due to the site's vegetation coverage. However, no views of off-site features, such as those of the Tortolita Mountains, Catalina Mountains and Tucson Mountains, are obstructed. Exhibit 11.H.1.a: Views Across Site serves as a key map indicating the locations photos were taken around the site. The photographs corresponding to the key map are located on the following pages and are labeled as Exhibit II.H.1.b: Site Photos. 2. Visibility from Adjacent Off-Site Uses From adjacent off-site areas, the only portions of the project site that are highly visible are along the property boundaries, especially adjacent to Tangerine Road, Thornydale Road and Camino de Manana. This is primarily due to the medium- to high-density vegetation located across the site. (See Exhibit II.H.2: Areas of High Visibility.) ~ TangerinelThornydale Specific Plan 11-21 ,... Development Capability Report ,-. Exhibit II.H.1.a: Views Across Site (Photo Key Map) ,.... ,... ,..... ,... ,... ,... r- ,-. r- ,.... ,.... f'"' ,-. r- ,..... Legend - Streets D Site Boundary NORTH ~ eB THE PLANNING CENTER 250' 500' 0' File: MTI-01\graphics\GIS\viewshed.mxd ,..... ,... ~ TangerinelThornydale Specific Plan 11-22 ,.... Development Capability Report ,.. Exhibit II.H.1.b: Site Photos ,... ,... ,... ,.... ,... ,.... ,.... ,... ,.... ,... r' ,... ,.... ,... ,.... ,... Photo 1: Looking north at the Tortolita Mountains from Camino de Manana. Photo 2: Looking east at the Catalina Mountains from Camino de Manana. Photo 3: Looking south at the Tucson Mountains from Camino de Manana. 11-23 ,.. ~ TangerinelThornydale Specific Plan ,.... ,... Development Capability Report ,... r"" ,- ,.... r ,.... ,... f'"" ,... ,.... ,... ,-. ,... ,-. ,... ,.... Photo 4: Looking northeast across the site from the southern property line, adjacent to Tangerine Road. Photo 5: Looking west at the Tortolita Mountains from Camino de Manana. 11-24 ,... ~ TangerinefThornydale Specific Plan ,.... ,... Development Capability Report r- ,.. ,.... ,.... ,.... ,... ,... ,... ,... ,... ,... ,-. ,... ,.. ,... ,... Photo 6: Looking northwest at the Tortolita Mountains from Camino de Manana. . - '-'~, - ..,"- ~"~..;l. Photo 7: Looking northwest across the site from the eastem property line, adjacent to Thomydale Road. Photo 8: Looking southeast across the site from Camino de Manana. 11-25 r ~ TangerineIThornydale Specific Plan ,... ,... Development Capability Report ,... ,... ,.... ,... ,... ,... "'" ,... ,.. r- ,... ,... .. .. r ,... ,.:_..,~~~;~1"!%,,;fu~\i~ ~*,f:' Photo 9: Looking northwest across the site from Thomydale Road. Photo 10: Looking west across the site from Thomydale Road. Photo 11: Looking southwest across the site from the eastern property line!fhomydale Road. 11-26 ,.... ~ TangerineIThornydale Specific Plan ,.... Development Capability Report r- Exhibit II.H.2: Areas of High Visibility ,.... r- ,... ,.... ,.... ,... ,... ,.... ,... ,... ,... ,.... r- ,.... ,..... Legend - Streets D Site Boundary E22J Areas of High Visibility Note: The remainder of the site has low visibility Source: PCLlS, January 2005 ~THE prl ~ PLANNING .....j CENTER 250' 500' I File: Mn-01"Graphics\exhbits\visibiity.mxd ,..... ,... ~ TangerinelThornydale '-~ Specific Plan 11-27 ,.... ,... Development Capability Report ,.. I. ,... ,.... ,.... r ,.... ,.... ,... r' ,.... ,.... ,... ,... ,... ,... ,.... Traffic Circulation and Road System 1. Existing and Proposed Off-Site Streets Tangerine Road, also known as State Route (SR) 989, is adjacent to the southern property line and is classified as an Urban Principal Arterial. Tangerine Road is an east-west corridor that provides access to Interstate 10. It has been identified as a regional transportation corridor by the Regional Transportation Authority (RT A) on their working draft of Recommended Roadway Improvements (July 7, 2005). Currently, Tangerine Road has one lane in each direction with paved shoulders that can accommodate bicycle traffic but no curbs, gutters or sidewalks. The speed limit is 45 miles per hour (mph). Thornydale Road is a north-south Urban Collector and is adjacent to the project site's eastern boundary. Thornydale Road provides access to the Town of Marana south of the project site. It has one lane in each direction but is currently lacking curbs, gutters, bike lanes and sidewalks. The speed limit on Thornydale Road is 40 mph north of Tangerine Road and 45 mph south of Tangerine Road. Camino de Manana is classified as an Urban Collector by the Town's Major Routes Right-of-Way Plan and runs in a northeasterly-southwesterly direction. The current right-of-way is a paved road south of Tangerine Road with a speed limit of 45 mph. North of Tangerine Road, the right-of-way is unpaved and runs through the northwest corner of the project site. The Camino de Manana right-of-way has been abandoned from Old Father Road, through the project site to Thornydale Road and picks up again east of Thornydale Road, terminating at Moore Road. Exhibit 11.1: Road Inventory indicates the existing and future rights-of-way for collector and arterial roadways within one mile of the project site. 11-28 ,... ~e TangerineIThornydale Specific Plan ,.... r Development Capability Report ,... ,.... ,,\ ~, ,,=-'" (~ ~'l--:}7 ~,r.- -\ if""""- --50lr f i/\ ~ - r" ,..... I) r " ~ ~ ,.... ,... ,..... ,... r- ,..... ~ ,... r- Legend - Streets D Site Boundary D One Mile Radius - EI Camino de Manana (Abandoned Portion) Source: PCLlS, January 2005 (# Existing Right-of-Way) (# Future Right-of-Way) ,... Exhibit 11.1: Road Inventory jq ~:~~ ,ifi~: c h\JJ2- ~ 1 >- ~ y ~,,~\-- ~tI: ~ f ~ ~ ,-- ~ ~ - IT -L\r- 'f{- b~, 'S" 10,> ~'o ~,O:: lU' _ o 0 0:: '10 c' 1:::,.- olF- c: r- :;r- ~~.~ ell \ / I f--- t: ~ ~ />; l \\"'-. I / I ,,"'-. _ l~ I(\S+l,-l~ U -- ~ \ ,-_>J.:::' Moore Road (60' - 105' ROW) I I..... ~ '(150' RciWJ~ /'. - . b I g~~ I H ~ ~ jJ ala ti 'l , ~.~ --L~ ~ J - Th~ 7r~ ~~~v/ NI, I ~ ~ ~ 1 Too,.,", Roo.;(200,ROW) ~ I ~<(-O c:;- (350' - 400' ROW) e5 I- I_'?~~ II > 0::' \ Tl~&;~~:, 1 ~ U ~, I o~~~O~"1 . J'I'!~!3 ~_,c:;- ~~_ "lOti '<"j ~ - 50 ~. c..~~Vi-~ I ~ -0' ,0 '~: ~~~~L ~ iil 1/ J II ..'-y-' i- J .1.-- III / i- JI-~~ mil f-fT =/1 r *.). / I I I I T .~ - ~IT ~ "I ~I/ ~ l' . ~ ,- T TTnr$$ lill l=:: I 1/1-4 I ~ I / "j j I I I -I l I - ~ - l-j~ 1-- 1----- ,- ~ - ::J:=- - - ~ c,- I. _~13 i-- h - I- -~ 1- I L 1- r J.?T T N-W- ORTH ~THE m PlANNING U CENTER o' 1,500 3,ood Location: MTJ..01\graphlcs\GlS\tnrf'/lc.mxd 11-29 P--fIrl!' IT f I ~ lh lll;r;,; I r I I I I 'j I , r" ~ TangerineIThornydale ~lt) Specific Plan Development Capability Report 2. Existing Access and Rights-of-Way The table below indicates the current roadway conditions for arterial and collector roads within a one-mile radius of the project site. a e . XlstlnQ oa way on Itlons . Thomydale EI Camino de Moore Camino Shannon Tangerine Road Road Manana Road de Oeste Road Functional Urban Principal Urban Major Minor Minor Urban Collector Classification Arterial Collector Collector Collector Collector Existing ROW 200 105 60 60 -105 150 150 (Feet) Future ROW 350 - 400 150 60 150 150 150 (Feet) # of Lanes 2 2 2 2 2 2 Speed Limit 45-50 30-45 45 45 25 45 (mph) Pima Ownership Marana Marana Marana Marana Marana County 8,044 (2005) 7,581 (2003) 160 (2004) 976 (2004) ADT (1-10 to (N. of (E. of Dove Not Not (Year) Thornydale (Overton to Tangerine Mountain Available Available Road) Tangerine Road) Road) Boulevard) C Level of A A (Tangerine Service (Tangerine (Tangerine Road/Camino Unknown Unknown Unknown (LOS) Road/Thornydale RoadfThornydale de Manana Intersection) Intersection) Intersection) ROW abandoned Continuous from Old Yes Yes Yes Yes Yes ROW Father Road to Thomydale Road Conforms to Width Yes Yes Yes Yes Yes Yes Standards Paved (8. of Tangerine Surface Road) Paved Paved Paved Unpaved Paved Conditions Unpaved (N. of Tangerine Road) T bl 1 E.. R d C d.. ~ TangerinelThornydale Specific Plan 11-30 Development Capability Report 3. Roadway Improvements The majority of the road improvements in this area are planned to occur along Tangerine Road. According to the PAG Regional Transportation Plan 2030 (adopted June 2005), Tangerine Road is scheduled to be widened to 4 lanes from First Avenue to Interstate 10. Because Tangerine Road is a state route and extends through multiple jurisdictions, Pima County, the Town of Marana and the Town of Oro Valley share the responsibility of implementing the improvements within their respective jurisdictions. The Town of Marana is responsible for widening the portion of Tangerine Road adjacent to the project site. There are no scheduled improvement projects for Thornydale Road adjacent to the project; however, Pima County is scheduled to widen Thornydale Road to 4 lanes south of Tangerine Road. Marana is scheduled to realign and widen Camino de Manana to 4 lanes from Linda Vista Boulevard to Dove Mountain Boulevard; a portion of the existing Camino de Manana alignment has been abandoned from Old Father Road to Thornydale Road. 4. Intersections The intersection of Thornydale Road and Tangerine Road is a major intersection with traffic lights and is operating at a LOS A. At the intersection of Camino de Manana and Tangerine Road, Camino de Manana has a stop sign, while cars on Tangerine Road have the right-of-way. This intersection is operating at a LOS C. 5. Alternate Modes Public transportation does not serve the property. Thornydale Road is classified as a bicycle trail for experienced riders only. ~ 11-31 TangerineIThornydale Specific Plan Development Capability Report J. Recreation and Trails 1. Open Space, Recreation Facilities, Parks, and Trails There are no parks located within a one-mile radius of the project site. The nearest existing park is Dove Mountain Park, a 5.5-acre private recreation area, located approximately 1.5 miles west of the subject property. According to the Town of Marana Trail System Master Plan, there are four existing unimproved trails located within one mile of the project site. A description of each is shown in Table 2: Inventory of Trails, and their locations are depicted in Exhibit II.J: Open Space and Recreation. Tab e 2: Inventory of Trails Trail Map Trail Mountain Trail Wash ROW Foot Horse Code Type Bike Ironwood Trail A20 Local X X X X Thornydale 175 Local X X X X Road Moore Road 171 Local X X X X EI Camino de 158 Local X X Manana ~ 11-32 TangerineIThornydale Specific Plan ,.... r- Development Capability Report ,... Exhibit II.J: Open Space and Recreation 'f"':'--' - ~tJ- J-z \ ) /)- T~~~othil~~'1l ~ ~ 1/>; I e- h- \\~ II L'~ 1 -~I '-.-V,).--5\iMoore'Road I i""'~ t=q/ -l~j! +- / v J (, {::::; .-' ~~- - r~ V ~ \,f ~.o~ - - ~ i~<:'-<..\~-h ~~oo f-I= \ II~. (j~Arli ~o f- - t)..~#~~' )~ U /__-/ f- " ?>0 I ffil.l->' h '~,J/I 'fii} / At-I Y I :JF:C':"'Q)~ / f-H H ~ "'1Q) u Wll n(~ ~'- ~~ . j ii 7 ~\tt; >-fifTfE I -1;/ : LJ1-t-.~r~ I m~~,HW-f:~! I 11, III I I 1 ~-tT ~f,~I-L~ H- II~ I I P -I \ 1 I '"1- ~un--I_ U fliftm'- III-I' V !ortolit~?ald L-1--'-I::::I==:f::= f-l-fMl.." 111'1 I III=F I~ I !fffiIf.: r H_r- I ~!/-i II U 1/ -rT ~ '."'1111:~ I f- t- ~ II,~ II J I I' f--,,"",~a'P~e1}~n~ I I II /' ~ I-~ 1FT Tr I I I 1~/t~1 IJ~ r~ -w 'Wi\.\\l ~\-A 1f ?rr ~\ulri 'v\.! ,.... ,.... ,.... ,... r l H , I I ~ r- c ~::;;>' - 'i II II ~ II I- } IT ,... ".. ,... ~ ,.. r"'" ,... :[\t- /{-f- I~ \[ 7/ [ ~.-L~ -h ~ -~ I-- e- I-- - --I~ -f-- - - - - I- 1--.- I-- iT- I I m 7' I i-f IL - >--- - rl+~ i III 'I f-!:= I-I- I-f- Legend NORTH ~THE m PLANNING U CENTER ,.... - Streets D Site Boundary - - Trails D One Mile Radius Source: PCLlS, January 2005 0' 1,500' 3,CXX)' . . r Ale: MT1-01\g...phlcs~lS\recreation.mxd r ~ TangerinelThornydale "-'" Specific Plan 11-33 - I""" Development Capability Report ,.... K. - ,... ,... ,... ,-. ,...... L. - ".. ,... ,... ~ I""" ".. ...... ,.... Cultural Resources This portion of the Specific Plan identifies paleontological and cultural resources located within the site. Such resources include both cultural artifacts and non-cultural remains (paleontological evidence) and may be from the prehistoric or historical periods. A field survey of the subject property was conducted by Professional Archaeological Services of Tucson (P.A.S.T.) in October 2005. According to P.A.S.T.'s Cultural Resources Survey report, ''there were no surface indications of archaeological resources on the property which meet the Arizona State Museum minimum standard for recording as an archaeological site or that would be eligible for inclusion in the National Register of Historic Places." Two isolated non-site features (possible rock piles) were noted in the survey; however, they do not meet the standards for formal recording as a cultural resource. P.A.S.T. does not recommend additional studies on the project site and supports approval of the Specific Plan. A copy of the Cultural Resources Survey prepared by P.A.S.T. has been included for reference as Appendix B. Existing Infrastructure and Public Facilities 1. Sewer Pima County Wastewater Management Department indicates that this project is tributary to the lna Road Water Pollution Control Facility via the Canada Del Oro interceptor. This facility is scheduled for expansion with an anticipated completion date in early 2006. In addition, expansion of other Pima County Wastewater treatment and reclamation facilities will reduce the demand on the lna Road Facility, thereby increasing its capacity. (See Exhibit 11.L.1.a: Wastewater Capacity Response.) The nearest point of connection to an existing public sewer is approximately 2,500 feet to the west of the project site at Camino de Oeste and Tangerine Road. However, the Tortolita Vistas preliminary subdivision plat, which is currently in review with the Town of Marana, indicates a proposed extension of sewer facilities from this existing point of connection, eastward along Tangerine Road and northeast within El Camino de Manana right-of-way through the subject property. (See Exhibit 11.L.1.b: Sewer.) 11-34 r- ~~ TangerinefThornydale Specific Plan ~ ,... Development Capability Report Exhibit 11.L.1.a: Wastewater Capacity Response ,-. ..... ,... r ,.... - ,- ,.... .- ,.... r" r" ,... ~ ,... ,... Michael Gritzuk, P.E. Director Pima County Wastewater Management Department 201 N. stone Ave., 811 ROOf' Tucson, Arizona 85701 Visit our website: (520) 7 ~500 htlp:/Jwww.pina.govlwNm August30,20OS Megan Johnson The Planning Center 110 S. Church, Suite 6320 Tucson, AZ 85701 Capacity Response No. 05-317 RE: Parcels # 219-36-006E and219-36-OO5A, 56.6 Acres. Greetings: The above referenced project is tributary to the Ina Road Water Pollution Control Facility (IRWPCF) via the Canada Del Oro Interceptor. The existing conveyance system has capacity to serve this project. A 12.5 MGD expansion of treatment capacity is currently under construction at the Ina Road Water Pollution Control Facility. Completion of this expansion is anticipated early next year. In addition, operational improvements at the Roger Road Wastewater Treatment Plant and the startup of the Randolph Park Wastewater Reclamation Facility have reduced demand on the IRWPCF, making more capacity available. The developer will be required to build approximately 2500 feet of off site public sewer to connect to the 15-inch diameter public sewer (G-89-76) located to the west of the property in Camino de Oeste. A Sewer Service Agreement will be necessary. Oversizing and flow through to serve adjacent properties may be required. This development can be accommodated by the existing system. It should not cause flow or effluent quality limits to be exceeded. This letter is not a commitment of treatment or conveyance capacity allocation. Capacity allocation is achieved by building the sewers necessary to serve the proposed development, in accordance with terms and conditions of a formal Sewer Service Agreement (SSA) that is normally prepared during the development plan or plat review process. The property owner may be required to augment the existing public sewerage system in order to provide adequate treatment and conveyance capacity. 