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HomeMy WebLinkAboutIronwood Estates Specific PlanTHE PLANNING CENTER 950 N. FINANCE CENTER DR SUITE 210 TUCSON, AZ 85710 (602) 623-6146 MEMORANDUM August 14, 1991 D AUG 15 1991 GLHN ARCHITECTS & ENGINEERS, INC. TO: Mayor and Council of the Town of Marana. FROM: Mike Grassinger Xz& SUBJECT: Ironwood Specific Plan The attached pages include changes to the Specific Plan as a result of the revised drainage concept for Waste Management's Ironwood facility. The changes in the text are underlined for your convenience. The exhibits have all been changed to show the extended conveyance channel along the eastern boundary. Please replace the appropriate pages in your current copy of the Specific Plan • Planning & Research with these pages. In addition, a new Appendix H is included, which contains • Computer services & GIS' the more detailed description of the conceptual hydrology plan. Place this • Environmental Studies document at the very end of the plan booklet. • Governmental Services & Policy Planning 'These changes reflect the revised description of the plan and commitments • Landscape Architecture made during the August 5 public hearing. Please call if you need any other • Resource Management information or have questions. • Urban Design cc: Roy Laos Chuck Dinauer Morgan Johnson Offices in: Newport Beach, CA Bakersfield, CA Hesperia, CA Sacramento, CA Phoenix, AZ Tucson, AZ 950 N. FINANCE CENTER DR. SUITE 210 TUCSON, AZ 85710 (602) 623-6146 • Planning & Research • Computer Services & GIS • Environmental Studies • Governmental Services & Policy Planning • Landscape Architecture • Resource Management • Urban Design Offices in: Newport Beach, CA Bakersfield, CA Hesperia, CA Sacramento, CA Phoenix, AZ Tucson, AZ ,.}L�".-l�'LA'1'J" MEMORANDUM TO: Chuck Dinauer/Morgan Johnson FROM: Michael dnger/PatncFk gore DATE: July 12, 1991 SUBJECT: Ironwood Specific Plan Review # 3 The following actions have been taken regarding review #3. A. GENERAL COMMENTS 1. Coordination among the Table of Contents, pages;* -exhibits, and cross references has been completed. As stated earlier, when text revisions are generated, coordination of page numbers is not possible without reformatting, generating •�iid printing an entire new document. Therefore, only pages with_ text changes have been issued. 2. Items D and E are currently and have always been included within the Table of Contents. 3. Appendix items are currently and have always been included within the Table of Contents. B. LEGAL AND MAP 1. No response required 2. The full scale map has been incorporated into the book and has always been listed in the Table of Contents, "Appendix A: Legal Description and Boundary Map". The 3 -ring binder 'working' documents did not have the boundary map included, however, the "bound" versions issued do include the map. 3. As per our conversation with Morgan Johnson on 7-11-91, this comment is erroneous and was meant to be deleted. The legal description and the boutidary map have been approved and accepted. C. GEOTECHNICAL EXPLORATION REPORT 1. During the June 12th meeting at the Town hall, it was agreed that the Specific Plan document would not contain the entire Geotechnical Exploration Report. The plan would contain only the body of the report. A full copy of the Geotechnical Exploration Report was to be submitted to the Town Engineer (F & D). A complete copy of the report was submitted to and received by F & D Associates on June 13, 1991. D. HYDROLOGY 1. The hydrology solution proposed in the development section of the Specific Plan has consistently indicated that: "Prior to the actual time of development of the Plan Area, a full hydraulic study and drainage report will be submitted for approval by the Town of Marana Engineer. This report will substantiate : the proposed conveyance/detention scheme intended f4`the Plan Area and relate it to potential region -wide considerations." E. ROADS 1. The circulation solution proposed in the development section of the Specific Plan has consistently indicated that: "The adjusted conceptual alignments for Moore Road and the Inner Loop (as shown of the Local Circulation Plan) are primarily schematic. Their respective final alignments will be determined by a detailed alignment study to be prepared prior to the actual time of development and to be subject to the full review and approval of the Town Engineer. As part of this study, specific parameters will be identified to establish the conditions and timing under which actual construction and right-of-way acquisitionsldedicataons will occur for both Moore Road and the Inner Loop. The provision of all rights-of-way and roadway construction falling within the boundaries of the Ironwood Specific Plan will be the responsibility of the Master Developer. All -arterial roads within the Specific lii� I kh Y Plan (future Moore Road) will be public. Whole or partial rights-of-way will be dedicated, as required by the Town, by a separate instrument at the time of actual roadway construction. The Master Developer will execute an irrevocable offer -to -dedicate with respect to the necessary rights-of-way required to construct the roadways." cc: Waste Management of Tucson Rick Engineering 0 IRONWOOD SPECIFIC PLAN DRAFT NO. 3 REVISED JUNE 21, 1991 REVIEW -NO. 3 BY TOWN ENGINEER JUNE 27, 1991 F&D/GLHN, INC,. 732 North Stone Avenue Tucson, Arizona 85705 F&D/GLHN Job No. 9102.11 A. GENERAL COMMENTS 1. Coordination will be required among Table of Contents, pages, exhi- bits, and cross-references. 2. Items D and E must be added under V in Table of Contents. 3. Add Appendix items to Table of Contents. B. LEGAL AND MAP 1. A second submittal of the map has been received, reviewed, and is completely acceptable. 2. The map must be incorporated into the book. List it in Table of Contents. Unless a reduced print can be clear and easily readable, the large -size map shall be folded and included in the bound volume. 3. The legal description has been reviewed with the map and comments have been submitted. No response has been received. C. GEOTECHNICAL EXPLORATION REPORT 1. No response has' been received on the suggestions previously submit- ted. D. HYDROLOGY 1. A condition of approval of the Specific Plan must be that a thorough hydrology/drainage report be prepared, by an Arizona -registered qualified engineer, which addresses all storm water flows to, on, across, and from the site, which provides solutions to the on-site problems, and which is or can become an integral component of a regional drainage concept. E. ROADS 1. Another condition of acceptance of the Specific Plan shall be that the routes of Moore Road .and the Inner Loop, as items in the Marana Transportation Plan, be fully addressed. Specific' alinements for these routes must be presented which are acceptable to the Town and to adjacent affected property owners. When the routes have been approved, a commitment running with the land must be of record, to dedicate the right-of-way when required by the Town. - 1 - LEGAL DESCRIPTII BEING A PORTION OF SECTION 2 GILA AND SALT RIVER BASE AND DESCRIBED AS FOLLOWS: BEGINNING AT A POINT Of FROM WHICH THE NORTHWEST COI DISTANCE OF 150.00 FEET, S BEGINNING; THENCE SOUTH 89' 57' DISTANCE OF 1740.22 FEET TO ARIZONA PROJECT CANAL, FROM SAID SECTION BEARS SOUTIi 89 FEET. • SAID PARCEL CONTAINS 17,832, CERTIFICATION tI I HEREBY CERTIFY THAT THE B( REPRESENTATION OF A SURVEY DESCRIPTION OF THE LAND SH( PATRICK R. LAIRD REGISTERED LAND SURVEYOR ARIZONA REG. NO. 18547 APPROVED FOR TOWN OF MARANA MORGAN JOHNSON APPENDIX A THE PLANNING CENTER 950 N. FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ 85710 (602) 623-6146 VIII -3 THENCE SOUTH 38' 43' 40 DISTANCE OF 699.64 FEET; THENCE SOUTH.38' 43' 24' THENCE SOUTH 51' 16' 04' THENCE SOUTH 34' 20' 25' THENCE NORTH 60" 01' 22' THENCE SOUTH 29' 58' 33' THENCE SOUTH 29' 58' 29' TIIENCE SOUTH 29' 58' 42' THENCE SOUTH 29' 57' 51' THENCE SOUTH 29' 57' 52' THENCE SOUTH 60' 01' 39' TIIENCE SOUTH 29' 58' 25 POINT ON SAID WEST RIGHTrOF- SOUTH LINE OF THE SOUTHEAST 1 THENCE SOUTH 89' 59' 3" WITH AND 150.00 FEET NORTH QUARTER, A DISTANCE OF 2396. NORTH SOUTH MID SECTION LINE THENCE SOUTH 89' 59' 5. WITH AND 150.00 FEET NORTH QUARTER OF SAID SECTION 25, i THAT IS 150.00 FEET. NORTH QUARTER AND 150.00 FEET EAST THENCE NORTH 00'. 03' 09 WITH AND 150.00 FEET EAST OF DISTANCE OF 5,130.17 FEET TO • SAID PARCEL CONTAINS 17,832, CERTIFICATION tI I HEREBY CERTIFY THAT THE B( REPRESENTATION OF A SURVEY DESCRIPTION OF THE LAND SH( PATRICK R. LAIRD REGISTERED LAND SURVEYOR ARIZONA REG. NO. 18547 APPROVED FOR TOWN OF MARANA MORGAN JOHNSON APPENDIX A THE PLANNING CENTER 950 N. FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ 85710 (602) 623-6146 VIII -3 • • • SUPPLEMENTAL REQUIREMENTS MARANA TOWN OF MARANA SURVEY, LEGAL DESCRIPTION, PRECISE MAP, AND MONUMENTATION FOR SPECIFIC PLANS No Specific Plan, filed after the effective date of these requirements, will be approved by the Town of Marana unless the following requirements have been met. A. Boundary Survey 1. A survey of the type required under "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION" shall have been performed by a registered land surveyor, licensed to practice in the State of Arizona. 2. If the boundaries of the Specific Plan are identical to those of an annexation which has complied with those requirements, the work need not be repeated. 3. If the boundaries of the Specific Plan area depart from those of an annexation which has been surveyed, described, and mapped, the survey shall be modified to accommodate the different boundaries: B. Legal Description 1. A legal description, as described in "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION", shall be provided. 2. If a legal description has been prepared, to those requirements,. it may be used. 3. If the boundaries of the Specific Plan are not identical to those of an annexation, it must be modified accordingly. C. Precise Map of Specific Plan Area 1. A map of the quality described in "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION" shall be provided, with the following exceptions. a. The Mayor's certification block should be replaced with an approval block for the Town Engineer. b. The recording block shall be removed. c. The original or a photo-mylar of the approved map shall be provided to the Town. APPROvED February 1 90 PAGE 1 OF 2 �p y� ��(I,�� 12775 NORTH SANDERS ROAD - MARANA, ARIZONA 8503 682.340��TUCS --' 9 D. • Monumentation Monuments shall be set in accordance with comparable provisions in the Town of Marana "SUPPLEMENTAL REQUIREMENTS FOR SURVEY MONUMENTATION." E. Other Regulations No provisions in these requirements shall be construed to relieve the surveyor from any applicable provisions of the Arizona Revised Statutes or from any adopted regulations of the State Board of Technical Registration. Page 2 • IRONWOOD SPECIFIC PLAN DRAFT NO. 3 DATED MAY 29, 1991 REVIEW NO. 2 BY TOWN ENGINEER JUNE 4, 1991 F&D/GLHN, INC. 732 North Stone Avenue Tucson, Arizona 85705 F&D/GLHN Job No. 9102.11 ,; E 0 A. GENERAL COMMENTS 1. Coordination will have to be developed among Table of Contents, page numbers, exhibits, and cross-references to eliminate the present confusion. A new Appendix C has been submitted, but it has not been fitted into a place of its own. 2. The Specific Plan must be sealed and signed by the professionals responsible for its contents. 3. The "Supplemental Requirements for Survey, Legal Description, Precise Map, and Monumentation for Specific Plans" must be adhered to. The legal description will be reviewed when the map is in hand. 4. It is requested that the developer/owner be prepared to dedicate a 50 -foot sanitary sewer easement along the SP right-of-way. It is also probable that a wide drainage easement may in time be needed parallel with the RR. This eventuality should be accounted for. B. MAPS 1. Exhibit III -6 is unsatisfactory. If a topographic survey was made and contours drawn on a larger scale without consideration for reduction, then perhaps it needs to be redone to appropriate scale to provide a useful graph. More work is needed. 2. "Existing Flood Prone" map would be more helpful if the three zones were briefly described. 3. From what publication of the SCS were. the soil data obtained? Please give full credit, as well as in the text. 4. "Existing Roadways" does not contribute much to support the text. A much larger scale map would be desirable. The location of Sanders Road.contributes nothing. Since the text links Sandario and Marana, Marana Road should be shown. The existing connection from the Interchange via the Grier Road alinement is discussed in the text and should be shown. The referred -to RR crossing should be called out. 5. The "Marana Transportation Plan" would be much more useful with relation to this site if the actual area of the site were outlined and shaded, rather than using the indistinct star. 6. The map titled "Existing Infrastructure" is useful to show the loca- tion of the existing sanitary sewer, whereas it was not satisfactory when titled "Existing Roadways". - 1 - 7. "Existing Schools and Recreation" would be more useful if the schools were identified; Elementary School, Middle School/ Junior High School, etc. 8. The "Composite Map" is very uninformative. As any map, it should clearly convey some specific information and be capable of standing alone. 9. On the land -use plan, notation should be modified to show "Buffer/ Open Space/Drainageway". 10. The "Site Circulation Plan". It should be expected that a site development plan is going to be prepared. That plan will have to include circulation. There are going to be office buildings; there will be a hauling operation with trucks; there will be vehicles coming and going; there will be travel to and from cells. What is envisioned at this time? How does on-site circulation relate to cell development, to future Moore/Loop Roads, to crossing drainage channels, to access to 0 & I development, etc., etc.? 11. The "Local Circulation Plan" is described as schematic. However, the Town Engineer contends that the time to develop acceptable routing for Moore Road and the Loop Road is prior to approval of land use plans, since they.are so definitely interrelated (more dis- cussion on this matter elsewhere). 12. "Proposed Hydrology" has to be accepted at this point only as a recognition of needs. Until a full-scale hydrology report is pre- pared, the feasibility of the suggestions cannot be fully evaluated. 13. "Phasing Plan". At what stage is the 0 & I complex to be developed? Show. 14. A Specific Plan Map is missing. It is required along with the Legal Description. C. GEOTECHNICAL EXPLORATION REPORT 1. 2. The body of the report refers to a number of items in the "Appendix" which were not included. Required for this report are: a. Map showing location of bore holes/exploratory pits. b. Logs of holes. c. Laboratory test results. The report must be sealed and signed by a qualified professional registered to practice in the State of Arizona. - 2 - • D. HYDROLOGY • 1. As a part of approval of any development plan for the site, the Town will expect a detailed hydrology/drainage study 'to have been completed, involving the influence of flows to the site, flows through or around the site, flows away from the site, and retention and detention. 2. The study shall be sealed and signed by a qualified professional registered to practice in the State of Arizona. 3. Any approval of the Specific Plan, prior to receipt and approval of that study, shall be conditional upon satisfactory resolution of the issues involved. 4. This development, while it cannot be expected alone to solve the regional drainage problems, cannot be allowed to impede a regional solution. The required study must demonstrate the feasibility of the design proposed. 5. The status of the drainageways and any retention/detention facilities should be clear. Public, private, who maintains, etc.? E. ROADS 1. This plan is proposing major changes in location of major roads as they exist on the original Transportation Plan in the General Plan of the Town of Marana, as they exist on the more -recently accepted Marana Transportation Plan, in the recently -approved Specific Plan for adjacent property, and from detailed locations developed worked at the behest of the Town. 2. This plan cannot be approved until specific new plans are developed for approval by the Town for acceptable relocation, based on a professional transportation study. 3. A commitment must be made for rights-of-way for accepted roadway locations to be available when construction thereof can be programmed. 4. The Town is probably amenable to sponsoring a public crossing of the SPRR right-of-way if accompanied by a commitment from the developer for construction of an approved roadway across the SP right-of-way connecting to the frontage road. 5. A plan must be developed, for approval by .the Town, for right-of-way and construction of a 'link between said public crossing and any future public roadway across the southeast corner of the site. p -3- 6. Not only must there be a commitment to dedicate right-of-way for Moore Road on the site, but all so for right-of-way along the Grier Road alinement when it is needed. 1 - 4 - IRONWOOD SPECIFIC PLAN DRAFT #2 REVIEW BY MARANA TOWN ENGINEER MAY 20, 1991 A. GENERAL COMMENTS: 1. This Specific Plan is a neat and sharp -looking document. However, we have a number of engineering comments to make. We have limited our review to the items discussed below and have made no gratis editorial comments nor typo corrections. Failure to comment on any item should not be construed as a tacit approval of that item. 2. The "Supplemental Requirements for Survey, Legal Description, Precise Map, and Monumentation for Specific Plans" must be adhered to. The legal description will be reviewed when the map is in hand. The Appendix must include an envelope in which a folded approved Specific Plan map becomes part of the document. B. DEVELOPMENT CAPABILITY SECTION: 1. Exhibit III -2 needs some lines and notes to make it useful. 2. Exhibit III -6 is an all -too -typical poor graphic. Contours are not identifiable. It does little to help in evaluating the sitr-e-a—tj of the CAP right-of-way. (Nps* 3. I continue to hope that someone (a planner) can supply me with either the rationale behind the formula used for "Average Cross Slope" or what its usefullness is. So far, I have seen no applica- tion where it was anywhere near an accurate design figure. In this case the print of the topography is too dim to allow determination of slope from it. 4. Note hydrology comments herein later. 5. Please credit the source of your information in III -18. The discus- sion should include, as a minimum, an engineering interpretation of soil data, requiring input by a soils engineer. s 6. In "Existing Off -Site Street" on Page III -22: There is no road called "Marana/Sandario". Is the text referring to the Sandario undercrossing? 1 7. Discussion on "Proposed On -Site Streets" would have been in order. This report does not accurately recognize either the proposed Moore Road alinement or the proposed "Inner Loop". Appreciable work has gone into a proposed interchange between Moore Road and the freeway. It has been introduced to ADOT, it is included in the I-10 corridor study, etc. It is obvious that it is not feasible to return to the section -line alinement (if that becomes the desired course) anywhere nearly as sharply as -the plan indicates. 4-AA(S I do not know that the currently proposed alinement has been firmly fixed, although there are commitments in the file. However, Moore Road is a major, route in the Marana Plan and an alinement must be maintained which preserves this potential. This Specific Plan cannot be approved until this issue has been properly addressed. C. DEVELOPMENT PLAN: 1. The "Circulation Plan" (IV -6) does not live up to its name. The only circulation feature is a recognition that there is a'need to show something identified as "Proposed Moore Road". I-10 is there and the railroad has to be crossed. But what is proposed for "circulation"? As indicated earlier, the Moore Road alinement shown does not meet the alinement which was accepted in the Rancho Marana Specific Plan. As a result, it does not allow for adequate design. This is a major item to be addressed and can strongly affect the land use plan. There is considerable thought that the I-10 frontage road serves little purpose, and it may be eliminated. The Town's tranpsortation plan calls for the inner loop road further east from I-10. This proposed specific plan dodges responsibility for the inner loop by running it along the poorly -alined Moore Road through the project and shoving it into the property to the west when it goes north from Moore. Both these locations are radical departures from Marana planning and from an already -approved Specific Plan, and the whole issue must be resolved. If access is to be obtained with an approved crossing of the rail- road --and that is the only immediate option, it is reasonable that it should become a public route. So, it must be developed to Town - approved standards. However, as Moore Road and the "Inner Loop Road" are approved through the site, they will also be public roads. Hence, although the Town may not at this time be concerned with the circulation of private roads on the site, the connection from the railroad crossing to Moore Road must also be a public route and be developed to Town standards. M N1 3. Any other streets which will be public --and others will --should be included as part of general approval. y+v�U? Hydrology is an importan consideration in scale hydrology -drainage will be expected. Specific Plan, prior to receipt and approval conditional upon satisfactory resolution of it is anticipated that this Specific Plan for this area and a full - Any approval of the of that study, shall be the issues involved. This development, while it cannot be expected alone to solve the regional drainage problem, also cannot be allowed to impede a regional solution and must make some proportional contribution. Upstream flows, and major flows northwest along the railroad, must be considered as well as potential flows away from the development itself. On-site problems must also be dealt with along with potential retention/detention. A commitment utility as a vicinity. should be expected to use the Town of Marana water potable water source when the Town has service in the ,WO (lub7-eJ 4. Whereas sanitary sewage beAVavailable when this obtained to participate the proposed interceptor collection is not4 and probably will not facility is built, a commitment should be in the construction of, and in the use of, as the program moves forward. In the meantime, on-site treatment and disposal must be approved by the statutory regulating agencies, nod jur+ by f-�"7-6")n , D. SECTIONS V, VI, AND VII: 1. Considerable and refers included in influence of discussion refers to "CC&R's" for the plan to allow that review body. to an Architectural Review Committee its makeup. Information should be the reader of the plan to judge the 2. Obviously no statement should be included in the Specific Plan which would remove from the Town its basic responsibility for the health, safety, and well-being of its constituents. The review, permitting, and inspection procedures should not be compromised. Respectfully submitted, F&D/GLHN, INC. Morgan Johnson, R.L.S. Manager, Civil agineering Design MJ: nm 3 SUPPLEMENTAL REQUIREMENTS MARANA TOWN OF MARANA SURVEY, LEGAL DESCRIPTION, MONUMENTATION AND MAP FOR ANNEXATIONS No petition for annexation, filed after the effective date of these require- ments, will be approved by the Town of Marana unless the following require- ments have been met: A. Boundary Survey 1. A survey. of the boundary of the .property to be annexed shall have been performed by a registered land surveyor, licensed to practice in the State of Arizona. 2. The survey shall locate existing pertinent corners and shall mark all corners of the proposed annexation. If any part of the boundary is curvilinear, the points of curvature and tangency shall also be located. 3. The survey shall be tied to an identifiable section corner or quarter -corner and, where pertinent, shall identify aliquot lines. Intersections of the boundary with section lines and quarter -section lines shall be located. 4. Existing rights-of-way and centerlines of bounding and intersecting roadways shall be identified. B. Legal Description 1. Provide to the Town an accurate "metes -and -bounds" legal description of the exterior boundary of the property to be included in the pro- posed annexation. The description shall be a result of the boundary survey conducted and shall include the area of the bounded property. It shall be sealed and signed by an Arizona registered land surveyor. 