11-35 ,-. ~ TangerinelThornydale Specific Plan ,... Development Capability Report r- Exhibit 11.L.1.a: Wastewater Capacity Response, continued r - ,.... ,... ,... ,.... ,.... ,-. ,... r- f""" ,.... r- ,.... - ,.. CR05-317 August 30, 2005 Page 2 Treatment and conveyance capacity in the downstream public sewerage system serving a development will be reserved for the time period specified in the formal Sewer Service Agreement with Pima County. Should the proposed sewers not be built within the time period specified within the SSA. the reserved treatment and conveyance capacity will revert back to the County for re-allocation to other projects. If further information is needed, please feel free to contact us at (520) 740-6500. Respectfully, /;2L,;r~~ Robert G. Decker, P.E. Development Services Manager RD:ks c: Tim Rowe, DVS Ilene Deckard T11, R13, Sec. 31 11-36 ,... ~ TangerinelThornydale Specific Plan ,.. Development Capability Report ,.. Exhibit 1I.L.1.b: Sewer ,... ~ v ~~ " ? - , l ~ ~\1/'~:- i~ MooreORO;d ~ ,.. /;/ ~) .IllJ)! I I ~ -L /,,1.4 ~jJ (- J 3> /'~~ /'" ~ j II ~ _ / /$ I / i /,; f 1"<0 .. '2> ;Tangerine-Road' : t"; ~<'~ ~.I ~ ,o0t---, Ie> .~o- I ~I L~l~6~~\\ ; ~ U I - r,.... ~ .~ U .l>" l::LLA~ ~-~t ~~~ I 4~ I ,.... V ::--.. ,... ,.... ,... ,... - - r'" ,... ,... ,.. - ~ r'" Legend ,.... - Streets D Site Boundary ,.... /J I ~~ y I =- - - - -I); ~I 1_ TT! ~ ~ '<^l.. 'rtJ '<< ~~ 1~ J .-- L I~j . "-11 , I .U' I 1:== II I .-:+- I ~. + I TY I H f- ,--4 . Manhole Covers - Sewer Network Proposed Sewer Extention - - (Tortolita Vistas) ~~T~ ~THE PLANNING CENTER 0' 1,000' 2,000' I File: MTI-01\graphics\GIS\sewer.mxd Source: PCLlS, January 2005 11-37 ,... Q~ TangerinelThornydale \D Specific Plan .. ,... Development Capability Report r- r- - ,. ,.... ,... ,.... ,- r- ,.. f"" ,- ,-. ,.... r- ,... 2. Fire Service Northwest Fire District provides service to properties in the project vicinity; however, the project site is not currently included within the District's boundary. Currently, the closest Northwest Fire District station is located approximately 2 miles northwest of the project site on Tortolita Road, west of the Dove Mountain Specific Plan area. (See Exhibit 11.L.2: Fire Service.) Before a Certificate of Occupancy is issued for any dwelling unit on the property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that the Developer has made a diligent effort to complete the process of having the property annexed into the Northwest Fire District. 3. Water The majority of the project site lies within the exterior boundary of Tucson Water's planned 50-year service area. Thus, water supply is assured. The eastern portion of the site is not currently located within a designated water service area; however, it is assumed that Tucson Water will provide water service to the entire development. There is an existing water main from Moore Road to Tangerine Road within the Thornydale Road right-of-way. Exhibit 11.L.3: Water depicts current water service company boundaries and the location of the existing water main. 4. Schools The project site is located within the Marana Unified School District; however, there are no existing schools within a one-mile radius of the project site. (See Exhibit 11.L.4: Schools.) A 10-acre school site on Dove Mountain Boulevard, approximately one mile north of Tangerine Road, has been provided to Marana Unified School District, although a construction schedule for this school site has not yet been determined. The following schools currently serve this area: · Ironwood Elementary School, 3300 W. Freer Drive · Tortolita Middle School, 4101 W. Hardy Road · Mountain View High School, 3901 W. Linda Vista Drive 11-38 ,-. ~ TangerinefThornydale Specific Plan - Development Capability Report ,.. Exhibit 1I.L.2: Fire Service ,-. [:U=~ 1i J t:'1,; Yr .' - -I ~' 1-- E:= rl-lf- f- 'Yf~3 l sr~p r '~'" ,~l.. ----(t~ ~~~/r=.q I~~r' ',' i 'ct~ ~ -<.V +-v-- ,. {~ ~, l~ I (" {J(::\ YJ - "~J, '><~('''\', x"\-,... - - od'- I (::1.h. -17 t-,- r-. \ <;.i.J-I W ~ - 'C.J~ \ \ [C:' \: :/~:;.......... ; - y-, IT \ \1 " " x" ')h I Ir f "- I ==t\ ~ :Z>\,'''''.'''' L...--\ f: .Jdtr-n '"'II !P"\('X-J I \ I ~" '~C\1:};~"lC1 Y, --'1 1-\ U\ r \ I' W1!k-'u iP\ L :? JJ TV - - ~~t= "-tiL\ ~. \ ~ l< \ :11-14-1 -I ~- ,- ~~V!~ ~ \..::[ 1 T r 'I I-- /i<~ ~ ~ ~~ If/r\ - f- ts " ~ TV[ h- - . ~I ~ Tp - \, rJ\ :?[:f-i l- "'-'" .\ - ~ W' MO~,!!~.1 r-r- ~~ I vr ~:l~/ - .~=~ ~~~~~ / J:~ ' ~in I ~ -:'= ~ " - I.AV JC' '~-iJt" I _., '" Tangenne Road ~ ~v' ..-;,---' ITW J~~'l>~~' -, II ;::~,~o J I <<>~~ . -L 9l? I u 4-l1 H /~ ff - TIlT ad ~1QJ f~p ~ TITo/10 ~,4-)lt JII n J..Lj ~ Jlt: T"F 11 ~ = ~~/ 4~ =\t * iffiffi fti b - ~~ I~/ I I I $$tt1 ~/ ~~ +- - ~~- l/)L~~IY / +t-llr -lITi H~LX~W#tF / ~/I J. -h-I I I II II ITll' ~~~I-\: Ii' Ie Statio I I 'l'1 J "" = J.~ y- )..'- ,... ,-. ~f II :r~[ ~~~ ~~"';Q ~ ,.... ,... ,-. -;U __ ~-= \ r- n' Il-f- ,... ,J'1 17H IIH -_-7 ~ - .. -~ - r- l = i= - ~ ~~ f- -- 1"'"" I \ I T I ,... II~t I," ILl". ~, ~ I ~ I I , :-;;rr<;. ".. ,.... Legend ~THE m PlANNING U CENTER 0' 2,000' 4,000' I I r- - Streets l1li North Ranch Unda Vista D Site Boundary D Northwest o Fire Station 0 Other File: MTI,01'Graphics\GISIIire,rnxd r- Source: PCLlS, January 2005 ,... ~ TangerinelThornydale uu Specific Plan 11-39 ,... Development Capability Report ,... Exhibit 1I.L.3: Water ,-. 590406 e ,... ,.... ,... ,.... ,-. ~ ,.... ,... - - ,-. ~ .- r"'" ,... I Legend - Streets c::J Site Boundary ~ Tucson Water (;) \/Veils D 100-Foot Radius - Existing Water Main m 00 ~~NNING U 00 CENTER 0' 500' 1,000' I Location: MTI-01\graphics\GlS\water.mxd r- Source: PCLlS, January 2005 r ~ TangerinelThornydale '-~ Specific Plan 11-40 ..... Development Capability Report ..... Exhibit 1I.L.4: Schools ,... ,- y ~~~\~ ~ - ,,\~- ~{(,\ ~'\~ i If::- -I ~ R 'L I( Iy- ~~ tJ~ f-- 1 HI V( T \\.'\. l I 1"...""- I ~IIJ- L --~I ~,~~~\~I-~ ~ ~ ~;J~2 ' 1 {': .. lTangenne ~Lc , ~'l> i oe~~ h \ ~. (b'O,~...:~o~ (~U 0, ~ \J l7f~ I 'Iii , Af--IY H1IH % "'!. WJl rf7(~ ~ ' / J II 11'ly '- iQ:tK- T I f- Jl-II ~ I / I * 7 'I'l=r- 1/ - I: Ttr $111 In ',11 _=1 V~TT rV ~ _.<--q- I X/I ~ [,( ,;.or 1\ I \-"\.~!L1 ~rr:: fV ,... ,.... r r ,- - TT ,.... 4 ~ I I ~ I If- '- ,.. ,.. - - '- H i r-=' IronW! ad Rid I~ ::11 Hial Sell be I ~ II //"'-!. , I I 'I : I I I ,.. r- - 0Tf[f If.- ,... .1 'I '=-' -i T~ i I ,I I I-I I I I l v ,.... I-- ~ I ,..... r Legend - Streets D One Mile Radius D Site Boundary D Amphitheater School District .t Schools 0 Marana School District OR ~ THE PLANNING I2S CENTER 1500' 3000' I Fi~: MTI-01\graphics\GlS\schools.mxd ,... Source: PCLlS, January 2005 ,... Q;l TangerinelThornydale '-~ Specific Plan 11-41 Development Capability Report 5. Private Utilities Electricity, natural gas, telecommunications and cable services will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: Electricity: Natural Gas: Telephone: Cable: Trico Electric Cooperative Southwest Gas Corporation Qwest Communications Comcast M. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit II.M. The purpose of the McHarg Composite Map is to highlight areas that are available for development. The land use concept plan has been designed to limit the amount of disturbance to the washes and areas with high density vegetation. Please refer to Section III. Development Plan for more information on how the land use concept responds to the natural constraints. (E TangerineIThornydale Specific Plan 11-42 Development Capability Report z ~ o 01- OU) ...J u.~ ~<z >5~ .....<...J i~~ ~5<i! .' . ~ ;;, z z 9 " ~ v ~ ',,-J ~ ~ u__" " . '" Exhibit II.M: McHarg Composite Map C) ~o:: zw zl- !il w:sz J: w . ;;; I-Q..U I ~ ~ i ~8 ~ i l! # b , U) u. o oco <~ ~lEl"; ~1I8 ll.<~ 000 U) u. o ~~ J-' ~ ~ It~. gll8 es~o' t"~,ll CI) ~/~~~-t1 ~/ : I ~lll 'I"":~ II ~1I8 ll.<~ 000 U) A l3 (~ ~ lEl t....~~1 ..... o..<~ 000 w o o z ~ .. --- A ~ (~ ( . w ~ U) tll . ~8 ~s Gl Gl 5~ -> ~~ Gl .- "CUI .E !6 tll"C E E "II!! .2 ~~al ZI-E $ . C'4 . . Gl Gl :5:5 ~ ... ... c: ::l ::l ~~ .s.s c: c: Otll 00 U:~ UU ;..ro 00 .., .., I( I (II' 8 Glt I ~:S~ ~ ~ :::;c:'iij :c > i.. >>:!!!6 'iij 0 c: i 0.0 :> 0 Gl o.1i1..c: ..c: ::1e. e .Q.52> .~ ~ ...IO-u.::t ::t .... ~ TangerinelThornydale Specific Plan 11-43 III. Development Plan Development Plan A. Purpose and Intent This section contains a description of the goals, objectives and policies of the TangerinefThornydale Specific Plan to provide the rationale for the Development Regulations in Section IV. This Specific Plan clarifies the intention for and will regulate development at the northwest corner of Tangerine Road and Thornydale Road. B. Objectives of the Specific Plan The objectives of the TangerinefThornydale Specific Plan are intended to guide the development of the site and provide direction for the community design principles. Development regulations established in this Plan ensure quality design while preserving the environmental features of the property. In recognizing the major development issues, the landowners' objectives and Town requirements, a set of development goals have been established: 1. To build a residential and commercial development appropriate for the location at Tangerine Road and Thornydale Road; 2. To create a development that preserves the natural features of the property; 3. To design a community that reflects the adjacent development in both site layout and architectural design; 4. To increase the mix of housing types available to Marana residents; 5. To ensure a quality development through residential and commercial design guidelines; 6. To encourage responsible planning through the use of cohesive procedures, regulations and guidelines; and 7. To provide the framework for the management and administration of this Specific Plan. c. Relationship to Adopted Plans The project site lies within the area designated as Northeast (Area 3) Growth Area by the Marana General Plan, adopted in March 2003. This area is identified by the General Plan to have significant natural features and states that master planned communities in this area should promote low-density and/or clustered developments that respond to the environmentally sensitive land. The TangerinefThornydale Specific Plan meets the goals of the General Plan with a development that responds to and preserves the majority of the natural terrain on-site by limiting the area of site disturbance to 40 percent. Adoption of this Specific Plan will serve as a minor amendment to the Marana General Plan, changing its land use designation to Master Planning Area. ~ TangerinelThornydale Specific Plan 111-1 Development Plan The following is a summary of the Marana General Plan goals and policies relating to the development of this site, along with a statement about how the objectives of the Tangerine/Thornydale Specific Plan compare to those of the General Plan. land Use The project site is currently designated Rural Density Residential (RDR, 0.0-0.5 DUlAC); the Tangerine/Thornydale Specific Plan proposes a new designation of Master Planned Area (MPA), which allows for flexibility in site design and clustering methods. Per the Marana General Plan, "future MPA sites shall be determined based on the project's ability to create a functional, well-designed, flexible Specific Plan." MPAs are typical for this area. The subject property is adjacent to several master planned communities, including Tangerine Crossing (Forest City), Skyranch and Tortolita Vistas. The Dove Mountain and Foothills Specific Plans are also in the project vicinity. Each of these MPAs is located in the Northeast Growth Area amid a sensitive natural environment and features a unique design that responds to the physical constraints and opportunities characteristic of this region: · To the east, Tangerine Crossings features a combination of residential and commercial uses with a maximum disturbance area of 50 percent. · To the south, the Skyranch residential community features 80 percent open space. · To the north, Tortolita Vistas also features residential development and has a maximum disturbance area of 40 percent. land Use Goals: Goal 1 : Create land use patterns that protect significant natural and cultural environments and provide open space. Policy a: Preserve land with highly valued cultural and environmental resources. · The Tangerine/Thornydale Specific Plan preserves north/south habitat corridors along natural washes, as well as east/west corridors across the project site, per recommendations from the U.S. Fish and Wildlife Service. Policy b: Support development that provides open space and trails, preserves views, and responds to the rural lifestyle. · The project is designed so that development is clustered in areas most suitable for development, avoiding important habitat corridors across the site. · The project's design guidelines will seek to preserve the sensitive environment and promote the character of development featured on surrounding properties in the area. lE TangerinelThornydale Specific Plan 111-2 Development Plan Goal 2: Provide opportunities for a diversity of development that maximizes benefits to the community. Policy a: Promote new development compatible with existing land uses. · The Plan promotes environmentally sensitive residential development, which is compatible to surrounding residential uses. The proposed commercial uses will benefit existing and proposed residential development. Policy b: Provide opportunities for a variety of housing styles and economic levels. · The Plan proposes a housing type (attached duplex products or combination of attached and detached units), which is still uncommon in Marana at this time. This type of housing style is a sensible alternative to larger lot single-family residences, given its location at the intersection of two major streets and its proximity to future commercial development. Goal 3: Promote and maintain high quality design, development and neighborhoods. Policy a: Encourage good site planning, architectural styles and landscaping that reflect the southwestern image and Marana's small town heritage. · Design Guidelines address site planning, architectural style and landscaping, all of which will be in keeping with Marana's southwestern heritage and sensitive to the natural environment. Circulation The subject property is located at the intersection of two major routes, which makes it a prime location for commercial uses. The General Plan's Circulation/2025 Transportation Forecast indicates 4 lanes planned for Tangerine Road adjacent to the project site (6 lanes east of project site and west of Dove Mountain Boulevard) with a projected ADT count of over 38,000. Thornydale Road is expected to have an ADT count of over 24,000 on a 4-lane roadway. In addition, a sensitively designed residential layout featuring attached products on smaller lots is a compatible housing alternative for this high-traffic area. Circulation Goals: Goal 2: Establish Foundation for Full-Service Circulation Systems. Policy c: Use local transportation network to enhance quality of community life. · The site design promotes the use of trails (both natural desert trails on-site, as well as constructed paths along Tangerine and Thornydale Roads) as an alternative mode of transportation, providing connectivity between residential uses, on-site recreation/open space areas and the commercial area. ~ TangerinelThornydale Specific Plan 111-3 Development Plan Growth Areas The TangerinefThornydale Specific Plan is located in the Northeast Growth Area, which is characterized by the following: · Significant environmental amenities/constraints, · Master-planned communities with low-density and/or clustered development, · Significant portions to be preserved as open space, and · Appropriately placed commercial and shopping areas. Growth Area Goals: Goal 1: Establish Emerging and Future Growth Areas. Policy a: Encourage growth in the three areas identified by the Town as target growth areas. · The TangerinefThornydale Specific Plan will be in keeping with other development in the Northeast Growth Area, which is characterized by master planned communities featuring clustered development sensitive to the natural environment, with significant portions of the site preserved as open space. · The commercial area is appropriately located at the corner of Tangerine and Thornydale Roads, which the Marana Major Routes ROW Plan respectively identifies as having a 350-foot right-of-way and a 150-foot right-of-way. Goal 3: Achieve Balanced Growth throughout the Community. Policy a: Maintain balance by promoting development and economic opportunities in tandem with open space preservation and recreational areas. · The proposal takes into account the site's natural resources, its proximity to other development and its location at the intersection of two major roadways; the overall goal is to take advantage of the economic opportunities on the site while preserving its natural resources, which enhance the value of the land. ~ TangerinelThornydale Specific Plan 111-4 Development Plan Environment The subject property is located in an area known for its valuable natural resources. The project proposal is in keeping with the objectives of the General Plan, which seek to balance development and open space: "New development can be planned and built in ways sensitive to the natural terrain and still satisfy market needs." Goal 1: Protect and conserve natural resources. Policy c: Protect areas of significant biological resource value. · At the suggestion of the U.S. Fish and Wildlife Service, the plan incorporates two types of habitat corridors into its design; north/south corridors along natural washes and east/west corridors through the center of the site and along the northern property boundary will be preserved as open space. Goal 2: Promote conservation and efficient use of resources. Policy b: Require native plant salvage, mitigation and restoration plans in new development. · This project will meet or exceed Marana's native plant preservation ordinance requirements by avoiding significant wildlife corridors, revegetating previously disturbed areas and salvaging plant materials for placement in buffer areas, commercial parking areas and residential front yards. Recreation and Open Space The Marana General Plan states that "(w)hile development is anticipated, protected open space and wildlife corridors are equally valued." The Tangerine/Thornydale Specific Plan seeks to create a community in which open space and recreation amenities contribute to a high quality of life. The project has been designed so that riparian areas and habitat corridors are protected, and passive and active recreation amenities, including natural trail linkages between the residential and commercial uses, have been integrated into plan. Goal 1: Protect and preserve natural open spaces. Policy b: Protect unique biological habitat areas within natural open space ecological areas and riparian corridors. Policy d: Support throughout the community continuous open space linkages and wildlife corridors. &l3 TangerinelThornydale Specific Plan 111-5 Development Plan · As indicated above, the TangerinefThornydale Specific Plan responds to both of these policies by preserving two types of habitat corridors on the site: north/south corridors along natural washes and east/west corridors through the center of the property and along the site's northern boundary. Goal 2: Plan and develop a Marana Trails and Pathways Plan that connects regional trails with local trails, neighborhoods and recreational amenities. Policy a: Utilize the Marana Trail System Master Plan to implement a continuous trail system throughout the community linking neighborhoods, river corridors and natural preserves. Policy c: Design and develop connector and local trails to provide user access to the primary and river park trail system. · Neighborhood-level trails will be incorporated into the design, linking the residential area to community recreation facilities and the commercial uses across the wash. Local trails along Tangerine Road and Thornydale Road will provide alternative linkages to each of these areas. Goal 3: Provide a system of developed parks and recreational facilities distributed throughout the community. Policy a: Acknowledge and work to implement the recommendations in the Marana Park, Trail and Open Space Master Plan. Policy c: Support the development of recreational facilities in new residential areas. · The TangerinefThornydale Specific Plan is designed with two recreation areas to serve the residents of the community. The size of these areas and proposed amenities are in keeping with the recommendations of the Marana Park, Trail and Open Space Master Plan. D. Compatibility with Adjoining Development In keeping with surrounding development, the TangerinefThornydale Specific Plan seeks to balance land development with the preservation of the area's natural resources. While this plan calls for attached homes rather than the single-family detached products that are predominant in this area, the treatment of environmentally sensitive open space is a common thread among the adjoining developments. The commercial portion of the project will complement existing and proposed residential developments by providing much-needed commercial services along the Tangerine corridor. The architectural treatment of both the commercial and residential structures ~ TangerinelThornydale Specific Plan 111-6 Development Plan will exhibit a Southwest or contemporary Southwest design, which is comparable to the architectural style of surrounding development. E. Land Use Concept Plan The land use concept of the Tangerinerrhornydale Specific Plan has been designed to accommodate a demand for housing variety within the Town of Marana, to respond to the lack of commercial development along the Tangerine Road corridor, and intertwine this development with large swaths of undisturbed natural desert in an environmentally sensitive manner. Each of the three land use designations within the plan-Residential, Commercial and Open Space-are depicted in Exhibit III.E: Land Use Concept Plan. The project has been designed to respond to the natural constraints of the site. The conceptual site plan avoids the five washes that have been delineated by the Army Corps of Engineers as jurisdictional waters; proposed roadway extensions, recreation improvements and utility installation will not disturb the jurisdictional washes. Both the commercial and residential designs will provide an average 10-foot buffer from the jurisdictional washes. In addition, the developer has included recommendations from the United States Fish and Wildlife Service to create a plan that responds to the sensitive desert environment. The result is a plan that features both north/south and east/west wildlife corridors as an integral component of the project design. These habitat corridors have been maintained through creative design by clustering residential development and preserving significant areas of natural open space. The maximum area of disturbance is 40 percent. The project has been designed in an environmentally sensitive manner by avoiding the jurisdictional washes. This carefully thought-out design responds to the concerns of the United States Fish and Wildlife Service by providing wildlife corridors in both directions even though there is currently no federal nexus. The proposed level of disturbance is in character with the existing development. In comparison, the maximum area of disturbance for surrounding master planned communities is 20 percent for Skyranch to the south and 40 percent for Tortolita Vistas north of the project site. Most similar to the Tangerinerrhornydale Specific Plan in terms of proposed land uses and location at the corner of Tangerine Road and Thornydale Road is Tangerine Crossing; this community is restricted to 50 percent maximum site disturbance. The Residential designation encompasses approximately 32 acres west of the major on- site wash and is envisioned to be developed as a medium-density attached-home (or an attached/detached combination) project to allow for areas of natural open space to be integrated into the design of the project. The minimum lot size for the residential portion is 3,500 square feet to accommodate an attached product. The Plan proposes 107 duplex units, making the overall residential density less than 3 residences per acre (RAC). The aging of the population and the increase of single households is causing a shift in homebuyer preferences. While in the past, the majority of homeowners were families, the latest demographics show that more and more households are single ~ TangerinelThornydale Specific Plan 111-7 Development Plan occupants or smaller families. Additionally, with home prices rapidly rising, it is important to provide high quality yet affordable homes. The proposed attached or small lot detached homes provide an alternative to the traditional single-family housing found throughout Marana and the rest of Pima County. The homes respond a wide range of buyers, including first-time homebuyers, singles, young families, and empty nesters. The homes provide residents the amenities of large amounts of open space as well as developed park area without the burden of maintenance. All homes within this carefully designed community will overlook open space. Disturbance within the residential designation will be limited to less than 13 acres, including residential lots, roads and recreation areas. Where possible, vegetation from the disturbed areas will be salvaged and replanted on-site. The remainder of the residential area will remain natural open space. Undisturbed open space has been set aside along the northern boundary and between the rear yards of residential units through the center of the project site to provide east/west wildlife corridors. See Table E.1: Land Use Acreages and Table E.2: Area to be Disturbed below for the acreages of disturbed and undisturbed land. The Tangerine Road Corridor serves as the entryway into many new quality master planned communities. In the middle of this boulevard is its intersection with Thornydale Road, the most heavily traveled north/south arterial in the area. With a scarcity of commercial sites and major intersections along Tangerine Road, this intersection is posed to become the retail hub of the entire area. A 25-acre grocery-anchored center is planned for the northeast corner with construction to start in 2006. The 7-acre mixed- use commercial development on the northwest corner will respond to the needs of the community with a blend of both retail and office space catering to the upscale demographic profile of the neighborhood. Uses envisioned within the Commercial designation of this Specific Plan include a financial institution, an offering of quality dining establishments, boutique retail shops and smaller executive office tenants. The project will be designed with lower profile buildings along Tangerine Road and a 2-story complex along the wash. The commercial design responds to the environmental sensitivity of this area by avoiding all jurisdictional washes on-site. These undisturbed areas will create an attractive feature that in conjunction with the architectural theme of the development will allow the buildings to meld into the landscape and complement the generous undisturbed desert area to the west while buffering the surrounding residential communities from the heavily trafficked Tangerine/Thornydale intersection. The Open Space designation encompasses two significant drainage areas on the site, both of which extend from the northern project boundary, adjacent to the Tortolita Vista Specific Plan area, south to Tangerine Road. These drainage areas provide the north/south corridors for wildlife movement. The westernmost drainage area, averaging 78 feet in width, bisects the residential portion of the site. The only disturbance expected within the 1 DO-year floodplain is that associated with the proposed roadway extension at its most narrow point; disturbance of the jurisdictional wash will be avoided. ~ TangerinelThornydale Specific Plan 111-8 Development Plan The second and larger Open Space area averages 490 feet in width and is located in the eastern half of the subject property, separating the Residential-designated area from the Commercial portion of the site. The only expected disturbance within this Open Space corridor is that which is necessary to accommodate a trail extending from Tangerine Road northward through the property to Tortolita Vistas; a trail linkage between the residential and commercial areas on-site will also be provided. Table E.1: land Use Acreages land Use Gross Acreage (acres) Net Acreage (acres) Residential 32.01 28.48 Designated Open Space 15.73 13.94 Commercial 11.10 8.28 Total 58.84 50.7 Table E.2: Area to be Disturbed land Use Disturbed Area (acres) Undisturbed Area (acres) (Net acreage minus Disturbed Area) Residential 12.83 (including streets 15.56 and recreation areas) Commercial 7.17 1.2 Open Space N/A 13.94 Total 20.0 30.7 ~ TangerinelThornydale Specific Plan 111-9 ,- ,... Development Plan Exhibit III.E: Land Use Concept Plan ,... j Cl ~a:: ,... zw zl- !l I I w:5z 'Oel 3WOANelOHl :I: W .. I-Q.U I ~ 1 ,... ~ i ~ ~ r 8 ~ ~ ,.. b ~ r- ci a: w z ~ ffi o (9 ci z (9 ~ z j:: C/) x w r- ,... ,... ,... ,.... ,... "" i , l I . i . i'. ~~._....._~ VI <IJ .c ~ "C <IJ ..0 a VI '6 c ::> ,.... ~ ,... I ~I ~ to <IJ .u ~ Cii a. E Vl E ~ (3 g II~ ~ E <IJ "C 'Vi <IJ ex: ,... ,.... ,.... ~~ Tangerinerrhornydale Specific Plan 111-10 Development Plan F. Grading Concept The site will not be mass graded. Rather, a minimum of 60 percent of the project site will remain in a natural state, and grading will be restricted to the commercial area, residential development corridors and infrastructure improvements, such as those for streets and utility connections. Open space corridors and riparian (wash) areas will remain undisturbed. All disturbances for required utility installation outside of proposed streets are to be revegetated. The disturbed area for the existing EI Camino de Manana alignment will be revegetated as well. G. Post Development Hydrology The drainage plan for the site includes minimal disturbances to the natural drainage patterns. No encroachment, with the exception of a roadway crossing, is proposed into the 1 OO-year floodplains, or erosion-hazard setbacks, of those watercourses having 100- year peak discharges of 100-cfs, or greater (disturbance of jurisdictional washes will be avoided). Lesser stormwater discharges will be conveyed through the site within natural watercourses, small constructed drainageways, and as street flow. (See Exhibit III.G: Post-Development Hydrology.) This parcel is located within a watershed that has been designated as "Critical" on Pima County's "Balanced and Critical Basin Map". Therefore, stormwater detention facilities will be provided that will reduce "developed" peak discharge rates to values that are less than "existing" conditions for the residential and commercial developments, as required by Marana drainage policies. H. Viewsheds The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the areas adjacent to Tangerine Road and Thornydale Road. Landscaping will be combined with areas of natural vegetation to create an enhanced bufferyard along the property perimeter and along the project roadways, which will help to mitigate the impact of the project on the neighboring properties. No single location from adjacent off-site areas is high enough to afford views across the entire site due to the site's vegetation coverage. However, no views of distant off-site features, such as those of the Tortolita Mountains, Catalina Mountains and Tucson Mountains, should be obstructed with the development of this project. PM TangerinelThornydale Specific Plan 111-11 Development Plan Exhibit III.G: Post-Development Hydrology C> IS ~o::: ... f avo~ 31VaA.N~OHJ. ZW t wZi \ J:::)W 1 1-0.0 ~ ~ i II t b j 8 z ~ ~t;; u.~ ~8~ 8~<i! i~~ ~5<i! .' . ~. \. ...~ . . . . . ~ ~ 10 t : .) .. ~~ :,:j:,:j ~ 55~ ~~o 00- UU"6, ;....ioa: c I ~ ii: c( .... :::!:>- WO u..;:! I( . . . . I' · : (: . I . - c Q) ~ E l!l:,:j Sl ~ .: W C ..J.E 0 l' ~s Q) ~ i CG>o.