2. Submit a computer print-out showing closure of the boundary and showing the area in square feet. C. Map of Annexation Boundary 1. Provide to the Town an accurate map of the annexation boundary compatible with the legal description and meeting the following requirements: a. Drawn with ink on mylar film. b. Must be fully legible when reduced for recording. APPROVED February 14 90 PAGE 1 OF 3 "I 12775 NORTH SANDERS ROAD MARANA, ARIZONA 85653 682.34011= �TUCS P c. North oriented toward the top of the sheet. d. Include a Location Map, at a scale of 3" equals 1 mile, situated in the upper right corner of the sheet. e. Provide a title block in the lower right corner of the sheet. f. Show existing Town Limits. g. Boundary data and ties must read in the same direction as the legal description in B.1 above. h. Label point .of beginning, section corners, quarter -corners, and other monumentation used in the description. i. Show rights-of-way of perimeter roads. j. Show location of centerline and rights-of-way of intersecting roads. k. Show all interior roads and drainage easements. 1. Show rights-of-way of intersecting drainageway easements. m. Document all dedicated rights-of-way and drainage easements. n. Show all monuments found and types of monuments set. o. Seal and sign the map. p. Include: 1) Surveyor's Certification of Drawing 2) Standard "Recording" block 3) Mayors' Certification of Map as follows: I (print name), Mayor of the Town of Marana, Arizona, hereby certify that this is an accurate map of the territory annexed to the Town of Marana, Arizona, by Ordinance No. by the Mayor and Council of the Town of Marana., Date Mayor Print Name Attest: Print Title) 2. A duplicate mylar of the recorded document shall be supplied to the Town. Page 2 ti D. Monumentation 1. Permanent monuments, with Town of Marana survey markers, shall be set at all corners around the boundary, including section corners and quarter -corners. 2. Existing brass government markers or other permanent markers set in concrete shall not be replaced. 3. Other, more temporary markers, such as stakes, pins, shiners, pk nails, etc. found on the boundary, shall be replaced with new markers. 4. All monumentation shall conform to the Town of Marana "SUPPLEMENTAL REQUIREMENTS FOR SURVEY MONUMENTATION". E. Other Reaulations No provisions in these requirements shall be construed to relieve the surveyor from any applicable provisions of the Arizona Revised Statutes or from any adopted regulations of the State Board of Technical Registration. F. Hardship Owners of residential property, in an.annexation of less than five acres, may have some or all of the above provisions waived by the Town Manager upon establishing a hardship situation. Page 3 SUPPLEMENTAL REOU REMENTS MARANA TOWN OF MARANA SURVEY, LEGAL DESCRIPTION, PRECISE MAP, AND MONUMENTATION FOR SPECIFIC PLANS No Specific Plan, filed after the effective date of these requirements, will be approved by the Town of Marana unless the following requirements have been met. A. Boundary Survey 1. A survey of the type required under "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION" shall have been performed by a registered land surveyor, licensed to practice in the State of Arizona. 2. If the boundaries of the Specific Plan are identical to those of an annexation which has complied with those requirements, the work need not be repeated. . 3. If the boundaries of the Specific Plan area depart from those of an annexation which has been surveyed, described, and mapped, the survey shall be modified to accommodate the different boundaries. B. Legal Description 1. A legal description, as described in "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION", shall be provided. 2. If a legal description has been prepared, to those requirements, it may be used. 3. If the boundaries of the Specific Plan are not identical to those of an annexation, it must be modified accordingly. C. Precise Map of Specific Plan Area' 1. A map of the quality described in "SUPPLEMENTAL REQUIREMENTS FOR ANNEXATION" shall be provided, with the following exceptions. a. The. Mayor's certification block should be replaced with an approval block for the Town Engineer. b. The recording block shall be removed. c. The original or a photo-mylar of the approved map shall be provided to the Town. PACE OF -Z-APPROVED Februar 1 90 I 12775 NORTH SANDERS ROAD - MARANA, ARIZONA 85653 - 682.340FCL� D. Monumentation E. Monuments shall be set in accordance with comparable provisions in the Town of Marana "SUPPLEMENTAL REQUIREMENTS FOR SURVEY MONUMENTATION." Other Regulations No provisions in these requirements shall surveyor from any applicable provisions of or from any adopted regulations of the Registration. Page 2 be construed to relieve the the Arizona Revised Statutes State Board of Technical 10 S UPPLEMEINITAL RE'f;JfREMENTS MARANA TOWN OF MARANA MONUMENTATION OF SURVEY POINTS The Town of Marana hereby adopts policies and regul.ations for permanent monu- mentation of survey points. MONUMENTS AND MARKERS Three types of monuments are standard with the Town; standard details are available: Type A - An ADOT-type monument box and cover over a Town of Marana stand- ard survey marker, set in concrete. Standard Detail M -103A Type B - A county -type concrete block with the Town's standard marker. Standard Detail M -103B Type C - A 36 -inch -long, concrete -filled, 3 -inch steel pipe carrying the standard marker. Standard Detail M -103C An additional survey_ marker, to be used at lot corners and other points which do not specifically require Type A, B, or C, is a 5/8 -inch reinforcing rod, or a 3/4 -inch pipe, a minimum of 18 inches in length, and bearing the RLS number of the surveyor setting the point. The Town of Marana standard survey marker is a 3 -inch bronze or brass disc as illustrated in the accompanying drawing, with the dimensions and marking shown. Standard Detail. M -103D. The markers may be obtained at Sury-Kap, Inc., 3325 East E. 47th Street in Tucson. The standard marker shall be used in Type A, Type B, and Type C monuments. It shall be set, the point punched by the surveyor, and stamped with the regis- tration number of the R.L.S. setting it. If the point is a section corner or a quarter -section corner, this designation will be stamped near the center of the marker. (The point number will be assigned and stamped by the Town staff at a later date.) LOCATIONS Monuments shall be set at all of the following survey points as part of each project. (Any monument, previously set, which consists of an official brass or aluminum disc marker set in concrete, may not have to be reset if, in the opinion of the Town Engineer,- it can continue to function in its existing form). Existing markers to be incorporated in a paving project may need to be reset or adjusted. The R.L.S. shall submit to the Town a map of survey showing metes and bounds, existing points found, and markers set. 1. Section corners and quarter -corners. APPROVED February 14 1990 PAGE 1 OF 3 12775 NORTH SANDERS ROAD - MARANA, ARIZONA 85655 - 682.3401059 T�tr��` . A 2. Centerline of all paving improvement projects at ends, points of tan- gency and curvature, angle points, intersections of streets, crossings of section and quarter -section lines, centerline of bridge or culvert cross- ings, and centerlines of crossings of recorded drainage easements. 3. Both sides of rights-of-way of streets which are 100 feet or more in width, at intervals of 660 feet maximum.' 4. Sides of drainage easements at ends, points of tangency and curvature, angle points, and crossings of section and quarter -section lines. 5. All points in the boundary of an annexation which are corners, points of tangency and curvature in boundary lines, intersections with recorded drainage easements, intersections with center-lines.of crossing roadways, and intersections with section lines and quarter -section lines. 6. All points in the boundary of a specific plan area as listed above for annexations. 7. Corners of all recorded subdivisions, and points of tangency and curva- ture in curved boundaries. 8. Intersections of subdivision boundaries with section lines, quarter - section lines, and center -lines of recorded drainage easements. 9. Corners of all development -plan areas of 5 acres and over submitted to the Town for approval. (Corners of smaller development -plan areas and corners of platted lots may be marked with a 5/8 -inch rod or 3/4 -inch pipe.) 10. Corners --and other essential points --of property rezoned by action of the Town of Marana. TYPE OF MONUMENT TO BE USED Type A monuments are to be used only in paved surfaces. They shall be used -at the following centerline control points on all FAS projects and on 'other arterial and collector street projects where the total width of paving is over 32 feet. a. Ends of project b. Points of tangency and curvature C. All street intersections d. Centerline of bridges and major culverts e. Intersections with section lines and quarter -section lines The Type A monument shall also be used to mark section corners and quarter - corners falling within paved surfaces on any paving project. Page 2 It Type B monuments will be used (1) at locations where Type A monuments would be used except that the point does not fall in the paved surface, (2) at similar points on all other streets, and (3) at points identified for Type C monument, but which, in the judgment of the Town Engineer, may not be appropriate for the Type C monument. In some circumstances it may be required to install a steel -post guard to mark the location of the monument. Standard Detail M -103E Type C monuments, which are designed to extend above the surrounding surface for easy visibility, will not be used in paved surfaces, but will be used only where, in the judgment of the Town Engineer, they do not constitute a hazard and will not unduly interfere with routine maintenance operations. Points which are required to be monumented as ,part of projects for which the Type C marker may be appropriate include, but may not be limited to, the following points: 1. Section corners and quarter -section corners 2. Points on right-of-way and easement lines 3. Annexation boundary corners 4. Specific plan boundary corners 5. Subdivision corners 6. Corners of development plan areas 5 acres and larger 7. Points on Town boundary where appropriate 8. Corners of park and school sites 9. Points of tangency and curvature 10. Corners of re -zoned areas. The 5/8 -inch pin or 3/4 -inch pipe will be acceptable for corners of lots in recorded subdivision not otherwise specified and for corners of development - plan areas less than 5 acres. A Town of Marana monument may be replaced, only with the approval of the Town Engineer, by an Arizona -registered land surveyor who will certify as to the type of monument set and the quality of -the work performed. The RLS will file a report --on an official Town form --with the Town Engineer. No monument set in accordance with a Town of Marana requirement and so identi- fied, may be removed, defaced, or destroyed without violating the Code of the Town of Marana, if so, the perpetrator may be duly prosecuted. No provisions in these requirements shall be construed to relieve the surveyor from any applicable provisions of the Arizona Revised Statutes or from any adopted regulations of the State Board of Technical Registration. Page 3 VOW r U4 9 � IRONWOOD 0 SPECIFIC PLAN Prepared for: WASTE MANAGEMENT OF TUCSON 1901 °West Copper Tucson, Arizona 85703 Prepared by: THE PLANNING CENTER 950 North Finance Center Drive Suite 210 Tucson, Arizona 85710 RICK ENGINEERING COMPANY 5099 East Grant Road Suite 300 Tucson, Arizona 85712 Draft #4,` July 10, 1991 �a �Q Ln W rn ~ C7 Q W CD O Ln Ca 0 TABLE OF CONTENTS SITE OPPORTUNITIES & CONSTRAINTS ............:.................. v I. SPECIFIC PLAN SUMMARY .................................... 1 II. INTRODUCTION ............................................. 1 A. PURPOSE .............................................. 1 B. LOCATION AND DESCRIPTION ............................ 1 C. AUTHORITY AND SCOPE ................................. 3 D. LEGAL DESCRIPTION & BOUNDARY MAP ................... 3 III. DEVELOPMENT CAPABILITY ................................... 1 A. LOCATION ...., ....................................... 1 B. EXISTING LAND USES AND ZONING ....................... 1 C. TOPOGRAPHY .......................................... 5 D. HYDROLOGY ............ ................ ........... 7 E: VEGETATION .......................................... 9 F. WILDLIFE ............................................. 17 G. SOILS ................................................ 17 H. TRAFFIC .............................................. 21 • I. PUBLIC FACILITIES ..................................... 24 J. SCHOOLS .............................................. 24 K. RECREATION AND TRAILS ............................... 28 L. CULTURAL AND ARCHAEOLOGICAL RESOURCES ............ 28 M. COMPOSITE MAP ....................................... 28 • IV. DEVELOPMENT PLAN ........................................ 1 A. PURPOSE AND INTENT .................................. 1 B. GOALS ............................................... 1 C. LAND USE PLAN ....................................... 2 D. CIRCULATION ......................................... 6 E. TOPOGRAPHY ......................................... 13 F. HYDROLOGY .......................................... 13 G. PUBLIC FACILITIES ..................................... 15 H. OPEN SPACE .......................................... 19 I. RECREATION PLAN ...................................... 20 J. LANDSCAPE PLAN ...................................... 20 V. DEVELOPMENT REGULATIONS ................................. 1 A. PURPOSE AND INTENT .................................. 1 B. DEFINITIONS .......................................... 1 C. GENERAL PROVISIONS .................................. 3 Ironwood Specific Plan 1 D. DEVELOPMENT STANDARDS .............................. 5 E. UTILITY DEVELOPMENT STANDARDS ...................... 11 VI. DESIGN GUIDELINE .......................................... 1 A. INTRODUCTION AND PURPOSE ........................... 1 . B. OFFICEIBUSINESS AND INDUSTRIAL DESIGN GUIDELINES ...... 1 C. LANDSCAPE ARCHITECTURE ............................. 8 D. DESIGN REVIEW ....................................... 11 E. CONSTRUCTION REGULATIONS ........................... 14 VII. SPECIFIC PLAN IMPLEMENTATION .............................. 1 A. PURPOSE ............................................. 1 B. PHASING PLAN ........................................ 1 C. DEVELOPMENT PLAN REVIEW PROCEDURES ................ 3 D. GENERAL ADMINISTRATION ............................. 5 E. GENERAL IMPLEMENTATION ............................. 6 F. AMENDMENT PROCEDURES .............................. 6 G. MONITORING PROGRAM .................................. 6 VIII. APPENDICES ............................................... 1 A. LEGAL DESCRIPTION AND BOUNDARY MAP ................. 3 B. ARIZONA GAME AND FISH LETTER ........................ 5 • C. GEOTECHNICAL EXPLORATION REPORT .............. .... 7 D. ARIZONA STATE MUSEUM LETTER 23 E. PIMA COUNTY WASTEWATER CAPACITY LETTER ............. 25 F. RECOMMENDED PLANT PALETTE ......................... 27 G. WATER AVAILABILITY LETTER ........................... 31 H. DRAINAGE BASIN MAP ...............................:.. 32 • Ironwood Specific Plan g= 14 -q t • LIST OF EXHIBITS Site Opportunities & Constraints ......................................... v Regional/Vicinity Map .............................................. II -2 Aerial Photo .................................................... III -2 Existing Features ....................................... ....... III -3 Marana General Plan .............................................. III -4 Topography...................................................... III -6 Existing Floodprone Areas ....................................... III -10 Offsite Watersheds Map ............................................ III -11 Existing Discharges Map ............................................ III -12 Vegetation Communities ............................................ III -15 Vegetation Densities .................................:........... III -16 SoilsMap ...................................................... III=18 Existing Roadways. .............. ................................ III -25 Marana Transportation Plan ......................................... III -26 Existing Infrastructure ........... '................................... III -27 Existing Schools and Recreation ...................................... III -29 Composite Map ........ ............ .......................... III -30 Land Use Plan ............................................ ...... IV -3 Conceptual Facility Layout ........................................... IV -4 Site Circulation Plan, Phase I ........................................ IV -7 • Site Circulation Plan, Phase II ..............................:........ IV -8 Local Circulation Plan ............................................. IV -9 Proposed Hydrology Plan ............................................ IV -16 Public Facilities Map .............................................. IV -17 Open Space/ Recreation Plan .......................................... IV -22 _Conceptual Post Closure Plan ........................................ IV -23 Landscape Concept Plan ............................................ IV -24 PhasingPlan ...............................:................... VII -2 Ironwood Specific Plan iii SITE OPPORTUNITIES & CONSTRAINTS A comprehensive search for vacant sites within the Town of Marana limits for the location of Waste Management's new corporate offices, recycling company and landfill facility was begun in 1990. Criteria to evaluate and analyze general and site specific opportunities, constraints, and restrictions for all potential sites to be considered for this project, were developed. A detailed, in depth study regarding the suitability of numerous individual potential sites for the proposed project was conducted. Criteria used to evaluate and analyze the potential sites are illustrated on Exhibit v: Site Opportunities & Constraints, and are listed below. • Land within the current Town of Marana limits • Areas that were consistent with the Marana General Plan and the Proposed Land Use • . Location of State Trust Lands • Location of floodprone areas • Areas affected by existing and future airstrips • Location of the -Central Arizona Project Canal • Site access and serviceability from public roads Land West of Interstate -10 Exhibit v: Site Opportunities and Constraints, clearly indicates that virtually all land west of Interstate -10 is not 'suitable for this project due to the number of constraints or restrictions. The constraints include: restrictions due to air traffic flight lines; inconsistent with the Marana General Plan; areas under State of Arizona ownership; land within the C.A.P. rights-of-way and; flood prone areas. Land East of Interstate -10 Exhibit v: Site Opportunities and Constraints, generally shows fewer constraints east of Interstate -10. The area south of Tangerine Road and east of Tortolita Road include too many constraints and restrictions for this project. These constraints include: inconsistent with the Marana General Plan; flood prone areas; areas under State of Arizona ownership; areas currently within approved specific plans and; floodprone areas. The area, within the Town limits, north of 'Tangerine Road has the fewest constraints or restrictions. However, the area north of Marana Road has air traffic flight line constraints and can not be utilized. Site Suitability Location The area determined by this study as most suitable for this proposed project is located on the east side of Interstate -10, *between Tangerine Road and Marana Road. This area contains the fewest site constraints and restrictions, while offering the greatest • opportunities. The selected site is situated entirely within this designated area. Ironwood Specific Plan iv. 0 L SPECIFIC PLAN SUMMARY 0 The Ironwood Specific Plan establishes comprehensive guidance and regulations for the development of 409.39 acres located within the Town of Marana,Pima County, Arizona. The Specific Plan establishes the development regulations and programs for the implementation of the approved land use. The Specific Plan also provides the parameters to implement the Land Use Plan by establishing policies and regulations which will replace the current property zoning. The Plan is regulatory, adopted by ordinance and is in substantial conformance with the Town of Marana's General Plan. The authority for the preparation of the Specific Plan is found in the Arizona Revised Statutes, Section 9461.09. The law allows for the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and further, allows for their review and adoption. In addition, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption, and implementation of Specific Plans. Ironwood Specific Plan I-1 II. INTRODUCTION 0 A. PURPOSE The Ironwood Specific Plan allows office/business, industrial and recreational land use on 409.39 acres located within the Town of Marana. The Specific - Plan establishes the circulation pattern and character of the development. The Plan focuses on coordinating a mix of office/business and industrial uses. The site has been analyzed to determine development capabilities, while considering environmental conditions, and open space needs. The Ironwood Specific Plan clarifies planning issues for the site and imposes regulations and/or controls for development. The document is a device used to implement the existing adopted Marana General Plan. The Ironwood Specific Plan is a more detailed plan for a focused. area. It combines site analysis, development concepts, procedures, and regulations from numerous planning documents into one concise document. B. LOCATION AND DESCRIPTION The subject property is located within the Town of Marana. The site is bordered • on the west by cultivated land contained within the Rancho Marana Specific Plan. The southwestern corner of the site is bisected by the Southern Pacific Railroad and further to the west, Interstate -10. The site is bordered along the northeast by the Central Arizona Project Canal. Land to the north and east of the property is vacant and fall within the jurisdiction of Pima County. The southern boundary of the site is vacant land within the Town of Marana. (See Exhibit 11-2; Regional/Vicinity Map). The Specific Plan area is east of Interstate -10 and is located approximately three miles east of the new Marana Town Center. The site is. characteristically flat, with a gentle slope from the northeast to the southwest. Access to the Ironwood Specific Plan area will initially be from the access road parallel to Interstate -10. Negotiations with A.D.O.T. are ongoing to secure this interim access. Long range permanent access will be from the Moore Road/Interstate-10 interchange. The Ironwood Specific Plan is a planned mix of office/business and industrial uses. Other specific plan developments within the Town of Marana and their respective distances to this project include: Rancho Marana, directly adjacent to the west; Continental Ranch, across Interstate -10, approximately five miles to the south; Northgate and Acacia Hills, approximately four miles to the southeast; and Tortolita Mountain Properties, five miles to the east. 40 Ironwood Specific Plan 11-1 C. AUTHORITY AND SCOPE • The Ironwood Specific Plan has been prepared pursuant to the provisions of the 11 Arizona Revised.. Statutes, Section 9-461.09. The Arizona Government Code authorizes jurisdictions to adopt Specific Plans by resolution, as policy, or by ordinance as regulations. The Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, , review, adoption, and implementation of Specific Plans by ordinance. Hearings are required by both the Town Planning Commission and the Town Council after which the Specific Plan must be adopted by the Town Council to become effective. The Ironwood Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans or agreements, tentative plats, and any other development approval must be consistent with the Specific Plan. Projects which are found consistent with the Specific Plan will be deemed consistent with the Town's General Plan. The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan serves to implement the development of the approved plan within the bounds of the regulations provided herein, and is adopted by ordinance as a regulatory document. D. LEGAL DESCRIPTION & BOUNDARY MAP. See Appendix A. Ironwood Specific Plan II -3 III. DEVELOPMENT CAPABILITY A. LOCATION Located within the Town of Marana, the Ironwood Specific Plan is bordered on the west by cultivated land contained within the Rancho Marana Specific Plan. The southwestern corner of the site is bisected by the Southern Pacific Railroad and further west, Interstate -10. The site is bordered on the northeast by the Central Arizona Project Canal. Land to the north and east of the property is vacant land under the jurisdiction of Pima County. The southern boundary of the site is vacant land within the Town of Marana. The property occupies a portion of Sections 25 in Township 11 South, Range 11 East, G. & S.R.B. & M., Pima County, Arizona. B. 