~Ol\l Q) 0. )! ,E ii: ~ eol!!oo ..Jll.ii:o..,.., (X) TangerinelThornydale CJ:) Specific Plan 111-12 Development Plan I. Circulation Concept Plan The TangerinefThornydale Specific Plan lies at the northwest corner of Tangerine Road and Thornydale Road. Because Tangerine Road is a limited-access arterial, the primary access points into the Plan area will be provided on Thornydale Road and EI Camino de Manana. The project's planned vehicular and pedestrian circulation patterns are illustrated in Exhibit 111.1: Circulation Concept Plan. EI Camino de Manana will be the primary access point for the residents of the Specific Plan which is unpaved north of Tangerine Road. In addition, the EI Camino de Manana right-of-way has been abandoned east of Old Father Road, the western boundary of the project site, through the project site and the Tortolita Vistas Specific Plan to the north. The right-of-way resumes east of Thornydale Road. Improvements to the EI Camino de Manana and Tangerine Road intersection will be required as part of this project. Improvements, as outlined in the Traffic Impact Analysis, include the construction of a westbound right-turn lane on Tangerine Road and a southbound left-turn lane on EI Camino de Manana. The EI Camino de Manana right-of-way will dead-end at the project site where a gated entry into the residential development will be provided. The residential lots will be served by four local roads. These local roads are a combination of cul-de-sacs and through streets arranged in a rectangular pattern with two east-west streets and two north-south streets. All residential streets within the subdivision will be privately owned and maintained. The easternmost residential street will have cul-de-sacs at both ends with a locked gate on the south end for emergency access onto Tangerine Road. The emergency-only access onto Tangerine Road requires a design exception in lieu of a permanent secondary access point as required by the Land Development Code. A design exception requires the approval of the Town staff and the appropriate fire district, which in this case is Northwest Fire District. Town staff is in support of the design exception request as they would prefer to limit the number of access points along Tangerine Road. The Northwest Fire District has indicated that it would accept an emergency access point that met the following criteria: the street must be a minimum 20-foot right-of-way with 14 feet of pavement and 4-foot shoulders with a maximum of a 6 to 1 slope; the gate shall be a standard gate with a chain lock; and the homeowners association must provide documentation stating it will be responsible for the maintenance of the road and gate. Please see Appendix D for the letter from Northwest Fire District with its response. Primary access to the commercial area will be available from Thornydale Road. Per recommendations outlined in the traffic study for this project, driveways for the commercial portion of this site should be aligned with those approved for the commercial uses in the Tangerine Crossings project across Thornydale Road. An additional driveway to the commercial area will be provided on Tangerine Road; however, it will be restricted to right-in/right-out access only. The study also recommends further ~ 111-13 TangerinelThornydale Specific Plan Development Plan evaluation of driveway locations and turn-lane requirements once a more detailed site plan is available for the commercial area. The future right-of-way width for the adjacent segment of Tangerine Road is 350 feet; an additional 125 feet of right-of-way will be dedicated to the Town of Marana. Thornydale Road has a future right-of-way width of 150 feet. Currently, this roadway has a 30-foot Y2 right-of-way; thus, an additional 45 feet will be dedicated with this development. Both roads will be dedicated within 60 days of specific plan adoption. ~ 111-14 TangerinelThornydale Specific Plan r- ,... ,... ,... ,.... ,..... ,... ,... ,.... ,... ,... ,.... ,... ,..... ,... ,... r- r- ,.. Development Plan ~ Exhibit 111.1: Circulation Concept Plan j (!) ~o= zw zl- f w5z g J: w .. I-Q..U 1 ~ Ii I .. <Ii i Cl ~ l! c: rn t .J: J 0 b B U Q) "is :;) ell "0 c: rn Iii :;) a Q) 0 c: 8 .!Il c: rn a. Cl c: E 0 ;-l TangerinefThornydale Specific Plan . . . en w en 1: -' en . ~ ~ en .... 0 . -' z w ;;: <( III ii: a: a: ::> .... .... .... 1: en en w en 0 C ~ ~ w z . Q. ::> . I .. .- \ >- . . ~ . . . w I . . 111-15 Development Plan J. Open Space, Recreation, Parks and Trails Concept The primary goal of the TangerinerThornydale Specific Plan is to strike a balance between the development of higher intensity land uses typically located along a major arterial roadway and the protection of open space in an area noted for its pristine natural scenery. The project landscape theme is centered on the preservation of valuable desert land and the utilization of transplanted materials from on-site to create a unified project character for the entire Specific Plan area. A minimum of 60 percent of the project site will be preserved as open space, including five on-site washes delineated by the U.S. Army Corps of Engineers as jurisdictional waters of the United States. At the suggestion of U.S. Fish and Wildlife Service, two types of open space habitat corridors will be provided: those that correspond to the north/south drainageways and those that would foster wildlife movement across the site in an east/west direction. The washes and other significant drainage areas on-site will be preserved under the Specific Plan's Open Space designation, providing north/south riparian corridors. East/west habitat corridors approximately 150 feet in width also have been integrated into the concept plan along the project's northern boundary and within the area between the residential uses in the central portion of the property. Exhibit III.J: Open Space Concept Plan identifies the location of each of these corridors, along with other areas of important open space and vegetation featured on-site. The TangerinerThornydale Specific Plan focuses on its natural setting, encouraging wildlife observation and quiet appreciation of the desert landscape. Based on this theme, two neighborhood parks have been incorporated into the residential layout. The recreation area located near the project's entry will be designed as an interpretive park, highlighting the native vegetation and wildlife species found at the base of the Tortolita Mountains. The second and more centrally located park area will feature a ramada, picnic tables, benches and barbeque grills and will also be landscaped using native vegetation. Each of the recreation areas will encompass approximately 7,000 square feet, which is in accordance with the Town of Marana's Park, Trail and Open Space Master Plan's recommended 140 square feet of private on-site park area per home. Trails will be extended along the project's boundaries and within its interior providing connectivity between the plan area's different land uses. The Thornydale Road trail, which will be constructed in accordance with Pima County's Divided Urban Pathway standards, will be extended along the site's eastern boundary within the right-of-way, and a multi-use path is expected to be a part of the improvements for the future Tangerine Road cross-section. A 15-foot easement shall be provided at the northwest corner of the property to accommodate the EI Camino de Manana Trail; this trail shall be constructed in accordance with Pima County standards. Local trails will be incorporated into the plan, connecting the central recreation area to the residential areas and the commercial portion of the project. These local trails will be cleared pathways with a decomposed granite surface treatment throughout the project except in wash areas, in which case, the trails will consist of native soil surfaces and/or sandy wash bottoms. ~ TangerinelThornydale Specific Plan 111-16 Development Plan Viable vegetation removed during site grading will be utilized in other areas of the project in order to create more mature landscapes and streetscapes throughout the development. A portion of the existing EI Camino de Manana alignment will be revegetated, along with any areas of disturbance for utility installation outside of street rights-of-way. Additionally, transplanted trees and cacti will be located in the front yards of homes, the commercial parking areas and the recreation area to create a more established setting for the community. Natural buffers will be maintained along all roadways abutting and within the project site. ~ 111-17 TangerinelThornydale Specific Plan ,... ,.... Development Plan Exhibit III.J: Open Space Concept Plan ,... L Cl ~cr: ,... zw wz!z ~ f :r::5w .. I I-Cl.U ! . ..J ~ ~ ,... Ii ~ , 11 r ai 8 ~ ~ Cl t ,... c: ~ III Z I b .s= u B U Ql ,.... "is ::) rtl "C c: III (ij ::) ,... i5. Ql u c: 8 ,!!! c: ,... ro Ci Cl ,g 0 ;l ,... ,... ,.... ,.... ,... ,.... ,... ,... ,... c Q) E c: ,!Z' < ro c: ro c: ro ::!; Q) o o c:~ .~ ~ u~ CIl _Q) :5 We> If. i ~ ~ c: sQ: ~ :S 'l:J GJ.r:. cI) ; In en ~ ~~ ~ ~ ~~rt c: o "" ro CIl Cii Q) e> J:: ClJ Q) ~ ~ i; s ~ 5- ~ ~ ~ m ~ :; 5i ~ c ~ a. CI) e c: E~~~iJ ,... 111-18 ~ TangerinelThornydale Specific Plan Development Plan K. Cultural Resources As described in Section II.K. of this plan, a field survey was conducted by P.A.S.T. in October 2005, which revealed no cultural resources on the subject property that meet the minimum standard for recording as an archaeological site. Based on the research and field survey results, P.A.S.T. is not recommending additional archaeological studies for the project at this time. However, in the event cultural resources are revealed during ground-disturbing activities, all construction should stop, and consultation should be initiated with Arizona State Museum (ASM) to assess the potential significance of any unearthed materials (ARS ~41-841). If human skeletal remains or funerary objects are discovered, ASM should be contacted immediately (ARS ~41-865 & ~41-844). L. Infrastructure and Public Facilities 1. Sewer According to Pima County Wastewater Management Department, (PCWWMD) there is capacity in the existing system to accommodate this project. The Tortolita Vistas preliminary subdivision plat, currently in review by the Town of Marana, indicates an extension of public sewer from existing facilities at Camino de Oeste and Tangerine Road. This proposed extension would be located along Tangerine Road, then northeast within the existing El Camino de Manana alignment through the subject property and into the Tortolita Vistas Specific Plan area to the north. Thus, sewer connection to this site would be available from the proposed facilities. The developer will be required to enter into a sewer service agreement with Pima County prior to development plan or subdivision plat approval. ~ TangerinelThornydale Specific Plan 111-19 Development Plan 2. Fire Service The TangerinefThornydale Specific Plan area is not currently located within a fire district; however, the project site will be required to annex into Northwest Fire District at the time of development. Northwest Fire District Station #37, located approximately 2 miles northwest of the Specific Plan area at 13001 North Tortolita Road in the Dove Mountain Specific Plan area, is the nearest Northwest Fire District station to the project site. 3. Water The project site lies within the exterior boundary of Tucson Water's planned 50- year service area; thus, a water supply is assured. An existing Tucson Water main is located adjacent to the project site within the Thornydale Road right-of- way, which will also provide water to the Tortolita Vistas Specific Plan area; the developer will be responsible for the extension of these facilities and any modifications or enhancements that may be required. 4. Schools It is anticipated that this project will generate 107 dwelling units at build-out. Based on this number and using formulas from the Marana Unified School District, this project could generate approximately 43 school-aged children. K-6: .25 x 107 units = 27 school-aged children 7 -12: .15 x 107 units = 16 school-aged children The project developer has contacted Marana Unified School District to discuss the impact this development may have on the school system. The developer has agreed to make a voluntary contribution per household to the school district, which will be made payable at the time building permits are issued. ~ TangerinefThornydale Specific Plan 111-20 Development Plan 5. Public Utilities Natural gas, telecommunications, cable services and electricity will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: a. Natural Gas Southwest Gas Corporation will provide natural gas service to the project. There is an existing 4-inch Southwest Gas line located within the EI Camino de Manana right-of-way, which traverses the project site. Additional 4-inch lines are proposed for construction within both the Tangerine Road and Thornydale Road rights-of-way adjacent to the project site. The timing for construction of these proposed lines are unknown. b. Communications Telephone service and line installation is available in this area through Owest Communications. Com cast Cable has cable infrastructure in this area and will likely provide service to the property. c. Electric Power Electric power will be provided by Trico Electric Cooperative. ~ TangerinefThornydale Specific Plan 111-21 IV. Development Regulations Development Regulations A. Purpose and Intent These regulations will serve as the primary mechanism for the implementation of the Tangerine/Thornydale Specific Plan. The Tangerine/Thornydale Specific Plan Development Regulations and Design Guidelines establish the intensity and character of the development by prescribing site-specific standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. These development regulations apply to the 56 acres of land in the Tangerine/Thornydale Specific Plan. Land use designations within the Specific Plan shall be as follows: · Residential (R) · Commercial (C) · Open Space (OS) B. General Provisions 1. Applicability of Town of Marana land Development Code If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply. All construction within the Tangerine/Thornydale Specific Plan shall comply with all building codes current at the time of permitting. 2. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is consistent with the intent of the zone and compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Marana Board of Adjustment. - ~ TangerinelThornydale Specific Plan IV-1 Development Regulations C. Development Standards 1. Residential (R) a. Permitted Uses · Single-Family Residential Detached · Single-Family Residential Attached · Community Recreation Facilities · Parks and Open Space b. Accessory Uses · Swimming Pools, Spas, and other Related Structures · Patios, Tool Sheds, Children's Playhouses · Home Occupations c. Conditional Uses · Child Care Facilities · Group Homes d. Development Standards (Single-Family Detached) · Minimum Lot Area: 4,500 square feet · Minimum Lot Width: 30 feet · Minimum Lot Depth: None · Minimum Setbacks: . Front: 15 feet · Side: 0 feet with 3-foot access easement on the adjacent property . Rear: 15 feet · Maximum Building Height: 30 feet · Building Separation: 6 feet · Maximum Lot Coverage (structures): 70 percent · Minimum Common Open Space per Dwelling Unit: 185 square feet (X) TangerinelThornydale aD Specific Plan IV-2 r r'" Development Regulations ,.. ,.... ,... ,... ,... ,.... I r ,... - e. Development Standards (Single-Family Attached) · Minimum Area per Dwelling Unit: 3500 square feet · Minimum Lot Width: 30 feet · Minimum Lot Depth: None · Minimum Setbacks: . Front: 5 feet (Front yard setback shall be staggered by a minimum of 5 feet on every third unit so that the front yard setback shall not be the same for 3 consecutive homes.) . Side: 0 feet (attached side); 3 feet (non-attached side) . Rear: 10 feet · Maximum Building Height: 30 feet · Building Separation: 6 feet for non-attached units · Minimum Common Open Space per Dwelling Unit: 140 square feet · Minimum Private Open Space per Dwelling Unit: 100 square feet Exhibit IV.C: Development Standards Concept, below, illustrates how attached homes in this subdivision might be designed utilizing the development standards listed above. Exhibit IV.C: Development Standards Concept ,. :,. <;> in M N r-' ... ,... ,.. r- ,.... ,.. IV-3 ~ TangerinelThornydale Specific Plan ,.. ,.... Development Regulations ,... ,... ,... ,... ,. ,... r ,.... - r r' r ,.... ,.... r- r- 2. Commercial (C) a. Permitted Uses · Banks and Financial Institutions (including drive-thrus) · Convenience Store · Daycare · Drug Store (including drive-thrus) · Grocery Store · Laundromat · Personal Services · Pet Store (fully enclosed) · Professional/Medical/General Office · Religious Uses · Restaurant and Food Service (excluding drive-thrus) · Retail Uses b. Conditional Uses · Car Wash · Restaurant and Food Service Drive- Thrus · Private School c. Development Standards · Minimum Site Area: None · Maximum Lot Coverage: 40 percent · Minimum Perimeter Setbacks: 20 feet · Maximum Building Height: 2 stories, up to 40 feet (including architectural embellishments) · Building Separation: Per Building Code 3. Open Space (OS) a. Permitted Uses · Recreational Trail ,.. IV-4 ~6 Tangerinerrhornydale Specific Plan r- ,.... Development Regulations ~ D. ,-. ,..... ,-. ,... ,.... 