'EXISTING LAND USES AND ZONING The property within the plan area is a combination of agriculture uses and vacant undeveloped land. A well -site exists along the southern boundary. An aerial photograph of the site at a scale of 1" = 800' is provided for verification. (See Exhibit III -2: Aerial Photo). • The entire site is currently classified as zone E in the Town of Marana. The surrounding properties to the north and east within 1/4 mile of the site are in Pima County. The zone on properties to the north and east is RH, Rural Homestead. South of the subject property is vacant land within the Town of Marana. Properties to the west of the Ironwood Specific Plan include rights-of-way for both the Southern Pacific Railroad and Interstate -10. Also to the west of the subject site is the Rancho Marana Specific Plan. Land uses within this plan area include a mix of: commercial, office/business, and residential. All surrounding property within 1/4 mile is either vacant or under agricultural use with the following exception: anabandoned dwelling and related farming structures exists in section 26, directly adjacent to the western boundary. There is one well site_ in section 25, near the southern property line. No, other well sites exist within 100 feet of the site. (See Exhibit III -3: Existing Features). General Plan Consistency: The Town of Marana's General Land Use Plan identifies three land uses within the Ironwood Specific Plan area. (See Exhibit III -4: Marana General Plan). A Ironwood Specific Plan III -1 • Village Core (Zone A) is identified at the intersection of the realigned Moore Road and a proposed arterial road traveling ' to the northwest. A Preferred Development Envelope (Zone B) is identified on the parcel located to the north of the village core. The remainder of the site is identified as Transportation Corridor/Mixed Use (Zone E). The land uses identified in the Marana General Plan for each of these zones include: Village Core • Neighborhood Commercial/Retail • Public Service • Offices/Professional Preferred Development Envelopes • Intense Residential Development • Key to Village Core Concept • Moderate to High Density Transportation Corridor/Mixed Use • Highly Urbanized Corridor • Industrial/Business Park/Distribution • Optional Residential Opportunities • Hotels • Regional Shopping Center • Optional Commercial Opportunities C. TOPOGRAPHY The site is on the far downstream portion of the Tortolita Mountains Alluvial Fan which is relatively flat and gently sloping to the southwest. To a very limited extent, the site includes some insignificant irregular hills or ridges, but contains no slopes in excess of 15 percent. The highest elevation is approximately 2,045 feet and is located at the southeast corner of the property. The lowest elevation is approximately 2,009 and is located at along the western boundary, near the quarter section line. The site is relatively flat and has no restricted peaks, ridges or rock outcrops. (See Exhibit III -6: Topography). • Ironwood Specific Plan I11-5 • D. HYDROLOGY General Characteristics The plan area drains in a northwesterly direction and is mainly sheet flow. Past agricultural users of the property built irrigation structures which channel the on- site stormwater flows in varying directions. The construction of the Central Arizona Project (CAP) canal and its associated levee, has had a major impact on the subject site. This facility essential serves to detain sheet flow from the east which had, in the past, flowed unimpeded across the Plan Area. The CAP conveys this detained sheet flow through two storm drain overchutes and has, thereby, created two points of concentrated flow which replace the off-site sheet drainage that had historically impacted the subject property. The Site lies at the base of the Tortolita Mountains in the northwest portion of Pima County. The Tortolita Alluvial Fan area has been controversial recently with respect to the Federal Emergency Management Agency's delineation of current floodprone areas. The most current Flood Insurance Rate Maps (FIRM's) (September 6, 1989) show that 3 separate flood zones completely cover the Plan Area. (See Exhibit III -10: Existing Floodprone Areas). These zones are the "A" Zone, "B" Zone and the "AH" Zone. The "A" Zone designates areas that are -subject' to inundation from the 100 -year flood where 100 -year water surface • elevations have not been determined. The "A" Zone is determined by approximate methods with no detailed analysis. The "B" Zone designates areas that are between the limits of the 100 -year flood and 500 -year flood; these areas are subject to 100 -year flooding with depths of less than 1 foot. "B" Zones are also determined by approximate methods and 100 - year water surface elevations are not shown. The "AH" Zone, which covers the southwestern portion of the Site, designates areas that are subject to shallow flooding (usually areas of ponding where average depths are between 1 and 3 feet). % . Watersheds The watersheds affecting the site extend far to the east into the Tortolita Mountains. (See Exhibit III -11: Off -Site Watersheds). There are two major off-site drainage basins that affect the Plan Area. Basin 1 is also known as Cochie Canyon. This basin has an area of approximately 10,600 acres and extends to the east, more than 9 miles, into the Tortolita Mountains. Basin 1 contributes approximately 2600 cfs to the Plan Area. This 2600 cfs is Ironwood Specific Plan 1II-7 split between the two CAP overchutes (1300 cfs each). (See Exhibit III -12: • Existing Discharges Map). Basin 2 impacts the site from the south; it is comprised of several sub -basins on the southern portion of the Tortolita Alluvial Fan. These sub -basins include Wild Burro Canyon, Ruelas Canyon, Canada Agua Canyon and others. Based upon the - Pima County Flood Insurance Study, there total discharge entering the site is approximately 5800 cfs. Significant Off -Site Features There exists two significant off-site drainage features which affect the Plan Area. The first is the Central Arizona Project (CAP), which forms the immediate east boundary of the plan area. As indicated above, the CAP canal and its associated levee serve to detain and re -direct all sheet run-off, from the east of the site, to two locations where overchute crossings concentrate and convey it over the canal and onto the Plan Area. Accommodating these concentrated flows must represent a key objective on the site's proposed development plan. The second major off-site drainage feature is the impediment to flow that has been created by the Southern Pacific Railroad line and the Interstate -10 freeway. All run-off from east of this area is blocked by the elevated railroad/freeway and • forced to flow to the north. The available drainage crossings intended to convey the flow beneath these two impediments are infrequent and undersized. This existing situation has caused many flooding problems, along the eastern side of the Interstate -10 corridor, as well as upstream and downstream of the Plan Area. During periods of heavy rainfall, the stormwater "backs -up" behind these railroad and freeway crossings and creates significant ponding throughout the area; this occurrence is the primary reason behind FEMA's 'AH' flood zone designation. On-Site/Off-Site Hydrologic Conditions Run-off enters the Plan Area at three separate points from off-site. On the east side of the site, two CAP overchutes discharge approximately 1300 cfs each onto the Plan Area. (See Exhibit, III -11: Offsite Watersheds). In the existing condition, this flow is directed across the site and around the existing agricultural areas by a series of irrigation ditches and berms. The third location where off-site flow impacts the Plan Area is at the southwest corner of the site. This flow heads north along the east side of the SPRR tracks and inundates a substantial portion of the existing agricultural land in the area, including the southwest portion of the subject property. The published 100 -year discharge for this area is approximately 5800 cfs. Ironwood Specific Plan III -8 • .Downstream Drainage Conditions • Under the existing condition, there are major flooding problems downstream of the Plan Area. This is caused by the impediment to flow created by the railroad and Interstate as explained above (See Significant Off-site Features). This downstream problem is not confined only to the east side of the railroad and Interstate. Undersized drainage facilities exist west of the Interstate and further aggravate and contribute to the flooding problems. The specific plan will attempt to alleviate a portion of this downstream flooding by implementing major on-site detention facilities so as to insure that a reduced volume of floodwater is discharged to the adjacent downstream properties than is presently the case. E. VEGETATION The entire site is part of an alluvial fan of the Tortolita Mountains, which originally contained several small, low flow washes that diagonally traversed the entire site. However, since construction of the C.A.P., the drainageways and their associated vegetation have been altered. Runoff coming from the Tortolita Mountains is intercepted before entering the site and is diverted to the south. The decrease of runoff across the site has resulted in a decline in the size, quantity , and value of the existing vegetation. The small washes are too numerous to map, and are not significant enough to be considered as riparian areas. However, these washes contain the majority of the species concentrated in the more significant washes. Approximately one half of the site (southwest corner) has been graded and is currently used for agricultural purposes. The majority of the ungraded portion of the site area has only sparse, bursage and scrub vegetation, with a few larger trees primarily along the small natural drainageways. The existing vegetation on the remainder of the site is- typical of the Palo Verde - Cacti mixed shrub series of.the Arizona upland subdivision of the Sonoran Desert. (Brown,Desert Plants. v.4, n.l, 1982, pp. 200-203). Vegetative communities on-site: There are two basic vegetative associations on the site: Palo Verde - Saguaro Community, and Creosote - Cacti Community. (See Exhibit III -15: Vegetation Communities). The two types of vegetative communities occur equally along the washes. Species found onsite include the Foothills Palo Verde (6 to 10 foot canopy), Desert Hackberry, Mesquite (8 to 12 foot canopy), and Acacias (7 to 10 foot canopy). Ironwood Specific Plan III -9 1 f 1 • Palo Verde - Saguaro: \ • The dominant P vegetative species of this association are: Foothills Palo g Verde, Catclaw, Whitethorn Acacia, and Saguaro. Other species include Triangle -leaf Bursage, Brittlebush, Four -wing Saltbush, Creosote, Blue Palo Verde, Barrel Cactus, and species associated with low flow washes • Creosote - Cacti: 0 The dominant vegetative species of this association are: Creosote, Cholla, and Triangle -leaf Bursage. Other species include: Saguaro, Blue Palo Verde, Four -wing Saltbush, Paper Flower, various perennial grasses, Barrel Cactus, and species associated with the low flow washes. PLANT SPECIES INVENTORY Common Name Trees . Ironwood Foothills Palo Verde Blue Palo Verde Desert. Hackberry Mesquite Catclaw Acacia Whitethorn Acacia Shrubs Triangle -Leaf Bursage Brittlebush Four -Wing Saltbush Creosote Ground Cover Paper Flower Perennial Grasses Cactus Cholla Fish -Hook Barrel Cactus Ironwood Specific Plan Botanical Name Olneya tesota Cercidium microphyllum Cercidium floridum Celtis pallida Prosopis velutina Acacia greggi Acacia constricta Ambrosia deltoidea Encelia farinosa Atriplex canescens Larrea tridentata Psilistrophe cooperi Opuntia species Ferocactus wislizenii III -13 There are no federally listed threatened and endangered species documented on the site, however, there is a potential for the Tumamoc Globe -berry (Tumamoca • macdougalii) to be found on site. The sensitive species has been .documented in the area. However, no actual species has been documented on site. A ground search should be conducted prior to any development. There are a few small saguaros offsite near the project boundary. No saguaros have been identified within the project boundaries. Saguaros are listed by the State of Arizona as protected species. The vegetation onsite is typical of the upper Sonoran desertscrub, and is neither unique nor highly scenic. Due to their recent decline, the larger trees have limited potential for aesthetic and screening values. The existing vegetation has very limited to no screening or buffering value. The southwestern portion of the site is completely void of any natural vegetation. The large thick stand of salt -cedar along the 1-10 frontage road serves to best screen this site from passing 1-10 traffic. The site is relatively flat gently sloping terrain. There is no apparent channel erosion, but there is evidence, in limited areas, of top soil removal by sheet flow. The vegetation is typical of the region and does not have any unique characteristics. The Ironwood site is located at the transitional edge of an area described as a Unique Ironwood Plant Community ("Critical and Sensitive tWildlife Habitats"), but is located entirely out of this unique community. Vegetative Densities Vegetative densities on the site were measured from aerial photographs and verified during onsite field investigations. (See Exhibit III -16: Vegetation Densities). Densities were calculated as vegetative canopy coverage over delineated areas. Shrubs and trees only were considered for canopy coverage. Ground covers were not included in density calculations. The site is absent of any significant vegetation density and is characterized by sparse low ground cover except along the few natural washes. The densities fall into two vegetation categories and one agriculture category: • Medium Density: Areas extending around and adjacent to the low flow washes have medium canopy cover densities ranging between 25 to 60 percent. • Low Density: The majority (80 to 85%) of the western and northern portion of site is relatively flat, with small to medium sized scrub vegetation. The canopy cover densities range between 0 'to 25 percent. The site is predominantly low canopy cover density. • Agriculture: Approximately one half of the site is under agricultural use. Ironwood Specific Plan III -14 F. WILDLIFE The site does not support any unique habitat components for wildlife species. No other state or federally listed endangered wildlife species exist on the site. Confirmation of this assessment has been provide by the Arizona Game and Fish. (See Appendix B: Arizona Game and Fish Letter). G. SOILS Data obtained from the United States Department of Agriculture Soil Conservation Service indicate the subject property contains seven different soils. Each of the types are generally composed of a loam substance. The soils map (See Exhibit III -18) identifies the major soil types found in the specific plan area. All onsite soils are well drained, and are compatible with development, given the proper engineering design. None of the soils possess a major hazard for erosion. The following descriptions from the Soil Conservation Service provide information about the characteristics of each soil. Anthony Series: • The Anthony series consists of well -drained sandy loams to gravelly sandy loams or loams. Theses soils are found on flood plains and alluvial fans by rivers and streams. Slopes of 0 to 5 percent, and elevations ranges from 1,900 to 3,000 are common. The annual rainfall is 9 to 12 inches. The vegetation is mostly annual grasses, weeds, mesquite, scattered palo verde, creosotebush, and saguaro cactus. These soils are used for irrigated crops an desert range. They are also used for urban development and water supply purposes, wildlife areas, and as a source of material for engineering work. Anthony Sandy Loam (AhB) This soil occurs on broad alluvial slopes and fans in the Santa Cruz and Avra Valleys. The content of gravel in the profile is less than 15 percent. This soil type is usually found in areas of 1 to 3 percent slope. Runoff is medium, and the hazard of water erosion is moderate. • Anthony Gravelly Sandy Loam (AnB) This soil occurs on flood plains and alluvial fans in the Santa Cruz and Avra Valleys. This soil type is usually found in areas of 1 to 3 percent slope. Runoff is medium, and the hazard of water erosion is moderate. • Ironwood Specific Plan III -17 • Brazito Series: The Brazito Series consists of excessively well -drained soils, that are dominantly sand, gravelly sand, gravelly loamy sand, and -sandy loam. These soils are formed in alluvium deposited on flood plains and fans of the valley slopes. Slopes are 0 to 3 percent, and elevations range from 1,900 to 3,000 feet. The annual rainfall is 9 to 11 inches. The frost free days vary from 230 to 280 days. The vegetation is chiefly annual weeds and grasses. Sparse stands of mesquite and creosotebush grow in some areas. Brazito soils are used for desert range, irrigated crops, and wildlife. • ' Brazito Gravelly Loamy Sand (BsB) This soil is gently sloping and occurs on flood plains and low terraces in the Santa Cruz Valley. The slopes generally range from 0 to 3 percent. Runoff is slow, and the hazard of erosion is slight. Gila Series: The Gila Series consists of well -drained soils having a subsoil of loam and very fine sandy loam. The soils are formed in mixed material laid down on flood plains and alluvial fans. Slopes are 0 to 3 percent, and elevations range from 1,860 to 2,400 feet. The annual rainfall is 9 to 11 inches. The frost free days vary from 240 to 280 days. The vegetation is chiefly creosotebush, annual weeds and grasses with scattered mesquite and palo verde. These soils are used for irrigated crops, desert range, urban development, wildlife, water supply, and as a source of material for engineering work. • Gila Loam (GbA) This soil is on flood plains in the Santa Cruz and Avra Valleys. The slopes generally range from 0 to 1 percent. Runoff is slow and erosion is not a hazard. • Gila Loam (GbB) This soil is on flood plains in the Santa Cruz and Avra Valleys. The slopes generally range from 1 to 3 percent. Runoff is slow and erosion is not a hazard. Ironwood Specific Plan III -19 Grabe Series: • The Grabe series consists of well -drained loams, gravelly loams, and silty clay loams. The soils are found in recent alluvium deposited on flood plains, valley slopes and alluvial fans. Slopes are 0 to 3 percent, and elevations range from 2,000 to 3,000 feet. The annual rainfall is 10 to 12 inches. The frost free days vary from 230 to 280 days. The vegetation is chiefly mesquite and annual grasses and weeds. Scattered area of creosotebush, palo verde, and cactus are also found in this soil. These soils are used for irrigated crops an desert range. They are also used for urban development and water supply purposes, wildlife areas, and as a source of material for engineering work. • • Grabe Loam (Gh) This level and nearly level soil is found on the flood plains of the Santa Cruz River and its tributaries. Runoff is slow and the hazard of erosion is slight or none. Grabe Silty Clay Loam (Gm) This level and nearly level soil is found on the flood plains of the Santa Cruz River and its tributaries. Runoff is slow and the hazard of erosion is slight or none. Pima Series: The Pima series consists of well -drained soils that are formed in recent alluvium deposited on the flood plains. Slopes are generally.0 to 1 percent, and elevations range from 2,000 to 3,000 feet.. The annual rainfall is 10 to 12 inches. The frost free days_ vary from 230 to 280 days. The vegetation is chiefly annual and perennial grasses and weeds. Scattered area of creosotebush, palo verde, and cactus are also found in this soil. These soils are used for irrigated crops, desert range, urban development, wildlife, and water supply. Pima Silty Clay Loam (Pm) This soil is found on the flood plains in the Santa Cruz and Avra Valleys. It is the only Pima soil mapped in the area. Runoff is medium and the hazard of erosion is slight or none. In addition to the data provided by the Soil Conservation Service, a geotechnical exploration of the subject property has been conducted by Law Engineering. The results of the study indicate the site is suitable for the proposed project. (See Appendix C for the body of the geotechnical report.) Ironwood Specific Plan III -20 H. TRAFFIC • Existing General Characteristics The Specific Plan Site. is located on the immediate east side of Interstate -10 approximately 2.4 miles southeast of the Marana/Sandario Road interchange. (See Exhibit III -25: Existing Roadways). Formal road improvements in the site vicinity (other than the Interstate) are generally sparse, with the only paved roadway to the property being the existing frontage road on the Interstate's east side. Regional access to the Site is excellent as a result of its close proximity to Interstate -10. Primary access to the Site is currently provided by the Interstate -10 frontage road, by way of a private Southern Pacific Rail Road (SPRR) crossing (at SPRR Milepost 964.17) near the southwest corner of the property. This access will continue to be utilized. Direct access to the Interstate occurs approximately 1.25 miles south of the site at the Tangerine Road interchange. Additional access to the Interstate -10 occurs at the Marana/Sandario Road interchange located approximately 2.4 miles north of the Ironwood site. Existing Off -Site Streets The existing frontage road is a one-way roadway (northbound only) between Tangerine Road and the SPRR crossing. Between the crossing and the Marana/ Sandario Road interchange, the frontage road is a two-way facility. Under present conditions, therefore, both ingress and egress to/from the Site are possible from the Marana/Sandario Road interchange, while only ingress is possible from Tangerine Road. In.addition to the frontage road, the Plan Site is bounded by the present Moore Road alignment along its southern border and the Grier Road alignment along its northern boundary. No public rights-of-way are currently in place for either of these future streets and, presently, both exist only in the form of unimproved, dirt roadways (used for past agricultural activities) which loosely parallel their respective future alignments. Grier Road continues approximately, one (1) mile westward from the property and provides a linkage to the Adonis Mobile Home Subdivision; it then traverses northward, becoming Adonis Road, and links with the Marana Estates Subdivision approximately two (2) miles northwest of the project site. Tangerine Road, an existing paved, two-way roadway, is located 1.25 miles south of the Site and provides the primary east -west linkage to distant points. The average daily traffic (ADT) on Tangerine Road (per the traffic counts as put forth a Ironwood Specific Plan III -21 in the Town of Marana's long-range Transportation Plan) is 1,360 trips per day immediately east of Interstate -10. This represents a very low volume for a two-lane paved facility. Sandario Road, another existing paved, two-way roadway, is located 2.4 miles northwest of the Site and provides direct access to Marana proper. Per the Transportation Plan's traffic counts, the roadway experiences an ADT of 3,083; this, again, represents a very low traffic volume for a two- lane paved roadway. Proposed Off -Site Streets Both Grier and Moore Roads will eventually be paved, two-lane roadways. Of these two, Moore Road holds a higher priority due to its role in the Town of Marana's long-range Transportation Plan . Within the Plan, the improvement of Moore Road east of Interstate -10 is cited as a potential addition to Marana's 5 -year capital improvement program (CIP). Within the 20- year time frame of the Transportation Plan, Moore Road will be upgraded to a two-lane facility with an eventual interchange, planned by ADOT, at Interstate -10. The ultimate improvement of this arterial will directly affect.the Ironwood site; a detailed alignment study will be required to establish the final right-of-way disposition and roadway geometrics necessary to meet the objectives of the long-range transportation plan while achieving the development intentions of the subject property. Presently, construction improvements for Moore Road are envisioned sometime in Year 6-10 of the 20 -year Transportation Plan. Significant long-term road improvements are presently envisioned for Tangerine Road due to its designated role in the Transportation Plan as the primary east -west arterial serving the Marana region. No firm time frames have yet been set for its near-term improvements, which include the regrading and paving of the three (3) miles of Tangerine Road west of Interstate -10 (this is, however, part of Marana's five-year CIP agenda). Within the 20 -year (Year 2010) timeframe of the Transportation Plan, Tangerine Road will be upgraded to a four -lane divided arterial. Ultimately, i.e. beyond the Year 2010 horizon, Tangerine Road is envisioned as a limited -access parkway providing the region's primary east -west linkage to Interstate -10. In addition to Moore Road and Tangerine Road, the Transportation Plan includes the Inner Loop; this roadway will run essentially parallel to the Southern Pacific Railroad and approximately one-half mile east of Interstate -10. (See Exhibit III - 26: Marana Transportation Plan). The Inner Loop will link Tangerine Road (on the south) with Marana/Sandario Road (on the north); as such, its alignment will pass directly through the proposed Specific Plan property. Due consideration will be given to this key future connector (and its intersection with future Moore Road) with the development plan for the project. Ironwood Specific Plan III -22 Proposed On -Site Streets As already mentioned, Moore Road and the Inner Loop both directly impact the on-site circulation of the Plan area. As such, the original underlying objectives behind these key roadways, as identified in Marana's Transportation Plan, must .be recognized and accommodated by the final development of the subject site. Moore Road will function as one of Marana's most important arterials. It will be the site of a new interchange with Interstate -10 and be a •key east -west access route on both sides of the interstate. It is envisioned that Moore Road will play a central role in fostering the urbanization of the Marana town core as well as the properties lying east of the interstate. The Inner Loop, on the other hand will provide a key north -south arterial on the east side of the interstate. Presently, no north -south collector exists other than the east -side frontage road along the interstate. The latter's future usefulness as a significant primary north -south arterial is severely limited. The original objectives behind Moore Road and the Inner Loop will be considered in the project's proposed development plan. They will be aligned, within the project site, in such a manner as to insure that they will function as intended by the Town's Transportation Plan. Prior to the actual development of the Site, a detailed alignment study will be prepared to fully address this key issue. This study will be subject to the full review and approval of the Town of Marana Engineer. Outside of Moore Road and the Inner Loop (both public roadways), all other circulation/streets on the site will be private. These private roadways will be designed in such a manner as to not conflict with the transportation plan objectives surrounding the Moore Road/Inner Loop circulation system. Southern Pacific Railroad (SPRR) Crossing SPRR records indicate that the existing railroad crossing which presently provides physical access to the site is registered as a private crossing with the Adonis Corporation. As such, the private agreement between SPRR and the Corporation is revocable upon thirty days notice from the railroad; while this is procedurally viable per the terms of the agreement, revocation rarely occurs in practice. Nonetheless, to insure the future availability of the crossing for the Specific Plan site and the other properties in the area, the SPRR procedures pecessary to convert the crossing from a private to a public one have been initiated with the railroad. As part of this conversion, signal lights will be installed at the crossing and a formal, paved roadway will be constructed across the existing tracks. The "public crossing" status, once approved, will apply only to that portion of the new Ironwood Specific Plan III -23 roadway which traverses the actual SPRR right-of-way. Beyond their east -side • right-of-way line, the roadway (which represents the primary. access to the Ironwood site) will be a private facility. I. PUBLIC FACILITIES Pima County Wastewater Management Department (PCWMD) is the municipal sewer provider servicing the Site region; no existing sewer facilities exist, however, in the immediate vicinity of the Site. The nearest existing sewer facility is an 8" public line (G=80-09), approximately two (2) miles west of the project Site, serving the Yoemi Pueblo Yaqui Village subdivision on the west side of Interstate -10. (See Exhibit III -27: Existing Infrastructure). This existing line has a degree of available capacity which is likely sufficient to accommodate the proposed Speck Plan, however the line drains into downstream settling ponds (located in Section 14, R 10 E, T 11 S) which are already at maximum capacity. The overall existing system, therefore, has no capability to accommodate additional wastewater. A Community Facilities District (CFD) has been formed in the area to provide region -wide wastewater facilities to serve Marana proper and the local Interstate - 10 corridor. Improvements proposed by the CFD include a trunk -line interceptor sewer to support Pima County Wastewater's proposed new wastewater treatment plant approximately four (4) miles west of Marana (in Section 4, R 10 E, T 11 S). The CFD's trunk -line interceptor will head eastward from the plant site, through Marana proper, and thence southeastward along the east side of Interstate -10 to Tangerine Road. The southeastward leg of this interceptor would provide direct service to the proposed Specific Plan Site. The treatment facility proposed by the CFD is presently in engineering design under a contract being administered by Pima County Wastewater. The final details necessary to fully implement the CFD and its proposed improvements have not, however, been finalized; these details include the per -acre assessment fee which will be levied upon the contributing property owners. Time frames, therefore, for the final ratification of the District and its actual installation. of the proposed facilities cannot be accurately predicted. Informal estimates by PCWMD staff suggest a construction timeframe of three to five (3 - 5) years from the present date. I SCHOOLS There are two existing public schools within a 1.5 mile radius of the site, Estes Elementary and Marana Junior High. However, due to the industrial nature of this Ironwood Specific Plan III -24 unique project, school enrollments will not be effected by this development. (See • Exhibit 29: Existing Schools and Recreation). K. RECREATION AND TRAILS There are no trails, parks, or recreation areas within 1 mile of the site. However, there are several regional facilities in the general area. (See Exhibit 29: Existing Schools and Recreation Plan). Marana Park located adjacent to the new town center is a multiple -use community park. It is located approximately 1.5 miles east of the site. The Saguaro National Monument lies 6.0 miles to the south of the subject property. To the west across I-10 a linear park is planned along the banks of the Santa Cruz River. L. CULTURAL AND ARCHAEOLOGICAL RESOURCES The C.A.P area adjacent to the site and the northern portions of the site have been surveyed by the Arizona State Museum. Their survey indicates that there are six documented sites within or adjacent to the Ironwood Specific Plan. In addition, the southern portion of the site has not been surveyed, and the potential for cultural remains in that area is high. The Arizona State Museum recommends that an on -the -ground survey be conducted prior to any ground modifications, and that a mitigation plan be prepared for existing sites prior to any archaeological clearance. An archaeological survey is currently being conducted on the entire site. Upon completion of the survey and prior to any construction a mitigation plan will be prepared. The State of Arizona requires approval of the mitigation plan prior to permitting of the landfill facility. As required by State law, any human remains found will have to dealt with on a permit basis at the time of construction. (See Appendix D: Arizona State Museum Letter). . M. COMPOSITE MAP A composite map exhibits how the cumulative number of characteristics affect specific locations on the site. (See Exhibit 30:' Composite Map). It identifies areas where several potential site constraints coexist and may require special evaluation with regard to the proposed development. There are no areas in which development would be prohibited by any adopted ordinance or policy. • Ironwood Specific Plan III -28 • IV. DEVELOPMENT PLAN is A. PURPOSE AND INTENT This section of the Ironwood Specific Plan contains a description of the goals, objectives, and policies of the plan which will allow for the development of a cohesive planned development. The proposed Ironwood Specific Plan consist of: office/business, industrial and recreational land uses. The development establishes drainageways and circulation corridor. Landscape bufferyards and building setbacks will provide a positive transition from the impacts of proposed non-residential uses on existing and proposed residential and non-residential properties offsite. The land use patterns are derived from careful analysis of the potential impacts to the surrounding properties, of the existing and proposed transportation components, drainage solutions, and utility's infrastructure. The proximity to Interstate -10 provides an excellent access opportunity. The Ironwood Specific Plan area is a planned development designed to provide a variety of opportunities. It recognizes Marana as a community of quality office/business and industrial complexes. B. GOALS The Ironwood Specific Plan contains goals, objectives, and policies that are in agreement with those outlined in the Town of Marana General Plan. A set of development plan goals can be established which address the major development issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The development plan objectives are listed below: 1. To implement the goals, objectives, and policies of the Town of Marana's General Plan. 2. To process and adopt the Specific Plan which will provide a precise understanding of development and future growth for the subject property. Ironwood Specific Plan IV -1 • 3. To create a circulation system that serves as the "thread of continuity" through the proposed development, and provides access to regional . circulation. 4. To provide open space as a community amenity for recreation, linkages, drainage, and buffers. 5. To provide variety of character in the development through the ,use of creative land use, architecture and landscape architecture. 6. To provide a definitive community edge. 7. To provide a general development phasing plan which will indicate a logical estimate of how development will occur. 8. To provide an annual monitoring report for the Specific Plan to monitor the project and regional growth. 9. To provide the framework for the management and administration of this Specific Plan. • C. LAND USE PLAN , The Ironwood Specific Plan land uses are depicted in Exhibit IV -3. The plan is divided into two (3) planning areas. Each of the planning areas contain a symbol of the intended use. The project is presented as a planned development. Each of the land uses integrates automobile circulation, new and existing infrastructure, aesthetic and visual setting, development standards and guidelines.. The concept of the development plan is to establish a series of business/office and industrial nodes interfacing with other adjacent land uses. The office/business and industrial areas will serve the local and regional needs of the community. Employment opportunities 'provided within Ironwood will be service -related jobs in conjunction with the operation of the Waste Management facility. A preliminary conceptual layout of the facility is depicted on Exhibit IV - 4: Conceptual Facility Layout. The long range circulation corridor will incorporate a trail/path system adjacent to the corridor and open space buffer, which will link adjacent proposed residential and commercial uses. The planned development will include a primary entry monumentation feature for identity and character. Ironwood Specific Plan IV -2 • The proposed land use plan responds to the site's natural features and characteristics by: Establishing circulation corridors utilizing a hierarchy of plant materials characteristic to the site and major street trees for identity. Extending the sub -regional master drainage basin plan established through cooperation with upstream development and implementation with public support and benefit. Establishing a future community open space amenity for the benefit of the Town and its citizens. Office/Commercial The office/business area is concentrated adjacent to Interstate -10 at the major intersections/nodes. They are in agreement with the Marana General Plan. The office/business node is oriented to create higher intensity cores. The primary core is planned adjacent to Moore Road and Interstate -10. Initial specific users will include Waste Management of Tucson corporate offices, Recycle America corporate offices and Waste Management affiliate companies. Industrial The Industrial area is located in the northeast portion of the site. The uses allowed within this designation are in substantial agreement with the Marana General Plan. The industrial area will be encircled by landscaped berms intended to provide a buffer to future residential and commercial developments. It will provide employment opportunities for area residents and will reduce the required travel time to and from work. In addition to the convenience for employees, the close proximity of the Industrial uses to a major transportation link such as Interstate -10" will provide added benefits for the users. Land Use Acreage Allocation The acreage of the planning units includes the land devoted to internal streets and collectors, but does not include acreage for the adjacent arterials. The proposed allocation of acreage is summarized in Table IV -A below. Ironwood Specific Plan I`7-5 • TABLE IV -A LAND USE ACREAGE ALLOCATION LAND USE ACRES Office/Business Park (0) 36.5 Industrial (I/OS) 281.2 Open Space/Drainageways (B/OS/D) 83.4 Future .Rights -of -Way 8_3 Perimeter Open Space A'150' perimeter open space buffer will be provided beyond the south and western boundaries of the specific site. The buffer areas will remain in the same ownership as the specific plan area, but will retain the current zone "E" classification and are not part of the specific plan. • The perimeter open space buffer will function as a supplement to the specific plan retention and visual'buffer concepts. The buffer will be linked to the specific plan area by providing additional landscaping to enhance the visual image from adjacent properties to the south and west. A total of 34.5 acres of land will be devoted to the perimeter open space buffer. • By remaining in the current zone "E". it is assured that the landfill operations will not intrude into this portion of the landscape buffer area. Deviation from this will require approval from the Town of Marana for a significant change of land use, as outlined in 05.03.01. of the Marana Development Code. D. CIRCULATION The Circulation Plan supports the land use plan by establishing the general/conceptual layout for future primary arterials. Due to the nature of this Specific Plan, there will not be a need for secondary public circulation. (See Exhibits IV -7. & IV -8: Site Circulation Plan, Phase I and Phase M. All on-site streets, other than the future public arterials, will be private and will primarily be comprised of service roads and minor circulation drives. The proposed circulation plan provides easy Interstate access for Ironwood employees and customers. Ironwood Specific Plan IV -6 tr- w -q General Description Primary access to the site, on an interim basis, will be via the existing east -side Interstate -10 frontage road and the existing Southern Pacific Railroad (SPRR) crossing at SPRR milepost 964.17 (I-10 milepost 239). Desired long range access to the site will be from die. future Moore Road/Interstate-10 interchange. This ingress/egress point will provide year round public access to the facility. Negotiations with property owners effected by this future interchange, are continuing in order to finalize a mutually agreeable Moore Road alignment. (See Exhibit IV -9: Local Circulation Plan). The schematic Local Circulation Plan indicates some adjustment in the conceptual alignments for both Moore Road and the Inner Loop compared to past studies and recently approved development proposals. These adjustments preserve the basic objectives of these two key roadways. Specifically: 1) the intended east -west and north -south access functions to be provided by Moore Road and the Inner Loop, respectively, are both maintained, and 2) the interchange connection of Moore Road with Interstate -l0 is in no, way jeopardized. These adjustments are conceptually proposed so as to: 1) achieve a preferred section -line alignment for Moore Road as soon as possible on the east side of the interstate; 2) allow Moore Road to play an on-site buffering role between the proposed office and industrial uses proposed for the project; and 3) allow Moore Road to play an additional buffering role between the project's industrial uses and the off-site properties to the south. The adjusted conceptual alignments for Moore Road and the Inner Loop (as shown on the Local Circulation Plan) are primarily schematic. Their respective final alignments will be determined by a detailed alignment study to be prepared prior to the actual time of development and to be subject to the full review and approval of the Town Engineer._ As part of this study, specific parameters will be identified to establish the conditions and timing under which actual construction and right-of-way acquisitions/dedications will occur for both Moore Road and the Inner Loop. The provision of all rights-of-way and roadway construction falling within the boundaries of the Ironwood Specific Plan will be the responsibility of the Master Developer. All arterial roads within the Specific Plan (future Moore Road) will be public. Whole or partial rights-of-way will be dedicated, as required by the Town, by a separate instrument at the time of actual roadway construction. The Master Developer will execute an irrevocable offer -to -dedicate with respect to the necessary rights-of-way required to construct the roadways. Ironwood Specific Plan 1V-10 Secondary roadways within the Ironwood Complex will be privately owned and maintained. Specific Circulation Issues 1. Frontage Road: Currently, the frontage road provides two-way vehicular traffic only for the segment lying between Sandario Road and the Site's railroad crossing; south of the crossing,, the frontage road provides . only one-way (northwest -bound) traffic from Tangerine Road. Discussions and negotiations will be engaged with. the Arizona Department of Transportation (ADOT) to examine to the feasibility of widening the frontage road to provide two-way traffic along the entire length of the frontage road between Sandario and Tangerine Roads. Right-of-way limitations may preclude the degree of road widening necessary to achieve this objective. 2. Public SPRR Crossing: The project will be allowed to use the existing private crossing until it is formally upgraded to public status. The process of obtaining approval 40 for a public crossing requires approximately .18 months to 2 years. The Master Developer will coordinate the required SPRR submittals and processing with the Town of Marana; due the public nature of the crossing, however, the final agreement will be executed by SPRR and the Town of Marana. It should be noted that the public crossing is only that portion of the roadway which crossed the actual SPRR' right-of-way. East of the railroad right-of-way, the road serving the Specific Plan will be a private facility. 3. Ingress/Egress: Ironwood Specific Plan Ingress/egress to the site will be provided by the existing private (eventually public) SPRR crossing and a private roadway which extends eastward to the Plan Area. Area -wide access to the site, will be via the existing Interstate -10 frontage road. Ingress to the site is possible, via the frontage road from both Sandario and Tangerine Roads. Under the present condition, egress from the site will only be possible to the Sandario Road interchange with Interstate -10. The primary off-site circulation route to and from the Plan site will have users exiting Interstate -10 at Tangerine Road and thence heading northwest IV -11 • on the frontage road to the SPRR crossing near the entrance of the Site. Upon exiting the Site, users will continue northwest on the frontage road to the Sandario Road/Interstate-10 interchange. Eventually, per the Town's Transportation Plan, a new I-10 interchange will be constructed at Moore Road. This interchange will provide direct access to the Plan site via the eastward extension of Moore Road. This future improvement represents the desired long-range access for the office/business and industrial uses proposed by the Specific Plan. During the development of each planning area, emphasis will be placed upon internalizing circulation and minimizing the number of direct access points on the future public arterials. Bicycle and pedestrian pathways will be provided adjacent to Moore Road when constructed. 4. Conformance with the Marana long-range Transportation Plan: The Plan area will be in full conformance with the long-range transportation plan for the Town. Moore Road represents a key element of the plan and will be fully accommodated with the final development of the Site. Given the currently envisioned site development timeframes for the project, the actual construction of the on-site portion of Moore Road might occur in a timeframe somewhat ahead of current Marana capital improvement program (CIP) projections. The Specific Plan also suggests the preliminary on-site alignment concept for the proposed Inner Loop intended to link Sandario Road with Tangerine Road. The Specific Plan will conceptually incorporate the future right-of-way corridors for these two key arterials. In addition, the Master Developer will agree to execute an irrevocable offer to dedicate the necessary rights- of-way required to construct the future arterials. Final right-of-way dedications will be accomplished by separate instruments and will be in accordance with a final, detailed alignment study (for both Moore Road and the Inner Loop) to be prepared at the actual time of development and reviewed/approved by the Town Engineer. Change in ADT The proposed Specific Plan site will largely be comprised of a land -fill operation and its associated administration and support buildings. The vehicular traffic associated with such a use is extremely low. The estimated total ADT generated by the facility is 250 trips per day; the majority of these trips occur at Ironwood Specific Plan IV -12 approximately 5:00 a.m. and 3:00 p.m: respectively and coincide with the departure and arrival of the land -fill's service vehicles. Due to the extremely low volume of traffic generated by the proposed use as well as the timing associated with the majority of its trips, the development of the Plan Site as intended will have no significant impacts on the existing traffic and circulation systems. E. TOPOGRAPHY The existing topography of the site is relatively flat with a gentle slope from the northeast to the southwest. The proposed development will alter the existing topography with the excavation of the landfill cells. The landscaped berms placed around the cells will buffer the view of the excavation from adjacent property. Due to the relatively small proportion and isolated occurrence of those areas in excess of 15 percent, development will utilize these slopes. Use of these areas is necessary in order to provide a well planned, efficient site layout of the components of the proposed development. The slopes in excess of 15 percent will be cut from natural grade and will result • in cuts of 10 feet maximum. The resulting material will be used to prepare building sites, pads and landscape berms for the development. • F. HYDROLOGY Response to Existing Conditions Existing discharges enter the Plan Area at three distinct points.. As discussed earlier, the hydrologic conditions of the Plan Area have been greatly disturbed by the construction of the Central Arizona Project Canal and associated levee. Stormwater run-off, which in the past had been conveyed across the Plan Area from the east by way of sheet flow, has now been detained and released in two specific points (the CAP overchutes). These concentrated flows .will be captured and conveyed across the Plan Area by a series of channels and detention basins designed to convey the flow across the property in a manner that is consistent with its present flow characteristics. (See Exhibit IV -16: Proposed Hydrology Plan and Appendix H: Drainage Basin Map). The channels and detention basins will remain in private ownership, and will be maintained by the owner. The owner will grant an access easement to the Town of Marana for routine inspections. Ironwood Specific Plan IV -13 g -14 -'-qv Effect on Site Drainage Patterns The existing drainage patterns of the site will be altered b this plan. The P Y alterations will be made by channeling and detaining large discharges that, in the past, have contributed to the immense drainage problems of the region. Exhibit IV -16, shows the conceptual manner in which discharges will be conveyed along the perimeter of the Plan Area; it also shows the detention basin location, proposed elevated building pads, and the landscape/flood control berm. The building pads at the southwest corner of the site, will be elevated to raise them above the 100 -year water surface elevation and thereby, remove them from the existing floodplain. The conveyance channels will have earthen bottoms and sides; structural improvements will be kept to a minimum. As discussed above, the existing flow along the SPRR line (impacting the southwest corner of the site) will simply be conveyed in an easement across the Plan Area. In the long-term, the most suitable solution for accommodating this SPRR drainage calls