1"'"' r - ,... ,... ,... ,.... ,... .... ,... Design Standards The design standards in this Specific Plan were established to provide guidance in the development of attached residential, commercial and open space uses within the Plan boundaries. All graphics contained in this section are used as examples to illustrate the intent of the guidelines and should not be construed as an indication of the final appearance of the project. If any portion of the subdivision is developed with a single-family detached product, the Marana Residential Design Standards adopted in September 2005 by the Marana Town Council (Ordinance No. 2005-18) shall apply. The only acceptable deviation from these adopted standards shall be in relation to street design, in which case, Marana's adopted Subdivision Street Standards shall apply. As further described in the Implementation and Administration chapter of this plan (Section V), the responsibility of reviewing future development plan and subdivision plat submittals for compliance with this Specific Plan falls to two entities: the Town of Marana and the Design Review Board. After each of the following residential and commercial guidelines, the entity responsible for the review and enforcement of that guideline is indicated with TOM (Town of Marana), ORB (Design Review Board) or both if the responsibility is shared. 1. Residential Design Standards a. Site Planning · The primary access point to the residential portion of this Specific Plan shall be from EI Camino de Manana, with access to and from Tangerine Road for emergency purposes only. (TOM) . The residential portion shall be designed to have minimum impact on the site by allowing for natural open space and wildlife corridors. (TOM/ORB) All utilities shall be installed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana standards. (TOM/ORB) Where possible, on-site drainage facilities shall be designed with natural features and landscaping as opposed to riprap or concrete treatments. (TOM/ORB) . . ,... IV-5 ~ TangerinelThornydale Specific Plan ,... ,.... Development Regulations ,... ,... r- ,.... ,.. ,.... .,... r- - r- - ,.. - ,.... ,.... ,.... · Units may share common walkways and driveways. (TOM/ORB) Examples of shared walkways and driveways. b. Design · Four-sided architecture shall be required on all homes. (ORB) · Windows shall be recessed at least two inches from the building wall, or they shall project from the building wall, such as bay windows. (TOM/ORB) · Architectural features such as step backs and other single-story elements shall be required on the second story. (ORB) · Individual units shall have private space in the form of balconies or patios. (TOM/ORB) · Adjacent duplexes shall not be painted the same color. (ORB) · Entrances shall be framed and shall be at the same scale as single-family homes. (ORB) · The duplex unit shall have the appearance of a single-family home. (ORB) · If an uneven number of lots occur within an attached-product subdivision, stand-alone units shall be subject to the same design standards as the attached units. (TOM/ORB) ,... IV-6 ~ TangerinelThornydale Specific Plan ,.... ,.... Development Regulations ,... r" ,... ,.... r- r- - r- - ,... - ,... - ,... ..- - c. Garages and Parking · Each home shall be provided with a minimum of two off-street parking spaces within an enclosed garage. (TOM/ORB) · On-street guest parking shall be permitted. (TOM/ORB) · Attached units shall have side-loaded garages with at least one window facing the street. (TOM/ORB) d. Roofs · Roof-mounted utility equipment shall be screened through the use of appropriate architectural features. (ORB) · Roofs shall have varying rooflines typical of single-family homes. (ORB) e. Streets · Streets shall be private and maintained by the Community Association. (ORB) · Access to and from Tangerine Road will be for emergency purposes only. (TOM) · Open space relief is required at the end of all cul-de-sacs that terminate at the edge of a neighborhood. (TOM/ORB) · Decorative paving materials and/or treatments shall be used to designate areas of pedestrian activity. (ORB) · A minimum tree size of 15 gallons shall be required for street trees. (TOM/ORB) · Shrubs must be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size. (TOM/ORB) IV-7 ,... ~ Tangerinerrhornydale Specific Plan ,.... r- Development Regulations r ,-.. ,.... r ,.... ,- - ,- -- -- - ,... ,... ,.... ,.... r- . .' '-.: -,,- ..--/" - ~ . ~ The curvilinear sidewalks and pedestrian-scale landscaping shown in this photo are examples of special treatments that may be used to designate and enhance areas of pedestrian activity. f. Landscaping · All landscaping shall comply with the Arizona Nursery Association guidelines for caliper and size. (TOM/ORB) · Front yards shall have a minimum of 3 trees and 5 shrubs or accent plants per duplex unit. (TOM/ORB) · The abandoned portions of EI Camino de Manana located on the project site shall be revegetated. (TOM/ORB) · When possible, transplanted plant material shall be used in the front yards. (TOM/ORB) · The set-aside method will be used for the Native Plant Permit application. All saguaros and ironwoods in the disturbed area will be inventoried. (TOM) · All transplanted plant materials other than cacti shall be provided with methods of irrigation. (TOM) · The overall landscape design of the TangerinefThornydale Specific Plan shall be one that reflect and enhances the image and climate of the Sonoran Desert. The design shall be organized into a hierarchy landscapes with the low water-use plants and adapted plants playing the predominant role. Plant material shall reflect the meso- and micro-climates of the site and shall conform to "xeriscape" principles whenever possible. These principles include (ARC): . water efficient design . limited use of turf . use of predominately drought tolerant or water efficient plants ,... IV-8 ~ TangerinefThornydale Specific Plan ,... r- Development Regulations - ,.... ,.... ,.... ,... r- f"'" ,... ,.... ,.... ,.... ,.... ,.... ,- r- ,.... g. · water harvesting techniques · appropriate use of irrigation methods and technologies . use of mulches · proper maintenance practices Open Space · All common open space shall be owned and maintained by the Community Association. (ORB) · Every unit shall have private open space in the form of a patio or balcony. (TOM/ORB) h. Entry Monumentation · Primary monumentation will be placed at the EI Camino de Manana entrance. (TOM/ORB) · Monumentation lighting shall conform to the Town of Marana Outdoor Lighting Code. (TOM) · Materials that complement the existing landscape are encouraged; this includes masonry, steel, rock (veneer or natural) and other similar materials. (ORB) · The entry to the residential area shall be gated. (ORB) · All materials shall complement those used in the monumentation to create an overall theme for the development. (ORB) · Specialty paving is encouraged. (ORB) This photograph illustrates how entry monuments may be designed to incorporate vegetation and materials that complement the existing landscaping and blend with the overall theme of the project. Specialty paving is also used to highlight the entry into the development. ,... IV-9 ~ TangerinelThornydale Specific Plan f"'" r- Development Regulations - ,..... ,- r" ,.... r- - r- ,- ,... ,.... ,.... ,... ,... ,.... ,.. i. Signs · All signs shall adhere to the Marana Sign Code. (TOM) · All sign lighting shall conform to the Town of Marana Outdoor Lighting Code. (TOM) · All traffic-related signs (including street name signs) shall conform to the latest edition of the Manual on Uniform Traffic Control Devices. (TOM) j. Walls and Fencing · The materials used for the walls and fencing shall reflect those used in the monumentation to create an overall theme for the development. (ORB) · View fencing is acceptable along the open space corridors. (ORB) · All types of chain link fencing are prohibited. (TOM/ORB) IV-10 r- ~ TangerinefThornydale Specific Plan ,.... ,.. Development Regulations ,.. r- ,... ,... r- r- ,... r- ,..... ,... r- ,- ,... ,... ,... ,.. 2. Commercial Design Standards a. Site Planning · All utilities shall be installed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana standards. (TOM/ARC) · Where possible, on-site drainage facilities shall be designed with natural features and landscaping as opposed to riprap or concrete treatments. (TOM/ARC) · Pedestrian crossings shall be marked to emphasize the conflict point, improve visibility, enhance safety and provide added aesthetic appeal. Where applicable, pedestrian crossings shall be extended from the building entrance. (ARC) Specialty paving should used in commercial areas to indicate pedestrian crossings and project entries. · Circulation shall allow for adequate length of stacking for drive-thru facilities so as not to interfere with the movement of traffic or pedestrian areas. (TOM) · Provide special paving treatments at site entrances. (ARC) · Commercial and residential uses shall be connected with appropriate linkages. (TOM/ORB/ARC) · Reciprocal access between adjacent commercial uses is required. (TOM/ARC) r- IV-11 ~ Tangerine/Thornydale Specific Plan ,..... r- Development Regulations ,... ,... ,....... r- , ,- ,.... ,... r ,-. ,.... ,.... roo. ,... r- ,... r- Design · Commercial buildings shall have a common theme, visually and physically. This can be accomplished through architecture, landscaping and site planning. (ARC) · The common theme can be demonstrated through the utilization of architectural details such as similar colors, materials and textures as well as repeating patterns, rhythms and proportions. (ARC) · Buildings shall include features typical of the Arizona Sonoran Desert, such as architectural shade devices, a strong relationship to the ground plane, deeply recessed windows and the use of materials and textures that are associated with the region. (ARC) b. At right, common themes were incorporated into the design of this shopping center, including the use of repeating patterns, proportions and materials. Themes from Arizona's Sonoran Desert were integrated into the design of the commercial building shown below: the materials and textures are associated with this region, as is the shade structure offering relief from the desert sun. ,... IV-12 ~ TangerinefThornydale Specific Plan ,-. ,.... Development Regulations ,... ,... ,... r- ,... r ,.... . ,... ,- f'"' ,... - ,..... ,... ,... ,... · All sides visible from public view or adjacent to residential areas shall be architecturally treated to reflect the overall design, colors and textures used on the front fayade. (ARC) · Building design shall complement the unique qualities and character of the surrounding area. (ARC) · Building mass shall be broken into smaller elements, consistent with the proportions of the architectural style and surrounding uses. (ARC) The following techniques can be used: . Variations in roof form and parapet heights · Incorporating clearly pronounced recesses and projections · Introduction of wall plane off-sets · Use of other reveals and projections and subtle changes in texture and color of wall surfaces . Use of deep-set window with mullions · Use of ground level arcades and second floor galleries/balconies . Use of protected and recessed entries · Use of vertical accents or focal points · In multi-building projects, vary the size, massing and height of the buildings in relation to each other. (ARC) · All buildings with fayades greater than 30 feet in length shall include several of the elements listed below, repeated at appropriate intervals, either horizontally or vertically (TOM/ARC): · Color change (recognizable but not strongly contrasting) . Texture change . Material change · Architectural variety and interest through a change in plane such as offsets, reveals, archways or projecting ribs . Balconies, awnings, or canopies . Window or door openings · Wall plane projections or recesses ,... IV-13 ~ TangerinelThornydale Specific Plan ,... r- Development Regulations ~ ,.... (~'".. .JII ,filii r- r- Each of these buildings demonstrates techniques that may be used to create visual interest and reduce the massive appearance of commercial structures: building heights vary; building planes are broken into smaller elements; interest and variety is created by using a variety of materials and architectural details. ,... I ,... r- ,.... ,... ,-. ,-. · Predominant exterior building materials shall be durable and of high quality. (ARC) These include, but are not limited to: . Brick . Stone (natural or faux) · Integral color (sand blasted or stained) textured masonry · Split faced or scored concrete masonry units · Textured tilt-up concrete panels . Stucco . Metal roofs · Concrete and clay tile roofs . Clear and tinted glass windows · Architectural metal features ,-. ,.... ,.... ,.... ,... r- ~ TangerinefThornydale Specific Plan IV-14 ,. ,. Development Regulations ,. r' · Building entrances shall be defined through the use of (ARC): . Canopies or porticos, or overhangs . Recesses or projections . Arcades . Raised corniced parapets over the door . Peaked roof forms . Arches . Outdoor pedestrian features or enhanced landscaping . Architectural details such as tile work and moldings integrated into the building structure . Enhanced pedestrian surfaces ,.... r- ,.. ,.. ,. ,... ,.... ,.... Examples of design techniques used to define building entrances. ,... ,. ,.... ,.... ,.... ,.. ,-. ~ TangerinelThornydale Specific Plan IV-15 ,.... ,... Development Regulations ~ ,... ,... ,... ,.. ,... ,... ,... ,... ,... ,... r- ,... ,... ,... ,... · Exterior colors shall have a minimum Light Reflectance Value (LRV) of 50 percent. (ARC) · Accent colors shall complement and be compatible with the building exterior. (ARC) · Parking lots and commercial building walls shall be screened with a combination of vegetation and screen walls. (TOM/ARC) · Window awnings are encouraged and shall be functional and provide maximum shade. Awnings shall complement the architectural styling of the building. (ARC) · Use energy efficient materials in doors and windows. (ARC) · Use energy efficient lighting. (ARC) c. Roofs · The scale of commercial buildings shall be reduced by variations in rooflines and parapets. (ARC) · Roof size, shape, material, color and slope shall be appropriate for the scale and theme of the building. (ARC) · Buildings with sloping roofs shall include multiple planes. (ARC) · Vertical or horizontal articulation is required for unbroken rooflines of 50 feet or more. (ARC) · Internalize roof drain elements within the building or an architectural feature. (ARC) · Where possible, roof overhangs shall create usable shade on sidewalk areas. (ARC) d. Landscaping · Landscaping shall be provided along and against all buildings to anchor them to the surrounding environment and to soften the structure. In-ground landscaping shall comprise the majority of the landscaping requirement. Raised planters are acceptable when designed to accentuate the architecture and or enhance pedestrian areas. (ARC) · Trees shall be used throughout paved areas and along pedestrian pathways to provide shade and to reduce heat build-up and glare. (ARC) · The use of mature trees is encouraged to provide an immediate impact especially when used in buffering adjacent uses. (ARC) ,.... IV-16 ~ TangerinelThornydale Specific Plan ,... - Development Regulations · Pots and planters shall be located where pedestrian flow will not be obstructed. (ARC) · Pots and planters shall be durable and have natural color tones that complement the adjacent structures. (ARC) ,... r- ,.... ,.... r r .... Examples of landscape treatments in parking areas and adjacent to buildings. · Screen walls or landscaping shall not be located where they block the sight lines of drivers entering, leaving or driving throughout the site. (TOM/ARC) · Trees planted in planting strips for shade shall be at a minimum rate of 1 tree per 35 feet on center. This strip shall be a minimum of 5-feet in width, not including a 6-inch wide curb. (TOM/ARC) · Provide interior planting islands between parking spaces, at a rate of 1 island for every 8 parking spaces to avoid long rows of non-shaded parked cars. (TOM/ARC) · Each planting island shall contain a minimum of one tree and three groundcover plants. · At least 1 tree and 6 shrubs or groundcover plants shall be provided per each 300 square feet of required front, side and rear setback area. (TOM/ARC) · Where possible, existing mature trees and other existing vegetation shall be preserved and incorporated into landscape plans. (ARC) · Site design shall minimize the removal of mature trees, cacti and other mature vegetation. Where removal is necessary, all natural vegetation shall be salvaged and replaced where possible. (TOM/ARC) ,... ,.... ,.... ,.... ,.... ,.... ,.... ,... ,... ,..... IV-17 ~ TangerinelThornydale Specific Plan r- ,... Development Regulations ,..... ,... ,.... ,... r'" ,.... ,.... ,... ,... ,... ,... ,.... ,... ,... ,.... ,..... · Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks or the use of 6-inch curb. (TOM/ARC) · A 20-foot landscape buffer shall be provided adjacent to any highway right-of-way. (TOM/ARC) · All transplanted plant materials other than cacti shall be provided with methods of irrigation. (TOM) · The set-aside method will be used for the Native Plant Permit application. All saguaros and ironwoods in the disturbed area will be inventoried. (TOM) · The overall landscape design of the TangerinefThornydale Specific Plan shall be one that reflect and enhances the image and climate of the Sonoran Desert. The design shall be organized into a hierarchy landscapes with the low water-use plants and adapted plants playing the predominant role. Plant material shall reflect the meso- and micro-climates of the site and shall conform to "xeriscape" principles whenever possible. These principles include (ARC): . water efficient design . limited use of turf . use of predominately drought tolerant or water efficient plants . water harvesting techniques . appropriate use of irrigation methods and technologies . use of mulches . proper maintenance practices e. Lighting . Decorative parking lot and landscape feature lighting shall be at a pedestrian scale. (ARC) Lighting shall be designed to satisfy both functional and decorative needs. (ARC) All building entrances shall be well lit. (ARC) Exterior lighting shall be consistent with the architectural style of the building. (ARC) Lighting sources shall be shielded, diffused or indirect to avoid glare to pedestrians and motorists. (ARC) Architectural lighting shall be used to highlight special features only. Lighting of expansive wall planes or the use of architectural lighting . . . . . IV-18 ,... ~ TangerinefThornydale Specific Plan ,.... ,.... Development Regulations ,.... ~ r- r- ,... ,... ..... ,...... ,...... - I"""' ,...... ,... ,... ,...... ,... that results in hot spots on walls or roof planes should be avoided. (ARC) f. Mechanical Equipment and Service Areas · Service and refuse areas of nearby buildings shall be clustered together when possible. (TOM/ARC) · Utility and mechanical equipment shall be screened from view of public streets. (TOM/ARC) · Utility cabinets and mechanical equipment shall not be located within parking lot landscape islands or public right-or-way where they cannot be screened. (TOM/ARC) · Ground-mounted utility cabinets shall be located where they can be screened from major streets and public areas. They shall be painted to match the principal structure. (TOM/ARC) · Roof mounted mechanical equipment shall be fully screened in a way that is complementary to the architectural style of the building. (ARC) · If possible, mechanical equipment shall be concealed by building elements that were designed as an integral part of the building design. (ARC) · Trash enclosures shall be screened from public view by masonry walls and solid doors that are architecturally compatible with the project. (TOM/ARC) · Loading facilities shall be placed in the rear of the building to adequately screen them from view. (TOM/ARC) · Outdoor storage is prohibited. g. Parking · Intersections shall be kept to a minimum. Dead end aisles shall be avoided. (TOM/ARC) · Decorative paving treatments are encouraged to be incorporated into parking lot design, driveway entries and pedestrian walkways. Decorative paving treatments may consist of the following materials: stamped concrete, stone, brick or granite pavers, exposed aggregate or colored concrete. (ARC) · Any decorative paving treatments shall complement architectural features of the buildings to create an overall theme for the development. (ARC) ,.... IV-19 ~ TangerinefThornydale Specific Plan r r Development Regulations h. Walls and Fencing · Articulate walls by using decorative columns and diversity in texture, materials and alignment. Provide the decorative finish on both sides if visible to the general public. (ARC) · If retaining walls in retention basins are necessary, they shall be terraced and landscaped to reduce their visual scale. (ARC) · All site walls and screen walls shall be architecturally integrated with the building. (ARC) r- ,... r' r r ,.. r' r r r .. ..... r" ,... r' ,... IV-20 ,... ~ TangerinefThornydale Specific Plan r r- Development Regulations ,..... ,..... ,... r r- r- ,... ,.. - r f""" i'" r ,... ,... ,.... 3. Open Space Design Standards The natural drainageways within the project area will be protected and remain undisturbed with the exception of recreational trails. Trails within the Open Space designation will be designed in accordance with the Town of Marana Trail System Master Plan recommended standards. These local trails will be designed as cleared pathways with decomposed granite surface treatment, except at wash crossings where they will remain natural. Trail widths shall not exceed 8 feet. The trail along Thornydale Road shall be constructed according to the Urban Divided Pathway cross-section as shown in the Eastern Pima County Trail System Master Plan. A 15-foot easement shall be provided at the northwest corner of the property to accommodate the EI Camino de Manana Trail; this trail shall be constructed in accordance with Pima County standards. Recreational trails shall be designed in keeping with the natural desert theme of the project. ...... I IV-21 ~ TangerinelThornydale Specific Plan v. Implementation and Administration Implementation and Administration A. Purpose This section of the Specific Plan outlines the implementation of development on the project site. It identifies the responsible party to ensure the project is built in coordination with infrastructure improvements, providing a continuity of design. This section also provides guidance regarding general administration of and amendment procedures to the Specific Plan. B. Proposed Changes to Zoning Ordinance The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the TangerinefThornydale Specific Plan is the responsibility of the Master Developer, the Builder, the TangerinefThornydale Community Association and the Town of Marana. The Master Developer, referenced herein as Tangerine Developments LLC is the entity responsible for providing the basic infrastructure needs including roads, sewer and water in a timely and efficient manner. The Master Developer forms the TangerinefThornydale Community Association and is responsible for recording the Master CC&Rs. Tangerine Developments LLC, or their successors and assigns, will be the Master Developer of T angerinefThornydale. The Builder is the purchaser of a development area, or portions of a development area, which mayor may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. ~ TangerinelThornydale Specific Plan V-1 Implementation and Administration The Tangerine/Thornydale Community Association ("the Association") is the entity responsible for the maintenance and management of all shared private common areas and interior roads that are not dedicated to the Town of Marana. In addition, the Association will enforce the Master CC&R's placed on the properties. It is the responsibility of the Association to monitor development activity within the Specific Plan area and to prepare an annual report, from the date of Specific Plan adoption, for the Town of Marana describing that activity. The Association will also serve as the Design Review Board and will review all residential development within the Tangerine/Thornydale Specific Plan area. The Town of Marana Development Services will be responsible for ensuring all policies and standards laid out in the Specific Plan are adhered to during the review of all development in Tangerine/Thornydale Specific Plan. D. Development Review Procedure All proposed subdivision plats, development plans and building permits within the Tangerine/Thornydale Specific Plan shall be submitted to the Tangerine/Thornydale DRB for approval prior to submitting to the Town for approval and permitting. Plats, plans and permit applications shall be approved by the Town of Marana in accordance with Town of Marana procedures. Final decisions on grading, drainage, final road alignment, improvement plans, revegetation, and other matters will be made after the approval of the preliminary plat. No structures, including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land be commenced unless it has been approved in writing by the Tangerine/Thornydale DRB. The Tangerine/Thornydale DRB will review all development proposals for compliance with the established Tangerine/Thornydale Development Regulations. Approval of a subdivision plat, development plan or building permit is subject to the following requirements: · Conformance with the Tangerine/Thornydale Specific Plan, as adopted; · Conformance with the development agreement between the Master Developer and the Town of Marana; · Dedication of appropriate rights-of-way and easements for roads (within 60 days of specific plan adoption), utilities and drainage areas by plat, or by separate instrument if the property is not to be subdivided; · Preliminary plat, final plat and development plan submittals shall follow Town of Marana procedures current at the time of application; · Architectural elevation renderings shall be submitted for review and approval by the Town of Marana prior to final plat or development plan approval; and ~ Tangerinerrhornydale Specific Plan V-2 Implementation and Administration · All development within Tangerinerrhornydale will be subject to the Town of Marana Land Development Code, Native Plant Protection. · Residential development shall be subject to Covenants, Conditions, & Restrictions (CC&Rs) recorded for this subdivision upon recordation of final plat. · Approval of the design exception for the emergency-only access point along Tangerine Road from the Northwest Fire District. (See Appendix D) · Improvements to the Tangerine Road/Camino de Manana intersection as outlined in the Traffic Impact Analysis, including the Tangerine Road/Camino de Manana intersection and any other roadway improvements found to be warranted by the Town based on the findings of future traffic studies related to the submittal of a plat or development plan for this project. E. Phasing The residential portion of the project, including utility installation and roadway improvements, is expected to be constructed in a single phase. The recreation area and trails shall be completed at 50% residential buildout. The timing of development for the commercial area will be dictated by the market (Le. when users have been identified); however, it is possible the commercial and residential areas will be developed simultaneously. The estimated time of completion for the entire Tangerinerrhornydale Specific Plan is approximately 3 years from the date of Specific Plan approval. F. Specific Plan Administration 1. Enforcement The Tangerinerrhornydale Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively be the Town of Marana Planning Director, provided such changes are not in conflict with the overall intent as expressed in the Tangerinerrhornydale Specific Plan. Any changes must conform to the goals and objectives of the Plan. ~ TangerinelThornydale Specific Plan V-3 Implementation and Administration The Planning Director's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal to the Town Council. Categories of administrative changes include, but are not limited to: · The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; · Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity in the Specific Plan area; · Changes to the development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the Specific Plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval; or · Changes to development regulations that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. The request shall include all sections or portions of the TangerinefThornydale Specific Plan that are affected by the change(s). The Planning Director shall refer the request with his recommendations to the Planning Commission for public hearing. The Planning Commission shall make its recommendation to the Town Council, which, after public hearing, shall approve, reject or modify the proposed amendment. 4. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 15 days from the date of the interpretation. If an issue, condition or situation arises that is not sufficiently covered in the Specific Plan, the Planning Director may use the applicable regulations within the Town of Marana Land Development Code as a guideline for resolution. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. @B TangerinelThornydale Specific Plan V-4 Implementation and Administration 5. Habitat Conservation This section is intended to assign responsibility for the maintenance of open space within the Tangerine/Thornydale Specific Plan. For the purpose of this section, open space is referring to the land that is designated as Open Space within the Specific Plan, the on-site washes, and the east-west wildlife corridors as preferred by the USFWS. It is the responsibility of the Master Developer to ensure that the open space areas remain undisturbed during construction except for road crossings and other utility easements, where necessary. Any utility or road crossing shall be placed in area where the minimal amount of disturbance occurs. All open space areas shall be fenced oft during construction of the project. In addition, the Master Developer or the on-site construction manager shall inform the equipment operators about the importance of avoiding these areas. If an area is unintentionally disturbed, it is the responsibility of the Master Developer to ensure that the disturbed area is revegetated; preferably with plants that have been salvaged on-site. It is also the responsibility of the Master Developer to record specific Conditions, Covenants and Restrictions (CC&R's) that preserve the natural open space. To ensure that open space will be protected indefinitely, the CC&R's shall be tied to the final plat and development so that they run with the land. Possible items the CC&R's could address include lighting, fencing, recreational uses of the open space, and the prohibition of any exotic and invasive landscape materials. The CC&R's shall be enforceable by the Association and the Town of Marana. At the completion of the Master Developer's role in the development of the project, responsibility for the preservation and maintenance of the undisturbed open space will transfer to the Association. Prior to development, the Master Developer will perform a variety of environmental studies including a native plant survey and a pygmy owl survey. The project will use the 30 percent set-aside method for native plant preservation. In accordance with the ordinance, all saguaros and ironwoods within the disturbed areas will be inventoried. The Master Developer will comply with all federal and state regulations as required. 6. Federal and State Permitting The Master Developer has had discussions with the U.S. Army Corps of Engineers and the United States Fish and Wildlife Service. The Master Developer will comply with all federal and state permitting procedures as required. ~ TangerinelThornydale Specific Plan V-5 Implementation and Administration 7. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. @B TangerinelThornydale Specific Plan V-6 Appendices Appendix A: Public Participation Plan The State of Arizona's Growing Smarter legislation has established new requirements for towns, cities and counties to better evaluate and subsequently respond to growth issues. A major element of this framework includes enhanced public participation and notification procedures. According to the Arizona Revised Statutes (A.R.8.) 