for citing a regional detention basin, downstream of the subject property, near the main drainage crossing beneath Interstate -10. This solution would greatly reduce the immediate flooding problems being experienced in the region as well as those impacting the properties on the west side of the Interstate. The proposed drainage scheme for the Plan Area is wholly consistent with this • long-term regional solution. The large detention basins (along with their collective storage volume) being proposed within the plan area will represent the first step in appreciably reducing the existing storm flows impacting the properties downstream. In addition, the provision of such substantial detention facilities on- site will serve to reduce the required size of the suggested downstream regional basin. • Prior to the actual time of development of the Plan Area, a full hydraulic study and drainage report will be submitted for approval by the Town of Marana Engineer. This report will substantiate the proposed conveyance/detention scheme intended for the Plan Area and relate it to .potential region -wide considerations. Encroachments The landscape/flood conirol berm and the elevated building pads will also encroach into the floodpllain. A letter of Map Amendment will be processed through the FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) to formally remove these areas from the floodplain. Included in this process are all necessary calculations and reviews to insure that both downstream and upstream properties are not adversely affected by the encroachment and floodplain alterations. Ironwood Specific Plan IV -14 0 Post Development Discharges Existing maximum discharges and locations have been shown on the Proposed Hydrology Plan. A large detention basin will be located on the western boundary of the site. This location was chosen to allow the maximum amount of stormwater discharge to enter the detention basin so as to achieve the. greatest reduction in peak flows. This in -turn will help to alleviate the serious downstream \ flooding problems to the Adonis Mobile Home Park and the west side of Interstate -10. Potential Off-site Impacts The off-site impacts associated with the proposed drainage scheme are extremely positive. The downstream properties will be subjected to significantly reduced flood discharges. The proposed on-site detention facility will represent the first step in a regional solution to the flooding problems that have generally characterized the Town of Marana. It is anticipated that future projects that develop on properties upstream of the Town will also examine similar flood management techniques, to help alleviate and improve the existing regional flooding situation. - G. PUBLIC FACILITIES The public facilities proposed for the Ironwood Specific Plan have been identified. (See Exhibit IV -17: Public Facilities Map). Domestic Water Immediate onsite water requirements will be supplied from an existing private well located on the southern boundary of the property. The Cortaro Water Users Association maintains the nearest municipal water lines to the project. These are located approximately .75 miles west of the Plan Area within the Adonis Mobile Home Subdivision. Initial discussions have been held with the Association to examine the feasibility of extending the existing Cortaro system to serve the project site. Doing so would require a redefinition of.the Association's service area boundaries; the Plan Area is adjacent to, but outside of, the current service area. The actual provision of water lines to the Site could only be achieved through up -front financing, by the Master Developer, of all required system improvements necessary to serve the Site. Initial assessments indicate that these improvements would include the construction of approximately two (2) miles of new, off-site 6" Ironwood Specific Plan IV -15 water main and the up-sizing of the existing storage tank facilities at the Marana Estates subdivision approximately two miles west of the project site. I A suitable reimbursement program would be established to allow the Master Developer to recoup portions of their initial investment as new user tie-ins occurred. Discussions with the Cortaro Association will continue and appropriate engineering analyses will be. undertaken to determine the practicality and economic reality of extending the Cortaro system to the project site. This alternative will lie evaluated against the use of an on-site, private well system to serve the Plan Area. Several past well -sites on the site have been characterized by varying degrees of discharge and permanence. At the time the Town of Marana's Municipal Water Company either acquires the domestic service distribution system from the Cortaro Association or otherwise extends service to this area, the potable water needs for the Ironwood Specific Plan area will be served by that source. Irrigation and dust control service will continue to be provided by the private, on-site well. Wastewater Treatment/Sewers Tying into the Pima County public sewer system normally represents the most 19 economical and efficient wastewater alternative for the Plan Area. However, no public sewer lines currently exist in the vicinity of the project. The nearest line is approximately two miles away (on the west side of Interstate -10) and its downstream treatment system is already at capacity. Furthermore, the new interceptor sewer and wastewater treatment plant being planned by the Marana Community Facilities District (which would provide direct service to the Plan Area) are, by best estimates, approximately 3 - 5 years away from construction. (See Appendix E: Pima County Wastewater Capacity Letter). The Master Developer will agree to participate in the construction of the CFD's improvements. However, given the small flow generation associated with the Site (most of the acreage will be landfill and, ultimately open space), this contribution will be made based upon flow requirements/usage rather than total site acreage. In any event, the Master Developer agrees to grant the sewer easements necessary to facilitate the CFD's construction of its improvements. In the event that the site development timing of the Plan Area occurs consistently with the construction of the proposed interceptor and treatment plant, the project may be sewered by the Pima County public- system. However, the present development timing for the project is significantly sooner thanthe 3 - 5 year range which characterizes the region's sewer proposed improvements. Ironwood Specific Plan IV -18 • It is, therefore, anticipated that the, small number of administration and support buildings, to be associated with the Plan Area's landfill operation, will be sewered by private, on-site .septic facilities. At which time public sewer facilities are made available to the project site, the practicality and value of connecting to the public system will be assessed. Other Utilities Existing electric facilities, maintained by Trico Electric Cooperative, are located along the western boundary of the Plan Area in the form of buried 14.5/24 KVA cable. These facilities can be extended as necessary to serve the Site. Natural gas and telephone facilities do not exist in the immediate vicinity of the Site; appreciable extensions from existing facilities will be necessary to serve the Plan Area. The provision of these extensions will be coordinated with Southwest Gas Corporation and US West Telecommunications, respectively. H. OPEN SPACE The intent of the open space concept is to provide relief from Interstate -10 and industrial development, and to provide a transition to the eastern boundary. The open space strengthens the Town of Marana village core concept by providing a connection to the community amenities. The project has three types of open space. The large landscaped berms that will surround the landfill cells will provide the primary open space element. When individual landfill cells become full, they will be converted into landscaped areas/parks and increase the amount of open space. The buffers incorporated into the arterial roadways provide the secondary open space element. The drainage channels/corridors represent the third type of open space, providing trail linkage and landscape buffers. (See Exhibit IV -22: Open Space/Recreation Plan & Exhibit IV -23: Conceptual Post -Closure Open Plan). The berms surrounding the landfill and eventually the landfill cells, are key elements of the open space concept, providing potential pedestrian connections and or active/passive recreational opportunities between the adjacent future residential areas and commercial/employment centers. Drainage corridors will cross the southwest portion of the development providing valuable open space. These corridors buffer land uses and allow - for off-street bicycle, pedestrian and equestrian trails. These trails will serve to link community features and site amenities. Drainage corridors will have a planted edge that Ironwood Specific Plan IV -19 . provide a pleasant backdrop to the adjacent planning units. The design, • installation and maintenance is the responsibility of the master developer. U I. RECREATION PLAN The intent of the Recreation/ Trail Plan is to provide for man-made recreation/open space features accessible within the Ironwood Specific Plan area. The recreation areas are integrated within the development to provide physical separation, buffer zones, and transitions between varying land use intensities. (See Exhibit IV -22: Open Space/Recreation Plan). Open. space and drainageways will provide an opportunity for future pedestrian wildlife habitat movement through the site. Enhanced low maintenance vegetation along the drainageways of the property will create a riparian environment for wildlife migration through the use of native vegetation. The enhanced vegetation will be maintained by the Master Developer until fully established, at which time, all irrigation and plant maintenance may be suspended if desired by the Master Developer, and the vegetation will be allowed to develop in a natural setting. Road crossings over drainageways will be of large -cell concrete box type to facilitate wildlife migration. In addition, sidewalks/trails will be provided adjacent to public streets and these sidewalks/trails will connect to the open space and drainageways. J. LANDSCAPE PLAN The landscape concept plan identifies a hierarchy of landscape treatments, appropriate to the site and to the Town of Marana. The intent is to create a development identity for Ironwood, and to enhance the region. (See Exhibit: IV_ 24 Landscape Concept Plan). The landscape treatments maintenance shall be the responsibility of the Master Developer. Plant materials will be both drought tolerant and specialty plants as listed in Appendix F. I The landscape character of the development shall be to maintain the identity of the Sonoran Desert with pockets of lush plantings to emphasize and differentiate various entries (i.e., office/business and industrial), hierarchy of streets (i.e., major arterial, private internal) and open space areas (i.e., buffer/screen areas and drainageways). Vegetation on the site contains no endangered species and serves no screening or important habitat value. The majority of the site has been cultivated or contains low vegetation density. Healthy,. mature Ironwood, Mesquite, Paloverde and Saguaro need to be retained Ironwood Specific Plan 1V-20 or salvaged and transplanted if possible to other locations on the site. �. Vegetation preservation will include establishing a holding nursery area, boxing trees, and transplanting healthy saguaros and other cacti. Species would include Ironwood, Mesquite, Saguaro, Palo Verde, Acacia, Saguaro and Barrel Cactus. The landscape plan is comprised of three different -landscape uses: scenic/aesthetic, buffering/screening, and revegetation/soil stabilization.. Scenic Values: Native desert vegetation and complementary plant species shall be used to blend the developed environment with the undeveloped environment at the fringe of the development. The project shall improve the scenic value with additional native vegetation enhancing open space areas, accentuating view corridors and framing long range views. • Roadways are one of the community's most visible features. Establishing the basic theme, framework, and plant palette will ensure a cohesive image and character for the Ironwood Specific Plan area. The Landscape Plan, as shown on Exhibit IV -24, identifies the primary streetscape along Moore Road. The primary streetscape will provide a safe and aesthetic progression along the major thoroughfares. • Buffering and Screening: Proper landscape treatments are essential to soften the impact of the project from surrounding properties and reduce the impact of parking lots and building envelopes from within the project development. This shall be accomplished by landscaping in combination with walls, berming walls and setbacks. Revegetation/Soil Stabilization: Revegetation of disturbed areas will be accomplished with plants native to the site or compatible with the Sonoran Desert. These plant materials will emphasize indigenous, ,arid or semi -arid plants, thereby insuring low water usage. Soil stabilization on slopes will be accomplished by combinations of revegetation, hydroseeding and engineering features (i.e., rip -rapping, sensitive grading). Ironwood Specific Plan IV -21 V. DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the Ironwood Specific Plan. The regulations contained herein provide the direction for future needs and guidelines for achieving land use compatibility. Primary land uses for the Specific Plan shall be as follows: Office/Business (0) • Industrial (I/OS) • Buffer/Open Space/Recreation (B/OS/D) B. DEFINITIONS For the purposes of the Ironwood Specific Plan, other than those listed below, the definitions contained in the Marana Development Code Title 3.03.02 shall apply. 1. Alteration: Any change is size, shape, character,occupancy, or use of a building or structure. 2. Builder/Developer: The person or entities who acquire planning areas in . the Ironwood Specific Plan Area. 3. Building Height: The vertical distance between the level of the average finished grade and (1) the highest point of the parapet of a flat roof, or (2) the deckline of a mansard roof, or (3) the average point between the eaves and ridge of the highest gable or other roof element. 4. Building Setback: The perpendicular distance from the perimeter property line of a lot designated on a subdivision plat of an area to be developed. Setback standards are to be applied to the gross areas required for individual subdivisions or projects where individual lot lines are not shown on a subdivision plat. 5. Desert Trees: Mesquite, Paloverde, Ironwood, Acacia and other species native to the Sonoran Desert. 6. Development Areas: Areas described on the Land Use Plan as "development areas" are subareas of the Specific Plan with specified permitted uses and regulations covering the development of those uses. Ironwood Specific Plan V-1 • 7. Floor Area: The floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off-street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 8. Floor Area Ratio:. The floor area ratio is the proportion of building square footage permitted for each square foot of land area of the development site or lot. It is computed by dividing the floor area by the lot area. (For example, a 30,000 square foot building area on a ten thousand square foot lot has a floor area ratio of 3.0) 9. Gross Acres: The total number of acres within a planning area (including rights-of-way). 10. Maximum Lot Coverage: The area by % to be occupied by the building footprint (including all accessory buildings). 11. Minimum Landscape Coverage: The area by % to -be landscaped (including all required buffers, trees, shrubs, ground cover, hydroseeded areas and preserved and/or salvaged native plants) of the gross area being • developed as a development plan and/or plat. 12. Open Space: Common land area, either landscaped and developed for recreation or left in a natural state. 13. Planning Area: Areas described on the Land Use Plan as•O, I, and OS. These areas are each designated "planning areas", which are sub -areas of the Specific Plan . with specified permitted uses and regulations covering the development of those uses. 14. Office/Business: Includes general office, medical complexes and business parks, including attorneys, doctors, medical clinics, corporate headquarters, insurance brokers, photographic studios, real estate brokers, stockbrokers, and other persons who operate or conduct offices which do not require the stocking of goods for sale at wholesale or resale. 15. Recreational Activities or Sites: Any private land designation for the establishment of structures or areas Iin which to provide recreational activities such as health club/spa, country club, golf course clubhouse. 16. Salvageable Plant Materials: On-site plant materials, as determined by a registered landscape architect, horticulturalist or botanist, able, to be Ironwood Specific Plan LiA&a reasonably transplanted [generally healthy/desert trees, having a trunk • diameter of four (4) inches dbh (diameter at breast height or approximately four or five feet above grade), and healthy saguaro cacti less thanf fteen (15) feet in height, having few or no arms] as per the Plant Preservation Plan. 17. Setback: The minimum required distance between any property line and the location of a building or structure. 18. Site Visibility Triangle: A triangular shaped space consisting of three sides that are formed by two vehicular access routes and a line connecting them. The area of the site visibility triangle shall be measured from the curb lines of said intersecting routes. From this point, a site line of a specified distance shall be measured parallel to the curb lines of the intersecting routes, forming two legs of the triangle. (The distance of the sight line shall be determined by the current accepted practice by the Town of Marana). The third side of -the triangle (hypotonus) shall be a line connecting the two legs of the triangle. C. GENERAL PROVISIONS Building Code: All construction and development, including signage and lighting, within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing, grading and excavation, and the subdivision codes, as currently adopted or may be adopted by the Town of Marana. In the event that development within the Ironwood Specific Plan is not addressed by the adopted Codes, the Ironwood Specific Plan shall supplement the Town of Marana Development Code. Setbacks: The setback requirements are specified within the development standards for each zoning designation. If not otherwise specified all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of wall of primary building. Interpretation: Kan issue, condition or situation arises or occurs that is not sufficiently covered or provided for to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or i - Ironwood Specific Plan V-3 situation shall be used by the Town Council as guidelines to resolve the unclean issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. Amendments: This Specific Plan may be amended by the same procedure as it was adopted, by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. Violations: Any person, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. Additional Uses: Whenever a use has not been specifically listed as being a permitted use in a particular zone classification within the Specific Plan, it shall be the duty of the Town Council to determine if said use is (1) consistent with the intent of the zone, and (2) compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Town Council. In the event a proposed use is found not to be consistent or compatible, the petitioner shall be required to initiate the Town of Marana's significant land use change process. Infrastructure Plan: An infrastructure concept plan shall be prepared by a qualified engineer, and submitted and approved by the Town Manager prior to approval of any final plat or development plan for the Ironwood Specific Plan. The spine infrastructure concept plan shall provide the overall framework and notes for circulation, hydrology and utilities. Imported Waste Materials: Solid waste from outside the State of Arizona shall not be disposed of in the landfill site without prior written approval from the Town Council of the Town of Marana. Ironwood Specific Plan V-4 D. DEVELOPMENT STANDARDS Land Use designations have been assigned Ironwood Specific Plan. Their permitted uses aand dch evelop ent ning area standards areentified on described in the following sections. Office/Business (0) 1. Permitted Uses: a. Corporate Office b. Office/Professional C. Medical Institutions/Life Care Facility d. Research & Development e. Financial Institutions f. Recycling Center 2. General Development Standards: a. Minimum Building Setback from Public Street: A distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. b. Maximum Building Height: Not to exceed seven (7) stones or seventy-five (75) feet. C. Parking Requirements: Required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code. d. Minimum Landscape Coverage: 10% of gross site area Industrial/Open Space' (UOS) 1. Uses Permitted (Pre -Closure Landfill) a. Solid Waste Landfill b. Industrial/Commercial Businesses C. Sand/Gravel Extraction Prior to Landfill Operation. d. Administration e. Distribution f. Maintenance Facility g. Recycling Center • Ironwood Specific Plan V-5 Uses Permitted (Post -Closure Landfill) • a. Golf Course b. Community Open Space/Municipal Park C. Soccer/Baseball Field d. Equestrian Facilities e. Bike Paths/Facilities f. Senior Citizen Facility ' g. Handicap Park h. Amphitheater/Outdoor Performance Facility 2. General Development Standards a. Minimum Building Site Area: 20,000 Square Feet. b. Maximum Building Coverage: 40%. C. Maximum Building Height: 65 Feet. d. Parking Required: Minimum 1 Space per 300 Square Feet of Building. e. Rooftop Screening: All mechanical equipment shall be set back a sufficient distance to screen the equipment • from view. f. Minimum Building Setback: Front: 30' Rear: 10' Side: 10' g.. Minimum Landscape Coverage: 15% of Gross Site Area. 3. General Construction Implementation Standards a. Solid waste disposed of at the site, will 'be placed into a "cell" within the landfill. The depth of the cell will be designed based on geologic and hydrologic studies. To minimize the potential for contamination, the individual cells will be lined with a composite liner system. Refuse will be covered at the end of each operating day with a minimum 1h foot cover of soil. b. A multi- faceted monitoring system will be used to monitor the incoming waste, ground water, surface water, leachate, and methane gas. Ironwood Specific Plan V-6 C. All construction will meet or exceed all existing local, state, and federal regulations. 4. General Closure Standards a. Upon closure of the landfill "cell", a final cap of soil will placed over the completed cell. The final cap will be engineered to minimize water infiltration, control gas migration, and provide for revegetation. Overall height will be determined by engineering studies at time of final design and will insure that positive drainage away from the landfill cells is achieved. b. Upon closure of the individual cells, a permanent methane gas monitoring system will be installed. c. Landscaping will be installed with a complete irrigation system. The plant material utilized will meet several restrictive criteria. • Plants must be deep rooted to stabilize surface soil and prevent erosion; • Sufficient plant material coverage will be provided to mitigate wind erosion; • Plant materials utilized must be drought tolerant in order to reduce irrigation, and to blend with the surrounding desert vegetation. • The methods employed for closure of the landfill will meet or exceed all existing' local, state, and federal regulations. 5. Nuisance and Health Factors Standards a. Odor Control Odor control will be achieved by the following measures: •. Apply daily cover • Grade site to eliminate surface water ponding • Maintain leachate control facilities in proper operating condition If the odor from waste materials increases during the hot summer months, additional cover may be placed over the wastes and at other times during the day to help eliminate the offensive odors. Ironwood Specific Plan V_7 9 b. Dust Control Dust generation is expected to be of particular concern during spring, summer, and early fall when the air temperature is higher and the warm winds dry the soil creating dusty conditions. ` The site will be watered, as necessary a minimum 8,000 gallon water wagon,. The The water use is dust using to range from a minimum of 10,000 gallons per day during start Led to 40,000 gallons per da d P disposal increases. Y wring the later life of the landfill as and storage tank systems located in ther will be Pfaciililied ties from the on-site well be sprayed on the surfaces of haul roads, soil area.stockpileater s, active excavation areas, reclaimed surfaces that may Y � and �Y other on-site areas y possibl be a source of dust. As an alternate to watering the on-site roadways, a dust palliative may be spry o roadway surfaces. sprayed n the Ironwood Specific Plan C. Litter Control Blowing litter will be minimized by limiting the size of the active working face and using daily cover over the active fill area. Other methods, such as portable fencing,may of used as use duri contain loose paper and other wind-blown n 4 th ed ll se pape orhother Operations before daily cover is applied. Any loo� refuse blown about the landfill will be picked up regularly. The working face will be oriented, as much as possible, to take advantage of the prevailing winds. Waste Management trucks are completely enclosed, so no litter will be left along the roadside by these trucks. Other open trucks using the facility may result in road litter. g roadside will be the prim Regular pickup along the nuisance, consideration will be givenoto prohibiting tin n. If litter becomes a major open trucks. g surcharging d• Vector Control Potential disease vectors, such as rodents, birds, and insects, are not expected to be a problem at the Ironwood Specific Plan Landfill Facility. The use of daily cover minimizes their access to buried wastes. If a vector problem does develop at the site, appropriate measures, such as the use ,of a professional exterminator, will be taken. V-8 e. Noise Control • Noise from on-site equipment will be controlled by using equipment muffler systems and by maintaining perimeter buffer zones. Screening berms are constructed around the site deflect sound upward, thus minimizing noise nuisance. f. Accident Prevention and Safetv Waste Management has developed an extensive program of safety and accident prevention at its waste disposal facilities. As part of this program, employees are trained in proper operating and emergency procedures. In addition, telephone, radio communication, and first aid equipment are provided at the facility. 9. , Wet Weather Operations The on-site entrance is designed as an all-weather road. It is intended that the permanent site access and facilities area road will be paved. Haul roads leading to the active working face will be constructed by placing and compacting 12 inches of native soil with a gravel surfacing where required for dust control and/or stabilization of the natural soils. In all cases, the roads will be maintained for all-weather use. Drainage measures are to be taken so that disposal operations can continue during periods of wet weather. These measures include the use of temporary berms to drain, direct precipitation and run-off within the active area away from the working face. 6. Required Regulatory Submittals: a. Town of Marana: 1. Specific Plan Approval 2. Site Plan Approval 3. Building Permits b. S tate/ADEQ: 1. Aquifer Protection Permit (Approximately 9 months) 2. Solid Waste Unit Operation Approval, including: • Landfill Design • Surface Water Control • Groundwater Monitoring and Assessment • Operations Plan • Fiscal Responsibility Ironwood Specific Plan V-9 0 n U • Closure Plan • Post Closure Monitoring Plan 7. Post Closure a. Conceptual Post -Closure Plan: Upon final closure of the landfill cells, the site will be modified to accommodate recreational uses as required to meet the current and projected needs of the Town of Marana. (See Exhibit IV -23: Conceptual Post -Closure Plan) The recreational uses constructed will utilize a low water, desert landscape theme. The type of recreational uses considered appropriate for this site include, but are not limited to: Equestrian Facilities Senior Citizen Facilities Ball Fields Outdoor Performance Amphitheater Golf Course Facilities Community Trails and Open Space Handicap Park b. Site Lease: The site will remain in private ownership, but will be leased to the Town of Marana on a long term lease for recreational uses. Buffer/Open Space/Recreation-MOS/D) 1. Uses Permitted: a. Utility and road crossings other than those indicated within this plan. b. Maintenance roads. c. Trails and/or passive recreation. 2. General Development Standards: a. Utility and road crossings per Town of Marana approval. b. Maintenance roads per Town of Marana approval. C. Minimum Trail/Path Width: 4 Feet. Ironwood Specific Plan V-10 E. UTILITY DEVELOPMENT STANDARDS 1. Onsite sanitary sewer will be private septic -and will be designed and constructed to Town of Marana standards. 2. All electric, telephone and cables shall be placed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and Town of Marana Standards. 3. The potable water system shall be designed and constructed to standards of the applicable agency including sizing requirements and location of water facilities. Fire flow provisions and fire hydrant locations shall conform to requirements set by the appropriate fire departments and the applicable water utility. Ironwood Specific Plan V-11 • VI. DESIGN GUIDELINES A.. INTRODUCTION AND PURPOSE These design guidelines have been developed as a framework to express the development character of the Ironwood Specific Plan. The purpose of these guidelines is to ensure development of consistently high quality, thus protecting the investment of those who locate within the Specific Plan area and assuring Marana of a high quality development. They provide a documented basis for evaluating and directing the planning and design of improvements to each parcel. The guidelines are design criteria to be used by developers, architects, engineers, landscape architects, builders and other professionals to maintain the design quality proposed herein. - The Architectural Review Committee is assembled by the master developer to oversee that all plans are in general conformance with the development guidelines. The Marana Town Manager or appointed representative will be included as a member of the Committee. They are also presented to give guidance to Town staff, the Planning and Zoning Commission and the Town Council in their review of development projects within the Specific Plan Area. The following goals form the basis for these guidelines: • Protection of property values and enhancement of investment. • Conservation of existing natural features and minimum adverse impact on the ecosystem. • Encouragement of imaginative and innovative planning of facilities and sites. . • Variety, interest and a high standard of architectural and landscape design. B. OFFICE/BUSINESS AND INDUSTRIAL DESIGN GUIDELINES 1. Architecture Ironwood Specific Plan VI -1 9 The purpose of establishing architectural design guidelines within the Office/Business and Industrial areas is to ensure quality development that reinforces consistency. Recurring elements combine to create a visual and spatial expression that identify the area and give it a special character. Office buildings and industrial buildings shall be of a contemporary style and material, employing massing, scale and proportion for design implementation. Designs for individual projects shall be submitted as part of the site plan review. Ironwood Specific Plan a. Building Materials Preferred building materials include brick, stucco, adobe, masonry, or concrete block. The use of prefab metal sheathing should be appropriate only for industrial buildings located within the "I" planning area, and are not allowed in other planning areas. b. Exterior Treatments Exterior treatments and colors should be of muted, subtle earth tones along with judicious use of bright accent colors. Use of a metal, such as "Cor -ten" steel, as an architectural detail is suitable for office/business buildings. Highly reflective finishes on exterior hardware is prohibited, including the use of reflective glass on windows. VI -2 C. Roof Design Roof design and construction material are subject to review and approval by the ARC. Roof projections over windows are encouraged from an energy conservation perspective. Roofs should be constructed of_ clay tile, slate, metal, wood, or concrete and asphaltic compound shingles, all of which should exhibit a muted earthtone color. Other roof materials may be approved by the ARC. Mechanical equipment on the roofs must be screened from view of adjacent streets and or property. All vents and other projections should be colored to blend with the roof. 0 d. Ironwood Specific Plan 500' MIN. go rw�.iv%_'3R22tJ Perimeter Walls/Fences Perimeter walls/fences, where required or otherwise desired, should not exceed a height of six (6) feet above finished grade. Walls should be constructed of masonry, concrete, adobe or stucco and should match primary buildings with respect to color, texture and overall design. Fences may be of wood or chain link. The use of razor wire on fences or walls is prohibited. VI -3 2. Building Setbacks, Heights and Coverage Buildings should be sited in a manner that will complement the adjacent buildings and landscape. Building sites should be developed in a coordinated manner to provide order and diversity thereby avoiding a jumbled streetscene. a. Setbacks Commercial and industrial buildings should be set back 40 feet from any residential lot line. b. Heights Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. 3. ' Parking Adequate off-street parking should be provided for each development. Parking configurations are subject to approval by the ARC and are also governed by applicable provisions of the Town of Marana Development Code. Whenever possible, parking should be located to the side and/or rear portion of the site. l Ironwood Specific Plan VI -4 Parking lots should. be landscaped with a minimum of one shade tree per • 6 stalls. Parking lots will be well landscaped and screened from view from public rights-of-way. 0 PARKING 4. Lighting Ironwood Specific Plan Lighting should be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a" natural night environment. All lighting features will be in compliance with the Town of Marana lighting code. Lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights should be directed down, onto the pavement/property and not onto, neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. VI -5 Lighting should be provided within all parking lots and along walkways. • Lighting fixtures in parking lots should be .minimal and should be architecturally compatible with the overall building design program. The design and type of all lighting fixtures is subject to approval of the ARC. 5. Grading, Drainageways and Utilities As part . of the, Architectural Review Board Program, a grading and drainage plan should be approved prior to site construction. Grading should follow the general parameters established below: Grading is a necessary element in community growth. Roads, building pads, and drainage features must be sensitively integrated within the plan. • A grading plan depicting existing and proposed contours, cut and fill areas and all existing plant material within the site should be included with the preliminary submittal. to the ARC for review. • Grading for streets and utilities should not occur outside roadway rights-of-way. "Excavation from trenching should not be stored or piled adjacent to roadways. Site clearing shall not occur until time of construction. • Site grading design should complement and reinforce the architectural and landscape design character by helping to screen parking, loading, and service areas, by helping to reduce the perception of height and mass on larger buildings, by providing reasonable transitions between onsite uses, and by providing elevation transitions contributing to the efficiency of onsite and offsite movement systems. �1ya� C PROPOSED GRADE ZkTHIS ROUNDED PROPOSED GRADE NOT THIS �` \ Ironwood Specific Plan V1-6 • Tops and toes of all slopes should be rounded. Maximum cut • slope should be 3:1 and maximum fill slopes should be 4:1. Cut slopes should not exceed 5' in height and fill slopes should not exceed 3' in height. Avoid grading large level pads ("padding") on sloping sites. Design structures to conform to hillsides by minimal terracing with the topography. • • Grading, if necessary, should result in curved, undulating, not sharp, or squared contours, to create a rolling, natural appearance. 6. Landscape Architecture A minimum 10% of the commercial and industrial building site area should be landscaped. This landscaping should be distributed throughout the parking lots and building aprons. Plant materials should be low water use and appropriate to the desert. (See Appendix F). 7. Loading, Storage, Refuse, and Service Areas Loading dock areas shall be set back, recessed, or screened so as not to be visible from adjacent lots or sites, neighboring properties or streets, and in no event shall a loading dock be closer that 75' from a property line fronting upon a street. In office areas, no materials, supplies, or equipment, shall be stored upon a site except inside a closed building or behind a visual barrier screen so as not to be visible from neighboring properties and streets. Storage areas and service yards shall be located upon the rear portions of the site and shall be screened. Provisions shall be made on each site for any necessary vehicle loading; no on -street loading shall be permitted. 8. Utilities All new utilities services shall be installed underground, locating lines in areas subject to disturbance for the construction of buildings and access ways of the project. If existing utility lines need to be upgraded or moved, consider re -installing them underground if possible. Exterior transformers, utility pads, and telephone boxes will be located out of view in public rights-of-way, or screened with walls fences, or vegetation. Utility lines shall not be located across areas of the site that are to be left in a natural, undisturbed condition. 9. Signage All signage will be in accordance with the Town of Marana sign code. Ironwood Specific Plan VI -7 UTILITY CABINET cu t. l' JJ l:o V C PLAN PLANTED SCREEN ROAD EDGE C. LANDSCAPE ARCHITECTURE A landscape theme for the development can act to unify and reinforce the open space and circulation components in the creation of the community structure. The objectives for Landscape Guidelines are: • Establish a landscape plant materials palette for use in public rights-of- way, streets, parking lots, setbacks and buffers between different land uses and future neighborhoods. • Establish landscaping design guidelines for development of office/business and industrial development, including street trees, street furniture and view corridors. • Promote the use of attractive, colorful, drought tolerant desert plant materials that are in character with the surrounding desert. • Promote a limited use of desert adapted, lush appearing, plant materials for oasis locations such as entrances, patios, courtyards, and entry features. Ironwood Specific Pian V1-8 0 1. Streetscapes There are two different types of streetscaping within Ironwood: 1. Primary 2. Private Internal Moore Road shall have primary streetscaping. The streetscape for this corridor is intended to develop a colorful desert scene with a variety of plant types. Random clusters of accentiornamental trees may provide color and or texture contrast. A building setback may be required and a varying distance is encourage to provide interest and streetscape undulation. (See recommended plant palette in Appendix F). Within the project boundaries, internal arterials and internal private roads shall -have a coordinated landscape palette. Bicycle paths and pedestrian trails shall be integrated with the street system, and adjacent developments where possible. 2. Entries and Nodes Entry statements serve to identify and direct circulation through various developments. Entry statements shall include appropriate signage, architecturally integrated with the development design, and accent trees and plantings. The Entry Statements occur along Moore Road. These entry statements shall be located on either side of the roadway as you enter into the project. 3. Screening Ironwood Specific Plan Non-residential land uses shall buffer future adjacent residential uses with an effective landscape composition. Landscaping elements include berms, walls, and vegetation. Combinations of these elements may provide visual VI -9 screening and achieve a. transition into the primary use area of the site. • Visual screening and noise buffering may also be used to protect the Y privacy of residents. 4. Retention/Detention/Drainageways/Open Space Areas Retention/detention areas shall be designed and utilized as multi-purpose areas for drainage, open space, active and passive recreation, etc. Landscaping shall include berming and revegetation with drought tolerant plants. I USE NATURAL APPEARING RIVER ROCK WHEREVER DRAINAGEWAYS ARE TO BE LINED DEVELOPED SITE DRAINAGES SHALL BE LINED WITH • VEGETATION AS LISTED ON APPROVED PLANT LIST 5. Street Furniture/Lighting Ironwood Specific Plan There are a number of designs for street permanent furniture that would be acceptable for use within the Specific Plan area. Street furniture is one detail in an urban environment which strengthens the identity of the area. Street Furniture includes: light standards, walk lighting, trash receptacles, benches, bus shelters and plant containers. Standards for street furniture and lighting should be established and enforced to create a uniform image for Manana. Lighting shall be .used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights shall be directed VI -10 down, onto the pavement/property and not onto neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. , . All light standards within public rights-of-way shall be compatible with the Town of Marana's specifications and shall be maintained by the Town of Marana. D. DESIGN REVIEW 1. Purpose These Design Guidelines have been adopted to ensure that the Ironwood Specific Plan develops in a consistent manner. The ARC should review all proposals for construction and ensure that such proposals meet the intent not only of the Guidelines, but also the improvement philosophy of the Ironwood development. The ARC also has the authority to interpret the Guidelines in the event the Guidelines may not be explicit in a particular situation. The Committee may also amend the Guidelines. (Refer to project CC & R's for a detailed description of the ARC structure.) a2. Pre -design Meeting Prior to preparing plans for any proposed improvements, it is strongly recommended that an owner and/or his or her architect meet with a member or members of the ARC to discuss proposed plans: The intent of this informal meeting is to offer guidance prior to the preparation of preliminary plans. 3. Fees Review fees may be established on a proposal by proposal basis depending upon the scale, scope and complexity of the associated review process. 4. Submittal of Plans Plans and specifications should be submitted to the ARC in accordance with the CC & R's and as generally described below. 5. Review of Plans Ironwood Specific Plan The ARC should conduct reviews of commercial and industrial plans k"J of during regular meetings or at such other times as deemed appropriate. 0 6. Preliminary Submittal The preliminary plans, including all of the exhibits described below, are to be submitted after the pre -design meeting. Preliminary submittal package should consist of the following items: a. Site plan at appropriate scale showing the location of buildings, building envelope, and all buildings or other• major structures, driveway, and parking areas, and a grading plan, including existing and proposed topography. b. Roof plan and floor plans (at no less than 1/8" = 1'0"). C. Exterior elevations (all) with both existing and proposed grade lines at same scale as roof plans. d. Indication of all exterior materials and colors. e. Any other drawings, materials or samples requested by the ARC. To assist in evaluation of the preliminary plans, the ARC may request • preliminary staking of the locations of the corners of the structure or major improvement and at such other locations as the ARC may request. 0 7. Final Submittal and Review Ironwood Specific Plan After preliminary approval is obtained, the'ARC shall require the following documents to be submitted for final approval prior to any grading or con- struction: a. Site plan showing the location of the building, building envelope, the residence and all buildings or other major structures, driveway and parking areas, a grading plan, including existing and proposed topography, utility connections, and finished floor elevations, including garage. b. Roof plan and floor plans (at no less than 1/8" = 1'0"). C. Samples of all exterior materials and/or colors. d. Exterior elevations. e. Complete landscape plan, on same scale as site plan, showing: VI -12 areas to be irrigated, if any; proposed plants and sizes thereof; driveway, retaining walls, decorative features, etc., if not shown • elsewhere on architectural plans; and, an indication of the area wherein storage of materials and debris will be confined. Engineering certification of foundations and- the securing of a building permit is the responsibility of the owner and/or builder. Construction documents (working drawings and specifications) are to be in accordance with the final design and plans approved by the ARC. Clearing, grading, or construction should not commence until all of the above requirements are satisfied. If a response is not received within forty-five days, the plans should receive automatic approval. 8. Subsequent Changes Additional construction, landscaping, or other improvements and/or any changes after completion of an approved structure must be submitted to the ARC for approval prior to making such changes and/or additions. 9. Resubmittal of Plans In the event of any disapproval by the ARC of either a preliminary or a • final submission, a resubmission of the plans should follow the same procedure as an original submittal. 10. Inspection of Work in Progress The ARC may inspect all work in progress and give notice of non- compliance. Absence of such inspection and notification during the construction period does not constitute either approval of the ARC of work, in progress or compliance with these Design Guidelines. 11. Completed Work Ironwood Specific Plan Upon completion of any residence, building, or other improvement for which final approval was given by the ARC, the owner should give written notice of completion to the ARC.' VI -13 Within reasonable time after receipt of such written notice, a representative from the ARC may inspect the residence and/or improvements. If it is found that such work was not done in strict compliance with the final plan approved by the ARC, the ARC should notify the owner in writing of such non-compliance. 12. Non -waiver Approval by the ARC of any plans, drawings, or specifications for any work done or proposed, or any other matter requiring the approval of the ARC under the Design Guidelines, (including a waiver by the ARC), should not be deemed to constitute a waiver of any right to withhold approval as to any similar plan, drawing, specification, or matter whenever subsequently or additionally submitted for approval. 13. Right to Waiver The ARC reserves the right to waive or vary any of the procedures or standards set forth herein at its discretion, for good cause shown. E. CONSTRUCTION REGULATIONS • 1. Construction Trailers, Portable Field Office, Etc. Any owner or builder who desires to bring a construction trailer, field office, or the like to the Ironwood development should first apply for and obtain written approval from the ARC. The ARC will work closely with the owner or builder to determine the best possible location. Such temporary structures should be located only in a location approved by the ARC and should be removed upon completion of construction. 2. Debris and Trash Removal Owners and builders should clean up all trash and debris on the con- struction site at the end of each day. Trash. and debris should be removed from each construction site approximately once a week and delivered to a dumpsite. Lightweight material, packaging, and other items, should be covered or weighted down to prevent wind from blowing such materials off the construction site. Owners and builders are prohibited from dumping, burying, or burning trash anywhere on the lot except in areas, if any, expressly designated by the ARC. During the construction period, each construction site should be kept neat Ironwood Specific Plan VI -14 and should be properly policed to prevent it from becoming a public eyesore, or affecting other lots and any open space. • 3. Vehicles and Parking Areas Construction crews will not park on, or otherwise use, other lots, open space, drainageways, the floodway or linear park. All vehicles will be parked within designated areas so as not to inhibit traffic. 4. Conservation of Landscaping Materials Drainageways and open . spaces contain native plants and other natural landscaping materials that should be protected if possible during construction, including topsoil, rock outcroppings and boulders, and plant materials. Materials that cannot be removed should be marked and protected by flagging, fencing or barriers. The ARC should have the right, but not the obligation, to flag major terrain features or plants which are to be fenced off for protection during construction. Any trees or branches removed during construction must be promptly cleaned up and removed from the construction site. 5. Restoration or Repair of Other Property Damage and scarring to other property, including, but not limited to, open "space, other lots, roads, driveways, and/or other improvements will not be permitted. If any such damage occurs, it must be repaired and/or restored promptly at the expense of the person causing the damage. 