9-641.06 (8), ''the procedures shall provide for: a. The broad dissemination of proposals and alternatives; b. The opportunity for written comments; c. Public hearings after effective notice; d. Open discussions, communications programs and information services; and e. Consideration of public comments." The following information outlines the public participation plan for the Tangerinerrhornydale Specific Plan: At minimum, one neighborhood meeting will be held. Notification for the meeting will mirror the Town of Marana's public notification policy outlined in the Town of Marana Land Development Code, which requires all property owners within 300 feet be notified of a proposed rezoning. The Master Developer will work with the neighbors to answer questions and address their concerns. Follow-up neighborhood meetings or contact with individual property owners may take place, as deemed necessary. Town of Marana Planning staff will be provided with a copy of the list and map used to notify the property owners for these meetings. Additionally, a summary of the neighborhood meeting and attendance sheet will be provided to staff. @B TangerineIThornydale Specific Plan A-1 Appendix B: Archaeological Survey Report CULTURAL RESOURCES SURVEY OF THE TANGERINE/THORNYDALE NWC PROJECT NEAR MARANA, PIMA COUNTY, ARIZONA Submitted to: MTljTavrlco 745 E. 9th Street Tucson. Al 85719 Submitted by Professional Archaeological Services of Tucson 5036 Golder Ranch Rd. Tucson. Al 85739-4265 Prepared by David V.M. Stephen Ph.D. Principal Investigator State Antiquities Permit No. 2005-42BL P.A.S.T. Cultural Resources Report No. 051756 10/8/2005 PB TangerineIThornydale Specific Plan B-1 Appendix B: Archaeological Survey Report ii P.A.S.T. ABSTRACT & PROJECT SUMMARY FORM PASJ. JOB NO. 051756 OVERVIEW. An on-foot cultural resources survey of private property (56.6 acres) in anticipation of land development near Marano in Pima County identified no cultural resources and 2 t d isolated features. Two deflated oiles of rock on unknown association were no e INTRODUCTION (Ol) I Cultural Resources Survey Of The Tanaerine/Thornvdale NWC Proiect Near Marano, Pima County, Al. I 102\ 10/8/2005 (031 Aaency Nome: /041 ASM Permit No. 2oo5-42BL I Other Permits: I NA 10SI Proiect Descriotion: The land is slated for residential develooment. (061 Aaency Reference: Proiect Soonsor: MTI/Tavrico (071 PROJECT LOCATION INfORMATION (see also attached copy 01 USGS mop) County: I Pima I Vicinity of Marano I Al Leaal: I Within the S2 of the SE4 Section 31 T11 S R 13E G&SRB&M AI QUAD USGS MAP NAME MAP SCALE 1. AA:12 NE Rueleas Canyon 7.5' (Da) SURVEY INfORMATION Tvoe: I Non-collection on-foot survey with sYStematic 20m transects or eaual I Person-days I 1 56.5 acres ANDIOR 0 miles lona BY 0 foot wide riaht-of-wav I Percent surveyed I 100% Land Ownershio I Private Field Crew I A. Lenhart I Proiect Director: T David Steohen Field Work Dates I October 3, 2005 I Ground visibilitv was effected I minimally Additional Survey Records Submitted: I None I Artifact Collections Submitted to ASM: I None (09-10) CULTURAL RESOURCES WlTHIN PROJECT AREA (see report narrative tor additional information) Archives Researched: ASM/ AlSITE 181 SHPO 0 I GLO 0 I MNA 0 I Other: Numbers of eligible sites NA Numbers of ine/iaible sites NA PreviouslY recorded sites NA New sites found this oroiect NA Artifact scatters NONE Total sites NONE Sites within 100 meters NONE Isolate density Itotal artifacts o oer acre 12 Sites in 1.6 km radius Al AA:12:175, 176, 177, 178, 179, 180, 185,200,269,270,271,307,308.416 Ref. No. Of Prior Surveys Northern Tucson Basin Survey (Oll) RECOMMENDATIONS FOR FURTHER WORK (see also comments belowl FURTHER WORK RECOMMENDED I NONE ~ OR SITE RECORDING rl I MONITORING 0 I SUB-SURFACE TESTING 0 I DATA RECOVERY 0 COMMENTS (see reporlno<rotive additional intormation) The quantity of artifacts within the subject property and data about known sites suggests the undertaking will impact no cultural resources. Based on the fieldwork and archival documentation, the project sponsor should be allowed to develop the subject property without further cultural resource studies. References lsee also lost ooae of reoortl I Form Comoleted Bv I David Steohen I Form Rev. 1/02 I Dote 110/8/2005 ~ TangerineIThornydale Specific Plan B-2 Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 1 Cultural Resources Survey Of The Tangerlne/Thornydale NWC Project Near Marana, Pima County, Arizona PAST No. 051756 Introducflon. Personnel from P.A.SJ. conducted a 1 person-day, survey of the Tangerine/Thornydale NWC property on October 3, 2005 located in Pima County near Marana in anticipation of residential development. The purpose of the project was to determine whether any significant cultural resources that might be adversely impacted by construction were present. The project sponsor (MTI/Tavrico) initiated this study in accordance with municipal requirements. P.A.SJ. holds permit 2005-42BL issued under the Arizona Antiquities Act through the Arizona State Museum. Project Location and Ownership. The approximately 56.6 acre project area is located in the northwestern portion of the Tucson Basin (Figure 1). The project area is located on the Rueleas Canyon United States Geological Survey 7.5' map. The location with respect to the Public Land Survey is within the S2 of the SE4 of section 31 T11 S R 13E G&SRB&M. The UTM values for selected boundary points are shown on the map to indicate the extent of the parcel. The boundary shown on the map is reasonably accurate given the limitations of a 1 :24,000 scale map. It is based on data and maps provided by the client as well as field observations but it is not intended to represent the precise legal extent of the parcel. Unless otherwise noted, land ownership coincides with the parcel and survey boundary shown in Figure 1. The fieldwork was conducted on private lands. Base Maps Included In Report Figure 1 is a copy of a portion of the U.S.G.S. Rueleas Canyon 7.S-minute topographic map that shows the project boundaries. archaeological sites within the project area, and all isolated artifacts and features found during the survey. Table A-I, located at the end of the report, provides coordinate and other information for these isolates. Projects with boundaries extending across multiple U.S.G.S. maps are so noted on page ii and in the lower left of Figure 1. BACKGROUND TO STUDY AREA: Effecflve Environment. The study area is within the Basin and Range physiographic province at an approximate elevation of 2,684 feet. Project area vegetation is typical of the Arizona Upland subdivision of the Sonoran Desertscrub biotic province (Turner and Brown 1982) predominately comprised of bursage, creosote, palo verde, mesquite and prickly pear. P.A.S.T. To"on, Arizona USA www.pastariz08a.c:om 526. 825_1536 re B-3 Tangerineffhornydale Specific Plan r- ,.... Appendix B: Archaeological Survey Report ,.. lOi"1Goril",.o/lhomydoto NWC. Pogo 2 Fi ure 1. Ruelas Can on U.S.G.S. 7.51 MAP ,... ".f ,..... . 1\1\' .,. ; ,. t. r~ r } .. I,. _ I ..,... -:: ~ _--'.:;Ie ~ ;>> , 1 C. l-I ~ I f ~ t ,.. . , I ,. ~ J . . v l ,.. ,.. Ipn .. .. , r- I \ l~ -\r: ~~ l~ , ....", ~ ,... . r- " . i . , 4 "1 ~j: ~ ~l .. .. ~i ~ ,.] It- " ....... 1 i · I..................~...... 4'........'. "'<1' --. I ~".."t"~"'" _:lfooroe......,~..:R!.............-_~..r_, _ . _ . - - , ..-- _.0,: -.- _ _ J _ ~ \,;0 ~ l:"I:T.r' OueIQ....__~ d.....bt.:c~~ '*"'11"." ....r-'t~a...,C"tICl'..~ O"'I'h.~p sr... bQ:1<w'W m ..... 01 .."" QIIlIC""'~ -:w_ I.)~ ,CIf'o2""""" e.. ot'lW'OI'Io'IT>:1'" .. 1ID'\'1'" . 3 .. ... ,... I; \ ... ~~,~.;:,"uJ 4fIr " " ''.,,-- I J~_ . . .. 1 - . ....... ... __J ~ -. ,... ,... ,... ,.. .. .QI, o. . -~ '\ ~ '. I ~ . ,,' '. ,. 1 p= to , f ~ .1 .... -- } . , 1 i , I " ~ 4 1 '-t/ " I....~ ;~~i 'l ~ r. -- I t ...J.......-- ~ -- ..' t . . I .~, II. r ~".lft. J) I too .....,. h .oJ ....I'! #, \j" ~/ J'- ~1 '.. '/ , I:. TUDV AREA I . ..In III f. .....~tl'f -" 111 ! .. . " ~ Yo' .1 -'1 I ... ...r 1 t , ,. , - I . . . . II I n "" I -- '1 I 'J> ,.. '- ,.. "'} ~ '5 ~ - '" I , . .." " ..- ....."'11 . -- ~ . ,-, ,.. ..,. -+-' ~ ... ~. J " , ~ .. A. .. ,. '. ,'. .- "l . I 'l t~ , . I , . " . . ...... . . . ~,.;, . - ... -\' . .. . . '.' ....... ,,;,~.4 . . .J. ... ;...~~. ._nw . ., ... . (... "';' !J I J'AAI'. T...... A.IIC',," ....'A ..... . .1IIff>>....j .... ~ efJfJ4 8-4 r ~ Tangerineffhornydale Specific Plan Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 3 Records Review. A review of the records of the Arizona State Museum (ASM), in anticipation of the survey revealed that the subject parcel had either not undergone a complete, intensive archaeological surveyor sufficient time had passed since an earlier study suggesting heretofore undiscovered cultural resources may have been subsequently exposed that would not have been documented by the initial field worle The ASM records, as well as the other archives indicated on the associated project form, revealed no recorded cultural resources on the inspected parcel. Previously recorded cultural resources within a 1 ClO-meter perimeter around the project boundary are noted since such resources may account for the presence of isolated non-site cultural entities found on the parcel. Recorded cultural resources within a 1.6-kilometer radius of the center of the project area are listed on the project summary form and in Table A-2. Culture History. The antiquity laws apply to human cultural remains in excess of 50 years of age and require them to be assessed as to their potential for yielding important information. Consequently, sites and artifacts dating from the mid twentieth century and earlier must be evaluated. The historical period that commenced in roughly 1700 is comprised of the Spanish, Mexican and Anglo occupations with some researchers recognizing the protohistoric as a transitional culture from the earlier prehistoric occupations. The prehistoric peoples who lived in this region include the Hohokam, Archaic and Paleoindian cultures. The Hohokam (A.D. 450 - 14501. The Hohokam were a sedentary, agriculture-based people who produced both plain and decorated pottery, along with numerous other crafts of shell, stone and clay. They were skillful agriCUltUrists who lived in houses built in shallow pits and constructed extensive irrigation canal systems. In some of the larger villages, they built ballcourts that probably served as focal points for ceremonial or recreational activities. Whether the Hohokam migrated into the region from Mexico or developed from indigenous Archaic populations is still hotly debated. The Hohokam cultural sequence was established in the 1930s based on the decorated pottery types unearthed at the Snaketown Site in the Phoenix Basin. Shortly thereafter, Isabel Kelly modified this chronology to fit the Tucson Basin sequence after her excavations at the Hodges Ruin in Tucson. Since that time, the continual acquisition of new archaeological data has brought about many refinements in the chronology. Archaic Era (7500 B.C. - A.D. 4501. The Archaic era has traditionally been characterized by assemblages of chipped stone artifacts along with ground stone tools for processing plant materials, and a lack of ceramics. Recent research in the Tucson Basin and elsewhere has demonstrated the presence of pit house villages, agriculture and some ceramics in the Late Archaic. The shift from a hunting-based economy to a reliance on plant foraging and small-game hunting that characterized the Archaic sites was caused by the extinction of Pleistocene mammals favored by the Paleoindians. Paleo-Indian Era Ica. 10.000 - 7500 B.C.1. Eleven thousand years ago, the climate in the Southwestern United States was considerably wetter and cooler than it is today, and much of the terrain consisted of lush grasslands that supported herds of mammoth, bison and other large grazing animals. Many of the earliest occupants of the area, p.A.s:r. 1'ueso... Arlzon. USA WWW.p8stlrizooa.com 520. 825.35.% PI) TangerinefThornydale Specific Plan 8-5 Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 4 known as Paleoindians, were hunters who subsisted on these large, late Pleistocene mammals. The belief that many of the Paleoindians were primarily big-game hunters is supported by the fact that most of the Paleo-Indian sites that have been excavated have been kill and butchering sites. The artifact assemblages from these sites are made up of projectile points and other stone tools suitable for skinning animals and cutting meat and bone. The earliest Paleo-Indian artifacts found in southern Arizona belong to the Clovis complex (9500-9000 B.C.), which is characterized by long, lanceolate, fluted Clovis points. along with other stone implements and bone artifacts. Survey Expectations. This project's study area was located in a portion of southern Arizona that is conducive to prehistoric and/or historical settlement. Therefore, it was considered a reasonable likelihood that prehistoric or historical sites would be found during the survey. CULTURAL RESOURCES SURVEY: Methods. The fieldwork consisted of intensive on-foot coverage of the property by our staff in order to identify and locate any cultural resources, historic or prehistoric, within the property boundaries. Field personnel (A. Lenhart) were spaced approximately 20 meters apart and crossed the subject property in a series of contiguous corridors with any areas of extreme slope covered less intensively. Survey transects paralleled the longest dimension of the property except when prevented by the landform, vegetation density or hydrological features. Unless noted otherwise, the transect count is the quotient of the transect extent and parcel width. General conditions were excellent for conducting the fieldwork. Ground visibility was minimally affected by the presence of trees, shrubs, semi-shrubs, succulents and grasses. The original landform was minimally disturbed by modem alterations to the ground surface. Survey Results. The information derived from the fieldwork is generally in keeping with the expectations generated from archival and literature sources. There were no surface indications of archaeological resources on the property which meet the Arizona State Museum minimum standard for recording as an archaeological site or that would be eligible for inclusion in the National Register of Historic Places. The occurrence of isolated artifacts and artifacts in lower density than that required for formal recording as a cultural resource are documented below, in Figure 1 or in Table A-I as appropriate. For this project a total of 2 isolated artifacts or non-site features were noted. More recent cultural manifestations identified during the survey include dirt tracks, informal trails and a light scatter of trash. All appear to be modern in origin. Evaluation of Cultural Resources. Although archaeological and historical sites may qualify for formal recording under state standards, they generally are not considered significant unless they are eligible for listing in the Arizona or National Register of Historic Places. According to the current standards a property must possess sufficient integrity, significance and antiquity to be listed in the Register. In addition to being at least 50 years of age a resource must meet the criteria set forth below: P.A.s.T. Tucson, Arizoaa USA www.pastJlrizona.com 510. 