6. Construction Access The only approved construction access during the time a residence or other improvements are being built will be over the approved driveway for the lot, unless the ARC approves an alternative access point. 7. Areas will not be cleared or graded until actual construction is to begin. Ironwood Specific Plan VI -15 • VII. SPECIFIC PLAN IMPLEMENTATION A. PURPOSE The Specific Plan is an implementation tool to the General Plan. It is the first step in the eventual procurement of development permits. This section contains the procedures for administration of the provisions contained herein. This section includes a Phasing Plan for the development of the proposed planning areas. Implementation of the plan will be further carried out by a method of site plan. review as outlined in'Section C of this chapter. Other information covered in this chapter pertains to general administration, subdivision, amendment procedures, and the linkage between these elements. B. PHASING PLAN Phasing for Ironwood is expected to occur over approximately twenty years, based on economic and market conditions. The Ironwood Specific Plan will generally be developed in twenty eight phases as indicated on the Land Use Phasing Plan, Exhibit VII -2. In preparing the Phasing Plan for this development, certain assumptions have been made. These include: 1. The rate of demand for this project will grow and remain consistent as calculated, 2. The rate of demand from the region which was used in assessing accumulative impacts on phased infrastructure and services, and relationships of planning system components, will remain consistent and as calculated, 3. The market need for proposed project will remain the same throughout the phasing period. These assumptions made during preparation of the Phasing Plan are necessary to establish the proposed development scenario. However, if any of these assumptions change during the project build -out time, the Phasing Plan and Town monitoring program must be flexible enough to make adjustments corresponding to infrastructure and service requirements. Ironwood Specific Plan VII -1 Phase One . Phase one of the Ironwood Specific Plan comprises the southwestern portion of the plan. It includes the construction of the corporate offices to be located in the office/business (0) planning area. In addition, it will include the southern portion of the industrial (I/OS) planning area and the berms for the hydrology solution. The infrastructure for this phase will include the systematic implementation of water, sewer, and other utilities required to accommodate the individual office buildings, maintenance buildings, and landfill operations in the (0) and (I/OS) planning areas. The private SPRR crossing will be converted to a public crossing. Phase Two Through Phase Twenty Eight Phase two through Twenty eight encompasses the landfill operation, and will complete the industrial (I/OS) planning area. During these phases, the individual landfill cells will be constructed. Phase two will construct the initial cell and grade the land for the second cell. During the third phase, the second cell will be constructed, the third cell will be graded, and the initial cell will be closed and landscaped. This method of only one cell in operation and one future.cell being graded will continue throughout the life of the project. It is the primary intention of the Phasing Plan to relate infrastructure requirements • to proposed development. While a sequence is implied, there is nothing in this plan to preclude a different order of development, or even a different combination of sub -phases, so long as the related infrastructure is adequately in place. The Specific Plan provides for this flexibility because the actual sequence - of development may be affected by numerous unpredictable factors. • Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessary to meet the requirements of the phased build -out of the project. C. DEVELOPMENT PLAN REVIEW PROCEDURES The Specific Plan shall be implemented through a method of site plan review. A site plan (plat, development plan) shall be required for all development within the Specific Plan area, requiring a permit. Review will not be required for interior alterations where there is no square footage increase or use intensification. All proposed projects within the Specific Plan area shall be required to have an approved Development Plan prior to issuance of permits or concurrent. with subdivisions, conditional use permits or any other municipal permit for the property. Conceptual site plans showing primary building location and heights, Ironwood Specific Plan VII -3 • parking layout, ingress/egress and, landscaped area are encouraged to be submitted for preliminary review at any time prior to final site plan submittal. The plan review procedure is necessary for the following reasons: • To ensure consistency with the Specific Plan, the General Land Use Plan and all implementing ordinances, • To promote the highest contemporary standards of site design, • To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan and conform development to the General Plan and implementing ordinances, • To facilitate complete documentation of land use entitlement authorized and conditions pertinent thereto; and • To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. Procedures Development plans and plats, shall be submitted to the ARC and Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment from the Town Manager prior to the final preparation of a site plan. Comments from other departments and service agencies shall be sought by the staff prior to preparing a recommendation on the finalized site plan. Applicants should insure that they have obtained a copy of the design guidelines contained within the Specific Plan. This will assist the developer in achieving consistency with the. Specific Plan and generally facilitates a quality project. Upon determination that the site plan complies with the provisions of the Specific Plan, the review factors described in the design guidelines, input from the ARC and applicable Town Standards the Staff shall prepare a staff report with recommendations which shall be submitted along with the site plan to the Planning Commission at the earliest possible regular meeting to approve, conditionally approve, or if not consistent with the Specific Plan, modify or deny the proposal. Revisions Minor revisions or reasonable extensions, other than those applied as a condition of approval, shall be submitted for review and approval administratively by the Town Manager. Significant changes, additions or omissions shall be submitted Ironwood Specific Plan VII -4 for review and approval by the Planning Commission. Mandatory Findings for Approval of a Site Plan The Planning Commission shall make the following written findings before approving or conditionally approving a Site Plan. 1. The proposed project is compatible with other projects within the Specific Plan area. 2. The proposed project will not have an adverse impact on the health, safety, interest, convenience or general welfare of the general public. . 3. The site plan is compatible with the regulations and design guidelines of the Ironwood Specific Plan and the site plan conforms to the General Plan and implementing ordinances. D. - GENERAL ADMINISTRATION 1. The Ironwood Specific Plan shall be administered and enforced by the • Town of Marana in accordance with the provisions found within the Ironwood Specific Plan and the Town of Marana Development Code at the time of development. 2. All construction within the Specific Plan area shall comply with applicable provisions of the Marana Building Code, the various related mechanical, electrical, plumbing and grading ordinances, and other applicable codes and policies of the Town of Marana or any other codes and ordinances as applicable including Town of Marana lighting and signage codes. 3. In areas not specifically addressed by adopted codes, the Specific Plan shall supplement the Town of Marana Development Code and shall be used as the basis for review by the Town of Marana. The following amendments to the Specific Plan may be made administratively by the Town Manager and shall not require any further legislative approvals from the Town Council: • The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines. Ironwood Specific Plan VII_5 • • Adjustments to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts of the Specific Plan. • The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. E. GENERAL IMPLEMENTATION The Town of Marana will be responsible for the general administration of the Ironwood Specific Plan. The Master Developer and individual builders shall coordinate their efforts with the Town of Marana for the general administration and implementation of the Ironwood Plan. The Master Developer shall be responsible for engineering and implementation of the spine infrastructure systems. Responsibilities which this Plan assigns to individual developers/builders will be passed on to those individuals/organizations with binding provisions in sales or contract. The spine infrastructure systems include retention/detention basins, drainage conveyance, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. F. AMENDMENT PROCEDURES In accordance with the Arizona Revised Statutes, Code Section 11-825, Specific Plans shall be prepared, adopted and amended in the same manner as general plans, except ,that Specific Plans may be adopted by resolution or by ordinance. This plan is adopted by ordinance and may be amended as necessary, in the same manner it was adopted, by ordinance. G. MONITORING PROGRAM There will be a Specific Plan Monitoring Program to assure that development is progressing as indicated within this Specific Plan. The monitoring program for this Specific Plan will serve two functions. The primary function is to establish a system to monitor the phasing of development and the implementation of corresponding required infrastructure. This information can then be compared with development that is occurring on a regional scale. The secondary function of the monitoring program is to establish a system whereby periodic review of compliance with local state and, federal regulations within the project planning areas may be accomplished and documented. The monitoring program effectively Ironwood Specific Plan VII -6 • establishes an accounting system to insure that all changes, upon approval, are properly recorded at the scale of the total project. Project monitoring deals with phasing of development and the implementation of corresponding required infrastructure. This program will ensure that the required infrastructure is in place at the completion of each phase. The phasing plan is responsive to the needed facilities and services for each level of development. In order to accommodate possible changes and to insure conformance with the adopted Specific Plan, the following provisions shall guide and govern incremental allocation and provision of development within the project area. 1. A development plan shall be submitted to the Town for review and approval by the Zoning Administrator and the Town Council prior to development occurring in any development area. Such plans shall be consistent with this Specific Plan. 2. All drafts of such plans and the final approved version shall be identified by a revision date located in the official Town file on this Specific Plan. 3. The Town shall cause to be established and maintained an official project file "Ironwood Specific Plan", which contains an original and certified copy of every revision to the Specific Plan. Ironwood Specific Plan I VII -7 0 VIII. APPENDICES Ironwood Speck Plan VIII- I • f, APPENDIX A LEGAL DESCRIPTION AND BOUNDARY MAP Ironwood Specific Plan VIII -2 • 0 Ironwood Specific Plan APPENDIX B ARIZONA GAME AND FISH LETTER VIII -4 0 Ironwood Specific Plan APPENDIX C GEOTECHNICAL EXPLORATION REPORT VIII -6 APPENDIX C 1.0 INTRODUCTION .This report presents the results of the subsurface soil exploration we conducted at the site of the proposed Solid Waste Landfill site, located in the northeast quadrant of Moore Road and Interstate 10 in Marana, Pima County, Arizona (see Figure 1 - Vicinity Map). A Vicinity Map, Boring Location Diagram, Soil Test Borings Records, laboratory test results and photographs of the site are presented in the Appendix. 1.1 PURPOSE AND SCOPE The purpose of this exploration was to obtain general surface and subsurface information from the site. To accomplish this purpose, our scope of services included: • A review of the project information provided to us, • .• A site reconnaissance to observe and photograph surface conditions, • Exploring subsurface conditions by means of five .(5) soil test borings, • Limited laboratory testing of selected samples obtained from the borings to evaluate physical characteristics of the soils, • Limited study of regional and site specific geology with emphasis on seismicity and land subsidence, and estimation of the presence of suitable clay materials for compacted soil liner construction, and • Preparing this report summarizing the .results of our field reconnaissance, exploration, and laboratory testing. The assessment of general site environmental conditions or.the presence of pollutants in the soil, rock and ground water of the site was beyond the scope of this exploration. Ironwood Specific Plan VIII -7 1.2 PROJECT INFORMATION We received project information from Mr. Doug Sawyer through the request for proposal letter, our telephone conversations, and meetings on November. 9 and 19, 1990. Based on the information provided, we understand that approximately 479 acres of land located in the northeast quadrant of Moore Road and Interstate 10 in Marana, Arizona is under consideration by Waste Management of North America to construct a solid waste landfill. The site is within the southwest 3/4 of Section 25, Township 11 South and Range 11 East of Salt and Gila River Base and Meridian, in Pima County, Arizona. Waste Management of North America (WMNA) is considering acquiring this site to develop a municipal solid waste landfill.- The landfill bottom.is,planned to be excavated to an approximate depth of 50 feet. The proposed landfill liner -will possibly consist of a compacted fine-grained soil liner overlain by a synthetic high density polyethylene liner. The clay liner will work as .a secondary liner and also will provide a suitable subgrade,for the primary high density polyethylene liner. The thickness of these liners, as well as the final design of the • landfill, has not been completed. • The proposed landfill may also utilize ancillary features such as cell berms, screening berms, leachate collection systems, and administrative facilities. 2.0 FIELD PROCEDURES AND LABORATORY TESTING 2.1 FIELD PROCEDURES Subsurface conditions were explored on December.5, 1990 with five borings drilled using a truck -mounted ,CME -75 drill rig. The approximate locations of the borings are shown on the Boring Location Diagram in the Appendix. The borings were drilled to depths ranging from 35 to 50 feet below the existing site grade. The borings were located in the field by Law Engineering personnel by taping distances and estimating right angles from existing site features. These locations should be considered accurate only to the degree implied by the methods used. Ironwood Specific Plan VIII -8 An engineer was on site to monitor the drilling operations and determine sampling intervals. At desired sample depths, a 3.0 - inch ring sampler or a 1-3/4 inch ID split -spoon sampler was lowered to the bottom of the boring and was driven into the soil to recover representative samples. Bulk samples were also collected. A general description of the field exploration is given in the Key to Test Boring Records shown in the Appendix. The soils were visually classified in the field by the engineer in general accordance with the Unified Soil Classification System (USCS). Representative soil samples were sealed in plastic containers and transported to our laboratory for testing. Subsurface soils encountered in the test borings are described on the Test Boring Records in the Appendix. 2.2 LABORATORY TESTING. Laboratory tests were performed on selected samples to classify • the soils, to determine field density and moisture content, and to evaluate compaction and hydraulic, conductivity characteristics. Laboratory tests included particle grain -size determinations, Atterberg Limits, in-situ moisture content and density, hydraulic conductivity and standard Proctor compaction tests (ASTM D 698).. The tests were performed in general accordance with applicable ASTM standards except for the hydraulic conductivity tests. The hydraulic conductivity tests were performed with flexible wall permeameters and the procedure followed that of the test protocol described in Chemical Waste Management's Soil Liner Quality Assurance Manual prepared in 1986. C� J In total, four standard Proctor compaction tests were performed. Three of these tests were performed on samples retrieved from Borings B-2, B-4 and B-5. The remaining compaction test was performed on a composite sample prepared by mixing approximately equal proportions of soils from Borings B-2, B-4 and B-5. Thirteen (13) Atterberg Limits tests were performed on air-dried samples, eight (8) Grain Size Analysis,(ASTM D 422) including hydrometer tests on four (4) of the samples and four (4) remolded flexible wall permeability tests were also performed. Test results are presented in tabular, and graphic form in the Appendix. Ironwood Specific Plan VIII -9 3.0 SITE CONDITIONS 3.1 SURFACE CONDITIONS Surface conditions were observed on two occasions by a registered professional engineer from our office. The engineer was at the project site on December 4, 1990 to locate the underground utilities within the project area and also to assess the site accessibility for a drill rig. On December 5, 1990, the engineer was on the site to observe and document the site surface features and to monitor the drilling operation. On both occasions, the engineer observed, documented and photographed the site conditions. At the time of our site visits, it was observed that the southwestern half of the site was being used as agricultural land and.contained lettuce, mustard, and cotton crops. The other half of the site was observed to be undeveloped native desert land being used as a horse ranch. A brief description of each portion of the site is presented below. For clarity, the description of agricultural and ranch portions of the site are provided in • separate paragraphs. The agricultural portion of the land contained field irrigation canals on the south, east and west sides. The irrigation canal on the east side was lined with concrete. The other canals were clay -lined. The agricultural portion sloped gently to the northeast and north. one irrigation well was observed at the southeast corner of this portion. At the southeast corner of the agricultural land and approximately 100 feet east of the drilled well, an abandoned and dried well (estimated to be more than 100 feet deep), one concrete slab -on -grade, a few empty and partially filled plastic herbicide and pesticide containers, an abandoned water truck, an abandoned disc plow were observed. At the northwest portion of the agricultural land, a depression approxim'ately 40 feet wide and 200 feet long, containing excess irrigation water was observed. Dense growth of phreatophytes were observed in this depression. North of this depression and outside the agricultural land, a stock pond was observed which may have received excess irrigation water as well. The western and southern bank of this stock pond contained medium growth of phreatophytes. The agricultural portion was fenced with barbed wire. At the time of our field exploration, the agricultural portion was observed to be irrigated and was wet and muddy in most places. • Ironwood Specific Plan VIII -10 I� • The remaining portion of the land north and east of the crop land is also fenced by barbed wire. The Central Arizona Project Canal (CAP) runs northwest -southeast and forms the northern and eastern boundary of the ranch. This portion is native desert land with moderate to dense growth of desert plants such as mesquite, palo verde, cacti, and native grasses. This portion of land.gently slopes to the southwest along the northern boundary and to the northwest along the eastern boundary. The eastern and southeastern portion of the project site contained dense to very dense tall grass (Johnson grass type) as well as moderate growth of mesquite, palo verde and other native plants. The southeastern portion was inaccessible to vehicles due to the growth of grass, plants, mounds of loose soils, and several drainage swales. At the extreme northern perimeter of the site, a small trash mound containing abandoned household and farm waste was noted. Along the northern portion of the site, two to three northwest - southeast running man-made drainage features were observed. These drainage features intercept the southwest flowing runoff from the north and apparently drain to a depressed area located almost.at the center of the site and at the northeast corner of the agricultural land. The agricultural land was observed to be several.feet higher than other portions at the southern and eastern ends of the -site. SThe CAP canal was observed to contain three concrete pipe culverts at two locations to drain the southwestern pediment surface of the Tortolita Mountain. These culverts are located at the northeastern and southeastern corner of the site. Numerous drainage swales of varying,sizes were observed to.dissect the site. These swales were mostly southwest -west flowing. The overall site drainage was to the northwest. The bottoms of the drainage swales contained dense growths of 10 to 15 foot high palo verde trees and was observed'to form an almost impassable barrier to the drill rig and other vehicles. In places, we also observed mounds of loose soil barriers to vehicular traffic. i 3.2 SUBSURFACE CONDITIONS Subsurface conditions were explored on December 5, 1990 with 5 soil test borings excavated using a CME -75 drill rig. The boring locations were selected based on the proposed boring locations outlined in the request for proposal letter,. and the accessibility in the field. The boring depths ranged between 35 and 50 feet below the ground surface and the borings were terminated on dense sand -gravel -cobbles. The details of the subsurface conditions encountered in our borings are described in the Test Boring Records appended to this report. Ironwood Specific Plan VIII -11 As presented in the Test Boring Records, the near surface soils extending to. depths of 10 to 23 feet in Borings B-1 and B-3 were classified as brown sandy silt (ML). The top 5 feet in Boring B- 31, however, was brown silty sand (SM).. Brown silty clay was encountered below the sandy silt in Borings B-1 and B-3 and extended to depths of 20 and 28 feet, respectively. These clays were encountered at the surface and extended to depths of 13 and 15 feet in Borings B-2, B-4 and B-5. In Borings B-1, B-4 and B- 5, the brown silty clay layer was followed by 4,, 7, and 5 foot thick layers of brown sand (SP). A layer of dense, brown sand, gravel and cobbles (SGC) was encountered in all borings below the sand layer in Borings B-1, B-4 and B-5, and below the silty clay layer in Borings B-2 and B- 3. The SGC layer extended to the depth of termination. A ground water table or free water surface was not encountered in any of the borings. 4.0 GEOLOGY, SEISMICITY AND LAND SUBSIDENCE • 4.1 GENERAL 0 We have performed a review on published literature, scientific articles, data and maps on the geology, seismicity and land subsidence related to the ground water depletion at the site. In the following paragraphs, the review of our brief research are presented. 