815.3536 ~ 8-6 Tangerinefrhornydale Specific Plan Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 5 The quality of significance in American or Arizona history, architecture, archaeology, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: A) that are associated with events that have made a significant contribution to the broad patterns of our history; or B) that are associated with the lives of persons significant in our past; or q that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D) that have yielded, or may be likely to yield, information important in prehistory or history (National Park Service 1986) Eligibility EvaluaUon. No cultural resources were located during the course of the fieldwork in the project area appear to be more than 50 years old. Consequently it is not germane to assess significance under any of the criteria listed above. Evaluaflon Of Effects Of The Proposed Project. Considering the cultural resources found on the property, the development of the inspected parcel will not have an effect on potentially significant cultural resources. Recommendaflons. Based on the archival information, field methods, the observable surface indications and because none of the materials observed on the subject property have potential to provide important archaeological or historical information beyond what was obtained for this project, P.A.S.T. supports approving the sponsor's application. Although PAS.T. does not endorse additional archaeological studies for this project, ground-disturbing activities on the property should not commence without authorization by the agency archaeologist (s) , There remains the possibility that ground-disturbing activities could reveal the presence of heretofore undiscovered cultural resources. If such materials are discovered construction activities should stop. Consultation should be initiated with the appropriate agency arChaeologist, and if applicable under ARS g41-841 et seq. the Arizona State Museum, to assess the potential significance of any materials unearthed. Under State law (ARS 41-g865 & g41-844) if human skeletal remains or funerary objects are discovered on either public or private lands the Arizona State Museum should be contacted immediately. NOTE FOR ADOT INVOLVED PROJECTS: If previously unidentified cultural resources are encountered during activity related to the use of this source, the contractor shan stop work immediately at that location and shall take all reasonable steps to secure the preservation of those resources. The Engineer will contact the ADOT Environmental Planning Group. Historic Preservation Team at 602.712.8641 and make arrangements for the proper treatment of those resources. P.^.S.T. TutsOn, ArboR. USA l\"ww.palhlrizooa.tom 510. 815.3536 ~ B-7 TangerineIThornydale Specific Plan Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 6 LITERATURE CITED National Park Service 1986 How to Apply the National Register Criteria for Evaluation. Department of the Interior. Copies available from Bulletin No. 16. National Register of Historic Places. Turner, R. and D. Brown 1982 Sonoran Desertscrub. In Biotic Communities of the American Southwest - United States and Mexico, edited by D. Brown, pp. 118-121. University of Arizona for Boyce Thompson Southwestern Arboretum, Superior, Arizona. P.A.S.T. Tucson~ Arizoaa USA www.paShlrlzona.com 510. 815.3536 ~ 8-8 TangerineIThornydale Specific Plan Appendix B: Archaeological Survey Report Tangerine/Thornydale NWC, Page 7 APPENDIX A - SUPPLEMENTARY REPORT TABLES ME. ME Table A-1. Isolates Provenience (all UTM Zone 12) Total isolated artifacts: 2 I Isolates per acre: 0 I GPS Datum: NAD27 181 WGS84 0 ISO # Easting Northina Kind Comments a 494,963 3.587,339 NSF Possible rock pile - no artifacts b 495,129 3.587,244 NSF Possible rock pile - no artifacts c d e f a h i i k I m (IndIvldval AJlIIacIs: rw. PlAtNWARE; ow . DECORATED; CS . CHIPPED STONE; GS . Ground STONE: fR. fAR: SH . SHEll: OR . OTHER) (Non.... enIltIes: NSS. non.... ",",act scoHer: NSf . non."leaIure Table A-2. Table of Recorded Sites WIthin 1.6 km Radius (all G&SRB&M) ASM Quad AA:12 Site Numbers 175,176,177,178,179.180,185,200.269,270,271.307.308.4 16 Table A-3. Site Management Summary Table (all G&SRB&M) only reauired when nreater than 3 sites are located ASMf Status T/RISectlon Owner- Content Eligible? Additional Work shlD or Age Recommended NONE NONE P .A.S.T. Tucson, Arizona USA www.pastarlzona.com 520. 825~'536 ~ 8-9 TangerineIThornydale Specific Plan Appendix C: Legal Description CO :h,.>, .'-~. Order No.: 60015549.JK EXHIBIT "ONE" The South 1040 feet of the East half of Section 31 Township 11 South Range 13 East. Gila and Salt River Base and Meridian. Pima County, Arizona; EXCEPT the East 30 feet lying within Thornydale Road as established by instrument recorded in Docket 1064 page 205. records of Pima County. Arizona; and EXCEPT the South 50 feet lying within Tangerine Road according,to Book 7 of Road Maps page 83. records of Pima County. Arizona; and EXCEPT any portion lying within Camino de Manana Road No. 220, according to Book 2 of Road Maps. Pages 1 to 4 inclusive, records of Pima County, Arizona; and EXCEPT the triangular portion of land at the corner of Tangerine and Thornydale as described in Docket 12203 at page 6' 68 of the records of Pima County. (jv arb 106) ~ C-1 TangerineIThornydale Specific Plan Appendix D: Design Exception Request The Tangerinerrhornydale is requesting a design exception to the Town of Marana Land Development Code. Title 6: Subdivisions, Section 06.03.L requires that all subdivisions must provide two access points into the project unless both the Town and Fire District provide written approval. This Specific Plan is proposing one access point from EI Camino de Manana and one emergency-only access point to Tangerine Road. The Town has expressed verbal approval of this design because it would prefer to limit the number of access points along Tangerine Road. The Northwest Fire District has expressed approval of the design in its letter dated March 16, 2006 with the following conditions: . The emergency access road shall have a minimum right-of-way of 20 feet with a minimum 14 feet of pavement; . The emergency access road shall have 4-foot shoulders with a maximum of 6 to 1 slope and an unobstructed height of 13 feet 6 inches; . The gate shall be a standard gate with a chain lock; and . Documentation that the homeowners will be responsible for the maintenance of the emergency road and gate. @B Tangerinefrhornydale Specific Plan D-1 Appendix D: Design Exception Request <},~: ,),r;t;;;~Y'~D N ()RTll \VEST FIRElREscUE DISTRICT N! ~ SERVING RfSLDE~IS OF THE NORTIrWcST FIRE DlsnnCT, THE FLOWING WELLS ~",-~,-~." , COMMUNITY AND THE TOWN OF MARANA / . --:> I': i" ADM]~lSTRAno~/LIFE SAFEn' SeJ<vrcEs 5225 W. MASSlNUAI.E RD. Tucso" AZ 85743 ) ~", PHOl'E: (520) 887-1010 F...x: (520) 887-1034 www,1\oRlllWESTFrRE.O!\G \1.1rch 16,2006 Megarl Johnson PI anncr The Planning Center 110 South Church #6320 Tucson, A2.85701 RE: Tangerine i Thornydale Specific 'Plan Design Exception D.:,r )'legan, This letter is a follow elp to Ollr conversation on 03-15-2006 regarding the emergency access to this project. "lorthwest Fire will accept an emergency access, however the road for this access shall be 20 n wide with a minimll.ln of 14 feet paved and 4 foot shoulders with a maximum of 6 to 1 slope and an lU10bstTllcted height of 13-6. The gate issue, :\onh\l.'csl fire docs not want a break away gate without seeing specs on this type of gate. We will accept a standard gate with a chain and lock. 1'\orthwes', Fire will require documentation in the homeowners association to be responsible for the maintenance of the emergency access road and gate. If you should have any other questions or concerns regaTding the emergency access, please feel free to call. Sj{cerely, '. 0 t-\).A~\=:~~__ Onwls F. SlicgleilC'T Prevention Specialist ",on 111"1':"1 Fnu: DISTRICT t<; ~ PCIlUC SER\TCI' OTlGANZATION - CRLUJo;V, O~T.D ,\NIl OJ!Il.RATEO BY TI:IE l'\JlILlC -1)F.D1CATlll 1'0 ENSURING "I" ".S'l)\ITR" PEACE OF \/",,'0 Il' nu: AREAS Of' BOTH Dll'lIGF.NCY .>\.N1.l ('ION-F.M1::RGENCY fill!'., MEDlC'\L ANO COMMtl!'.TT'I' Sl!K\I1CES. Pi TangerineIThornydale Specific Plan 0-2 Appendix D: Design Exception Request February 21, 2006 Sean Kimble Fire Marshal Northwest Fire Department 5225 West Massingale Tucson. Arizona 85743 Subject: TangerlnelThomydale Specific Plan Design Exception MTI-01 Dear Mr. Kimble: We are currently processing a specific plan application for the northwest comer of Tangerine Road and Thomydale Road. The property is located on 56 acres in Section 31, Range 13 East, Township 11 South within the Town of Marana, Pima County, Arizona. We are anticipating a duplex development on the westem portion of the property and commercial on the eastem portion. The specific plan includes a variance request to the required two access points per subdivision. Because Tangerine Road is an urban arlerial road with a future right-of-way of 350 feet and the small number of proposed units on the property, Town staff feels that the number of access points along Tangerine Road should be limited to allow for the most efficient traffic flow. Therefore, multiple access points to the residential subdivision from Tangerine Road are inappropriate. In lieu of two primary access points to the residential portion of the project, we have proposed a primary access point from EI Camino de Manana with an emergency-only access point onto Tangerine Road. EI Camino de Manana runs in a northeasterly/southwesterly direction and intersects with Tangerine Road just west of the project site. The Developer will be required to improve El Camino de Manana north of Tangerine Road to the project site with a 6O-foot right-of-way to Town of Marana standards. The emergency-only access point will be located on a cul-de-sac and will feature a break-away gate onto Tangerine Road. ~ 0-3 TangerineIThornydale Specific Plan Appendix D: Design Exception Request February 21, 2006 Sean Kimble Design Exception MTi 01 Any proposed alternative to the Town of Marana Subdivision Standards requires a design exception report. The requirements of a design exception report include approval from the Northwest Fire Department. Town staff is in support of this altemative, and we would appreciate your support as well. I have attached a location map and a conceptual site plan for your review. If you have any questions regarding this request, please do not hesitate to contact me. Thank you for your assistance. Sincerely, THE PLANNING CENTER Megan Johnson Planner cc: Christen Bilow, Pathway Development Enclosures @B TangerineIThornydale Specific Plan D-4 AFFIDA Vll OF PUBLICA liON STATE OF ARIZONA COUNTY OF PIMA ss. Audrey Smith, being first duly sworn, deposes and says that (s)he is the legal Advertising Manager of THE DAilY TERRITORIAL, a daily newspaper printed and published in the County of Pima, State of Arizona, and of general circulation in the City of Tucson, County of Pima, State of Arizona and elsewhere, and the hereto attached: PUBLIC NOTICE ORDINANCE 2006.20 TANGERINE THORNYDALE SPECIFIC PLAN was printed and published correctly in the regular and entire issue of said THE DAilY TERRITORIAL for 4 issues; that was first made on the 10th day of July 2006 and the last publication thereof was made on the 13th day of July 2006; that said publication was made on each of the following dates, to-wit: 07/10/06 07/11/06 07/12/06 07/13/06 at the Request of: Town of Marana, Clerk's Office , Legal Advertising Manager 13th day of July 2006. . t! ~\~ <) Public in and for the County of Pima, State of Arizona d _.~t/~ My commission expires: MARANA' ORDINANCE NO 200620 RELATING TO DEVELOPMENT; AP- PROVING A4.JD AUTHORIZING A RE- ZONING TO CREATE THE TANGER- INE THORNYDALE SPECIFIC PLAN. WHEREAS, The Planning Center repre- sents the property owners of approx,- mately 56 acres of land located within a portion 01 Section 31, Township 11 South, Range 13 East, as depicted on Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Com- mission held a public hearing on May 31, 2006, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives 01 the owner, staff and members of the public at the regular Town Council meeting held Juiy 5, 2006, and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Rural Density Residential to Master Planning Area, and should be ap- proved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Anzona, as follows: Section 1. A minor amendment to the General Plan of approximately 58.8-acres of land iocated within a por- tion of Section 31, Township 11 South, Range 13 East, at the northwest corner of Tangerine Road and Thornydale Road (the "Rezoning Area"), changing the land use designation from Rural Density Residential to Master Planning Area. Section 2. The zoning of approxi- mately 58.8-acres of land located within Section 31, Township 11 South, Range 13 East, at the northwest corner of Tan. gerine Road and Thornydaie Road (the "Rezoning Area"). is hereby changed from "R-144" (Single Family Residential, 144,000 square foot minimum lot size) to "F" (Specific Plan) creating the Tan- gerine Thomydale Specnic Plan. Section 3. The purpose of this rezon- ing is to allow the use of the Rezoning Area for mix of single family residential, commercial, and recreation and open space uses subject to the following con- ditions, the violation of which shall be treated in the same manner as a viola- tion of the Town of Marana Land Devel- opment Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, require- ments for pUblic improvements. 2. This rezoning is valid for five years from the date of Town Council approval. If the developer fails to have a final sub- diVision plat recorded ~JrIor to the five years the Town may initiate the neces- sary action to revert the property to the original zoning, upon action by the Town Council. 3. Before a certificate of occupancy is issued for any dwelling unit on the Prop- erty, the Developer shall have com- pleted or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed Into the Northwest Fire District or other- wise provide for fire protection service. 4. The design of all streets and circula- tion related facilities, including the gated access. shall be accepted by the North- west Fire Distnct prior to the Planning Commission's consideration of the pre- liminary plat 5. The HOA, as established and ac- cepted by the Town of Marana, to con- trol, maintain, and manage both resi- dential areas and open space shall Im- plement those recommendations set forth in the Specific Plan. 6. The Town, or an agreeabie third party, shall reserve the right for future site inspection for the purposes of habi- tat monitoring and management. 7. The Town shall reserve the right to mOnitor and enforce the habitat man- agement responsibilities of the HOA. 8. Tne Town shall accept the final Covenants, Codes, and Restrictions pnor to Town Council consideration of the final plat. 9 The preliminary plat shall be in gen- eral conformance with the Land Use Concept of the T angennefThornydale Specific Plan. Any changes to the Land Use Concept that reduce the number of bridges spanning washes shall require reconflguration of the site and could re- sult in a reduction of the number of resi- dential units and/or a reduction in the amount of site disturbance. 10. The Deveioper shall dedicate, or cause to have dedicated, an additional 125 feet along the southerly property line to meet the future 350-foot right-of-way for Tangerine Road and an additional 45 feet along the easterly property line to meet the future 150-foot right-of-way for Thornydale Road. 11. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer pians. 12. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval 01 the water plans. 13. No approval, permit or authoriza- tion by the Town of Marana authorizes violation Of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to en- sure compliance with all applicable fed- eral and state laws and regulations, in- cluding the Endangered SpeCies Act and the Clean Water Act. Appropriate experts should be retained and appro- priate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 14. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those reqUirements listed in the Land Development Code and Specific Plan. 15. Upon adoption of the ordinance by the Mayor and Council approving the Tangerine Thornydale Specific Plan, the applicant shall provide the planning de- partment with the following final edition 01 the Tangerine Thornydaie Specific Pian: one non-bound original; 25 bound copies; and one digital copy in Microsoft Word or other acceptable format within 60 days of the adoption. Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provi- sions of this Ordinance are hereby re- pealed, effective as of the effective date of Ordinance No. 2006.20. Section 5. if any section, subsection, sentence. ciause, pnrase or portion of thiS ordinance is for any reason held to be invalid or unconstitutionai by the de- cision of any court of competent juris- diction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Ari- zona, this 5th day of July, 2006. _ Mayor Ed Honea ATTEST: _Joceiyn C. Bronson, Town Clerk APPROVED AS TO FORM:_ Frank Cassidy, Town Attomey PUBLISH: The Dally Territorial July 10, 11, 12, 13, 2006 pnord2006,20 o.t