4.2 REGIONAL GEOLOGY The site straddles the northern portion of the Tucson Basin and the northeastern portion of Avra Valley in the Sonoran Desert section of the Basin and Range Physiographic Province of the Western United States. Typically, the valleys in this province are broad and extensive and separated by north-northwest trending high but narrow mountain ranges. The valleys and basins are created by a tectonic process known as "horst block faulting" in which the mountains are pushed up while the other portion is down -dropped. The basins and,mountains of the Basin and Range Province was created 15 to 17 million years ago during the late Miocene era. Ironwood Specific Plan VIII -12 The mountains have been subjected to erosion and the eroded materials have been deposited in the 'down -dropped basin portions as basin fill. The valleys or basins are mostly dissected by ephemeral as well as perennial desert streams. The candidate site has also been dissected by the Santa Cruz River, an ephemeral stream draining the area to the gila River System. A perennial stream is not present in this area. The topography of the area is characterized by gently sloping valleys with a general slope,to the northwest. The project site is bounded by Tortolita Mountain on the northeast, Tucson Mountain on the south and Silver Bell Mountain on the'west. These mountains bordering'the project site consist of: (a) Precambrian gneiss, (b) Precambrian to Tertiary granitoid rocks in the Tortolita and Silver Bell Mountains, (c) Tertiary to Quaternary basalt and other volcanic rock in the Tucson and Silver Bell Mountains, and (d) Undivided Cretaceous sedimentary rocks with volcanics • in the Tucson and SilverrBell Mountains. The valley fill in the project site is young alluvium deposited within the Holocene to late Pleistocene eras and the pediment surface alluvium`(on the northeast section of the project location) has been deposited during the Holocene and middle Pleistocene eras. The pediment surface alluvium has been transported by the dissecting washes that drain the southwestern slope of the Tortolita Mountain and may also have been deposited as an alluvial fan. The remainder of the sediment has been transported by the Ancestral Santa Cruz River and deposited as terrace deposits or as flood plains. • 4.3 FAULTING A brief study of published literature on Quaternary and neotectonic faults indicates there are about 400. These faults' probability ratings of triggering earthquakes range from "proven" to "suspected and very possible". All of these faults are normal, high -angle and mostly dip -slip. Their orientation also matches with those of the Basin and.Range deformation pattern; mostly north-northwest and northeast. Most of these faults are related to the tectonic disturbance during the last 10 to 15 million years when the Basin and Range was created. Ironwood Specific Plan VIII -13 Twelve areas of concentration of these neotectonic faults have been discerned by the state agencies and geologists and these areas are scattered all around the state. However, the greatest concentration of neotectonic faults are located in the northwest portion of the state and.extend to the central region. This zone, locally known as the Wasatch -Jerome Structural System, contains the longest and most recent faults (Hurricane Fault, Grand Kash Fault, Torroweap Fault, Aubrey Fault, Big -Chino Fault, and the Verde Fault). The system.may also be related to the intermountain seismic belt. The other high concentrations of faults are located in the extreme southeastern and southwestern portion of the state. The following table provides a list of Quaternary Faults located within 200 miles of the project site. Table 1 List of Quaternary Faults • Located Within 200 Miles of Marana • Estimated Possible Magnitude Distance Fault of Possible Fault from Marana Length Earthquake Name (mile) (mile) (Richter Scale) Big Chino 200 30 7.0 Algondones 190 8 6.0 Coronado 100 9 6.5 Carefree 100 7 5.0 Chiricahua 125 12 6.5 Pitayacachi 160 45 7.5 Rimrock 130 25 7.0 Santa Rita 50 30 7.0 Safford 85 18 7.0 Sand Tank 90 3 5.8 Sugar Loaf 90 4 5.8 Swisshelm 110 .6 6.0 Tonto Basin 120 20 7.0 Verde 160 45 7.0 Ironwood Specific Plan VIII -14 • The distance of faults from Marana sites are estimated from Marana to the approximate mid -point of the faults. The magnitude of earthquakes that can be triggered by these faults are based on empirical relationships developed by different seismologists based on fault length, and fault scarp height as well as soil/rock formation type. The recurrence interval ranges from 500 to 100,000 years. A map showing the locations of these and other faults and titled as "Late Pliocene - Quaternary (Post 4 m -y.) Faults, Folds, and Volcanic Rocks in Arizona" prepared by Scarborough et al and published by the Arizona Bureau of Geology is attached at the end of the report.' 4.4 SEISMICITY An historical epicenter map of earthquakes that occurred in Arizona and its outskirts between 1850 and 1976 is appended. This map was prepared by J.S. Sumner and published by the Arizona Bureau of Geology and Mineral Technology. This map and a brief study of earthquake records -available in the state earthquake repository -indicate that no epicenters of earthquakes of 6.0 or greater magnitude (Richter Scale) have been recorded in Arizona in historical time. Six earthquakes having a magnitude of 5.0 (Richter Scale) have been recorded. One of them is within 100 • miles from the subject site. The remaining five occurred more than 100 miles from Marana. • In the southeastern and southwestern corner of the state of Arizona, several earthquakes with magnitudes greater than 6.0 and three earthquakes with magnitudes greater than 7.0 have been recorded. The largest of the earthquakes that are known to have caused extensive damage in south central Arizona occurred in 1887, at Sonora, Mexico, and estimated to have had a magnitude of 7.4 or greater. The historical data collected and recorded in the repository of the state regarding the 1887 Sonoran earthquake reveals that the subject site might have felt an earthquake intensity of VII (Modified Mercelli Scale) and caused rock fall damages to ancient structures within this area. The tectonic relationship of this epicenter to the tectonic features in Arizona is not clear at this time. It is definitely not related to the plate boundary marked by the San Andreas and also "do not seem to be a part of intermountain seismic belt". Earthquakes of magnitude 7.0 or greater have been reported to have occurred in Southern California associated with the San Andreas Fault, but no damage has been recorded in south-central Arizona due to these earthquakes. Ironwood Specific Plan VIII -15 Except for these rare events on the outskirts of the state, the seismicity of the project site may be designated as low and minor. An evaluation of the geologic and seismic conditions as presented above indicate that the proposed landfill site at Marana is located in an area of low seismicity. It is our opinion that the earthquake events discussed in the preceding paragraphs would not produce ground accelerations at the site greater than 0.08g. However, to include any adverse combination of earthquake generated wave motion and simultaneous movement of all segments of landfill slopes and due to the usage and type of the development as well as risk involved, we recommend that the landfill slope should be designed for a maximum ground acceleration of 0.1og. Based on the material type encountered within the depths of exploration, the anticipated maximum ground acceleration, stable geology, the depth of the ground water table, and our experience with similar situations, it is our opinion that the Marana site • is not at risk from liquefaction of subsurface soils. 4.5 SUBSIDENCE Land subsidence.and associated earth fissures which have been caused by ground water depletion has been observed to be widespread in central and southern Arizona. The ground water decline began at the turn of the century and increased dramatically with the mechanization of agriculture. In and around the project site, a ground water level decline of about 100 feet has been reported with an average land subsidence of about one (1) foot. In the Tucson Basin, which is southeast of the project site, a subsidence of 0.4 feet has been recorded e for a ground water table decline of more than 100 feet. It appears that if the ground water withdrawals continue at the present rate, the land subsidence will continue and the Avra Valley and the Middle Santa Cruz basin will be affected. However, with rapid urbanization coupled with conjunctive use of surface and ground water, the rate of ground water decline and associated subsidence may decrease. • Ironwood Specific Plan VIII -16 Earth fissures associated with land subsidence is known to have occurred in central and southern Arizona. In the Eloy area, approximately 25 to 30 miles northwest of the project site, extensive earth fissuring has been reported. Approximately 5 miles northwest of the project site, east of Interstate 10, one earth fissure has been identified. The detailed observation of fissures in this area indicate that earth fissures occurred at places in the basin near the mountain fronts where bedrock is 150 to 500 feet below the surface and where the water table has been depleted by more than.300 feet. Many fissures occurred where there was a ground water decline causing differential consolidation of sediments over a convex bedrock surface such as a buried knoll, ridge or erosional or fault scarp. A map showing the land subsidence, earth fissures and ground .water decline in southern Arizona, prepared by the Arizona Bureau of Geology and Mineral Technology, is presented in the Appendix. To predict the possibility of earth fissures due to ground water withdrawal, the hydrogeological and aquifer characteristics of • the subsurface sediment of the project site would be required. The present scope of work did not include performing such analyses. If it is required, we would be able to perform these services. Cl 5.0 CONCLUSIONS AND RECOMMENDATIONS 5.1 GENERAL Our subsurface exploration, laboratory testing, a brief literature review regarding the area geology, seismicity and land subsidence indicate that a municipal solid waste landfill can be designed for this site. The upper clay soil which was encountered within a depth of 0 to 20 feet below the existing grade can be used as a secondary clay liner for the landfill cell. It is our estimate, based on our interpretation of the subsurface conditions encountered in our borings, that approximately two million cubic yards of suitable fine grained (clay soil) materials would be available for stockpiling as a clay liner material. Ironwood Specific Plan VIII -17 • • The upper fine-grained soils encountered in our exploration, exhibited low in-situ densities. Based on our knowledge of the soil in this area (in particular low density soils within the flood plain), and on published literature, it is our opinion that if ancillary structures (such as administrative facilities, fluid and water tanks) are to be built on this site,. additional site specific soil explorations will be required to discern the Possible presence of.collapsible soils. Ironwood Specific Plan VIII -18 0 �L 5.2 SITE PREPARATION AND ENGINEERED FILL Site preparation and engineered fill placement should be accomplished as follows: 1. Initial site preparation should begin with clearing, grubbing and removal of all vegetation, concrete lined irrigation canals, and other deleterious materials that may be encountered. Based on our previous experience with similar projects in similar locations, it is our opinion that initial site preparation within the agricultural area will be minimal and may be limited to removal of crops, canals and related fill. The areas outside the agricultural portion will require removal of relatively large numbers of trees and plants. 2. The loose soils from the fills related to canals, stock ponds, and soils associated with the removal of trees and plants may be stockpiled for use as fill in • landscaping areas. If these materials are tested and determined to be.suitable, these can be used as random fill in perimeter berm, cell separation berms and as daily cover. 0 3. Excavations within the project site can be accomplished using conventional construction equipment. The hydrostatic ground water table is also reported to be well below the proposed cut depth. 4. we understan�? that the landfill cells will have cut slope of 3 horizontal to 1 vertical. However, if phased construction of the cells are sequenced, some portions (such as along the cell separation berm) may require steeper slopes. Such slopes should be maintained at 2 horizontal to 1 vertical,up to a depth of 20 feet. If more than a 20 -foot depth is required, we recommend that either slopes be flattened or a bench be constructed at mid -height of the slope. Ironwood Specific Plan J VIII -19 • Utility trenches may require vertical or near vertical cuts. Such slopes should be protected with shoring in accordance to the Operational Safety and Health Administration (OSHA) guidelines. 5. Fill required to establish final grades should be placed in 8 -inch loose lifts and compacted to the desired densities. All random fill required in perimeter berms, drainage channels, ancillary facilities, roadways and cell separation berms should be compacted to at least 95 percent of the soils maximum dry density as determined by the standard Proctor test (ASTM D 698). Moisture contents should be maintained within two (2) percent of optimum moisture. 6. The compacted soil liner should be constructed with the on-site clayey soils. Suitable materials were encountered on the site within depths ranging from 0 to 20 feet below site grade. The materials determined as suitable for compacted soil liner should be placed in loose horizontal lifts not exceeding.8-inches in thickness and should be compacted to 95 percent of the maximum dry density as determined by the standard A Proctor tests (ASTM D 698). The materials should be compacted at or above optimum moisture content. Placement and compaction of clayey soils in the sloping portion of the landfill cell may cause some delays and even difficulties. Especially the presence of dense sand, gravel and cobbles (SGC) below a depth of about 20 feet may cause sloughing. Before placing the clay liner, the sloping portion containing SGC may have to be stabilized by gunite or other means. We recommend that a pre -construction meeting ,be held between the owner, design team, contractor, and the geotechnical engineer. 6.0 QUALITY CONTROL MEASURES l.. We recommend that all phases of the site preparation, excavation and construction described above should be conducted under the observation of a qualified geotechnical engineer or his representative. Ironwood Specific Plan VIII -20 2. During excavation, on-site clayey soils (CL) encountered in the site should be stockpiled and monitored by a qualified geotechnical engineer or his representative. 7.0 BASIS FOR RECOMMENDATION The recommendations provided in this report are based on our understanding of the project information and on 'our interpretation of the data collected during the subsurface exploration. We have made our recommendations based on our experience with similar subsurface conditions for similar projects. These recommendations apply to the specific project details discussed in this report; therefore, any changes in the project design, or site grades should be provided to us so that we may review our conclusions and recommendations and make any • necessary modifications. Regardless of the thoroughness of the geotechnical exploration, there is always a possibility that conditions between borings will.be different from those at the boring locations, that conditions are not as anticipated by the designers, or that the construction process has altered soil conditions. Therefore, experienced geotechnical personnel should monitor the earthwork construction to confirm that the conditions anticipated in the design actually exist. Ironwood Specific Plan VIII -21 •, i i Ironwood Specific Plan APPENDIX D ARIZONA STATE MUSEUM LETTER VIII -22 0 - C� APPENDIX E PIMA COUNTY WASTEWATER CAPACITY LETTER Ironwood Specific Plan VIII -24 • 0 Ironwood Specific Plan APPENDIX F RECOMMENDED PLANT PALETTE VIII -26 RECOMMENDED PLANT PALETTE TREES Canony, and Street Trees Pecan Carya illinoinensis, many cvs. Blue Palo Verde Cercidium floridum Arizona Ash Fraxinus velutina Thornless Honeylocust Gleditsia triancanthos Ironwood Olneya tesota Pine sp. Pinus sp. Pistache Pistacia atlantica Mesquite Prosopis sp. Heritage Oak Quercus virginiana `Heritage' African Sumac Rhus lancea Parking Areas Trees Blue Palo Verde Cercidium floridum Silver Dollar Gum Eucalyptus polyanthemos • Mexican Palo Verde Parkinsonia aculeata Chilean Mesquite Prosopis chilensis Pine sp. Pinus sp. 0 Accent Trees Acacia sp. Acacia sp. Blue Palo Verde Cercidium floridum Desert Willow Chilopsis linearis Oleander Tree Nerium oleander (standard) Pine sp. Pinus eldarica Texas Ebony Pithecellobium flexicaule Willow Pittosporum Pittosporum phillyraeoides Palm sp. Washingtonia sp. & Phoenix sp. SHRUBS General Shrubs Catclaw Acacia Acacia greggii Saltbush Atriplex sp. Ironwood Specific Plan VHIV I.27 • Red Bird of Paradise Yellow Caesalpinia pulcherrima Bird of Paradise Caesalpinia gilliesii Fairy Duster Calliandra eriophylla Feathery Cassia Cassia artemisiodes Silvery Cassia Cassia phyllodinea Shrubby Senna Cassia wislizenii Desert Hackberry Celtis pallida Bush Dalea Dalea pulcherima Hopbush Dodonaea viscosa Brittlebush Encelia farinosa Mexican Honeysuckle Justicia ghiesbreghtiana Bush Lantana Lantana camara Creosote Larrea tridentata Texas Ranger Leucophyllum frutescens Wolfberry Lycium berlanderi Oleander Nerium oleander Tobira Pittosporum tobira sp. Autumn Sage Salvia greggii Jojoba Simmondsia chinesis Texas Mountain Laurel Sophora secundiflora Arizona Rosewood Vauquelinia californica • Accent Shrubs Saguaro Carnegiea gigantea Desert Spoon Dasylirion . wheeleri Ocotillo Fouquieria splendens Red Aloe. Hesperaloe parviflora Cholla Varieties Opuntia sp. Prickly Pear Opuntia sp. Soaptree Yucca elata Spanish Bayonet Yucca aloifolia Yucca Yucca species • GROUNDCOVERS Sand Verbena Abronia_ villosa Trailing Acacia Acacia redolens Dwarf Coyote Bush Baccharis pilularis Desert Marigold Baileya multiradiata Indigo Bush Dalea greggii Trailing Lantana Lantana montevidensis Myoporum Myoporum parvifolia Ironwood Specific Plan VIII -28 • Mexican Primrose Baja Primrose Verbena Desert Zinnia VINES Queen's Wreath Creeping Fig Cat Claw RIPARIAN PLANTS Trailing Acacia Desert Willow Trailing Indigo Bush_ Hopbush Texas Ranger Mesquite Texas Mountain Laurel • OASIS PLANTS Annual Flowers Mediterranean Fan Palm Citrus Bermuda Grass Pineapple Guava Carolina Jasmine Primrose Jasmine Crape Myrtle Bush Lantana Arizona Sycamore Pomegranate Indian Hawthorne Asian Jasmine Star Jasmine Vinca r Ironwood Specific Plan Oenothera berlandieri Oenothera drumniondi Verbena gooddingii Zinnia pumila Ir Antigonon leptopus Ficus pumila Macfadyena unguis-cati Acacia redolens Chilopsis linearis Dalea greggii Dodonaea viscosa Leucophylhim frutescens sp. Prosopis sp. Sophora secundiflora Varies Chamaerops humilis Citrus sp. Cynodon dactylon Feijoa sellowiana Gelsemium senrpervirens Jasminum mesnyi Lagerstroemia indica Lantana camara Platanus wrightii Punica granatum Raphiolepis indica Trachelospernzum asiaticum Trachelospernutm jasminoides Vinca major VIII -29 a 0 0 r Ironwood Specific Plan APPENDIX G WATER AVAILABILITY LETTER VIII -30 • 0 Ironwood Specific Plan APPENDIX H DRAINAGE BASIN MAP VIII -32 S-/¢-9/ D. DEVELOPMENT STANDARDS ............................. 5 E. UTILITY DEVELOPMENT STANDARDS ...................... 11 VI. DESIGN GUIDELINE ................... ............:. 1 A....... A. INTRODUCTION AND PURPOSE ........................... 1 B. OFFICE/BUSINESS AND INDUSTRIAL DESIGN GUIDELINES ...... 1 C. LANDSCAPE ARCHITECTURE ............................. 8 D. DESIGN REVIEW............. ........... 11 E. CONSTRUCTION REGULATIONS ........................... 14 VII. SPECIFIC PLAN IMPLEMENTATION .............................. 1 A. PURPOSE .............................................. 1 B. PHASING PLAN ......................................... 1 C. DEVELOPMENT PLAN REVIEW PROCEDURES ................ 3 D. GENERAL ADMINISTRATION ............................. 5 E. GENERAL IMPLEMENTATION ............................. 6 F. AMENDMENT PROCEDURES .............................. 6 G. MONITORING PROGRAM ................................. 6 VIII. APPENDICES 1 ,A. ............................................... LEGAL DESCRIPTION AND BOUNDARY MAP .................. 3 B. ARIZONA GAME AND FISH LETTER ........................ 5 • C. GEOTECHNICAL EXPLORATION REPORT .................... 7 D. ARIZONA STATE MUSEUM LETTER ........................ 23 E. PIMA COUNTY WASTEWATER CAPACITY LETTER ............. 25 F. RECOMMENDED PLANT PALETTE ......................... 27 G. WATER AVAILABILITY LETTER ........................... 31 Ironwood Specific Plan it �pl�C2 4J� TABLE IV -A . LAND USE ACREAGE ALLOCATION LAND USE ACRES Office/Business Park (0) 36.5 Industrial (I/OS) 308.0 Open Space/Drainageways (B/OS/D) 56.6 Future Rights -of -Way 8.3 Perimeter Open Space A 150' perimeter open space buffer will be provided beyond the south and western boundaries of the specific site. The buffer areas will remain in the same ownership as the specific plan area, but will retain the current zone "E" classification and are not part of the specific plan. • The perimeter open space buffer will function as a supplement to the specific plan retention and visual buffer concepts. The buffer will be linked to the specific plan area by providing additional landscaping to enhance the visual image from adjacent properties to the south and west. A total of 34.5 acres of land will be devoted to the perimeter open space buffer. By remaining in the current zone "E", it is assured that the landfill operations will not intrude into this portion of the landscape buffer area. Deviation from this will require approval from the Town of Marana for a significant change of land use, as outlined in 05.03.01. of the Marana Development Code. D. CIRCULATION . The Circulation Plan supports the land use plan by establishing the general/conceptual layout for future primary arterials. Due to the nature of this Specific Plan, there will not be a need for secondary public circulation. (See Exhibits IV -7 & IV -8: Site Circulation Plan, PhaseI and Phase II). All on-site streets, other than the future public arterials, will be private and will primarily be comprised of service roads and minor circulation drives. The proposed circulation plan provides easy Interstate access for Ironwood employees and customers. Ironwood Specific Plan IV -6 • approximately 5:00 a.m. and 3:00 p.m. respectively and coincide with the departure and arrival of the land -fill's service vehicles. Due to the extremely low volume of traffic generated by the proposed use as well as the timing associated with the majority of its trips, the development of the Plan Site as intended will have no significant impacts on the existing traffic and circulation systems. E. TOPOGRAPHY The existing topography of the site is relatively flat with a gentle slope from the northeast to the southwest. The proposed development will alter the existing topography with the excavation of the landfill cells. The landscaped berms placed around the cells will buffer the view of the excavation from adjacent property. Due to the relatively small proportion and isolated occurrence of those areas in excess of 15 percent, development will utilize these slopes. Use of these areas is necessary in order to provide a well planned, efficient site layout of the components of the proposed development. The slopes in excess of 15 percent will be cut from natural grade and will result in cuts of 10 feet maximum. The resulting material will be used to prepare building sites, pads and landscape berms for the development. F. HYDROLOGY Response to Existing Conditions Existing discharges enter the Plan Area at three distinct points.. As discussed earlier, the hydrologic conditions of the Plan Area have been greatly disturbed by the construction of the Central Arizona Project Canal and associated levee. Stormwater run-off, which in the past had been conveyed across the Plan Area from the east by way of sheet flow, has now been detained and released in two specific points (the CAP overchutes). These concentrated flows will be captured and conveyed across the Plan Area by a series of channels and detention basins designed to convey the flow across the property in a manner that is consistent with its present flow characteristics. (See Exhibit IV -16: Proposed Hydrology Plan). The channels and detention basins will remain in private ownership, and will be maintained by the owner. The owner will grant an access easement to the Town of Marana for routine inspections. Ironwood Specific Plan IV -13 y p Ia,. n: -mor. Io10,wsa.saoa; I i I x I ,r..ar c—s'e N S6MA[ MS I est � CK a -moxa q„m-ame•ame D ' HOZ tip o y u awe o A AAA U) o m y � o U1 A9M9\RCE9930ASN1fT4.C'M9 11-9-94 NTC m 0r. p ' 0 . p�• r p; /1`� o /;• of -Raty 1` — :;���,�.,. res;>��•: .,��:�:. t;\.: Oa olir /91- "j- 0^ u °- 44 �Ic a 1= r m ca m ca m -I .0 , .• LEGEND SITE OPPORTUNITIES & CONSTRAINTS THE PLANNING CENTER 950N. FINANCECENTER DRIVE. SUITE 2:0 TUCSON, AZ 85710 (602) 623-6146 V Marana Town Limits Flood Prone Lands (FEMA) 1/2 Mile Setbacks from Floodways with over. 25,000 cfs flow (Santa Cruz Rivei) Areas where Indusrial and 10,000 Foot Radius J Central Arizona Project Canal around Airstrips State Trust Lands. SITE OPPORTUNITIES & CONSTRAINTS THE PLANNING CENTER 950N. FINANCECENTER DRIVE. SUITE 2:0 TUCSON, AZ 85710 (602) 623-6146 V Flood Prone Lands (FEMA) Marana General Plan Areas where Indusrial and Commercial Uses are not allowed. J Central Arizona Project Canal SITE OPPORTUNITIES & CONSTRAINTS THE PLANNING CENTER 950N. FINANCECENTER DRIVE. SUITE 2:0 TUCSON, AZ 85710 (602) 623-6146 V 0 .7 - • VICINITY. REGIONAL REGIONAL/ VICINITY MAP - THE PLANNING �V CENTER 950N. FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ, 85710 (602) 623-6146 11-2 r/ fzr47 3 y,� .7 40i a I - "in — - Via 471e mn 4'.r Ll M41 I Al LJ UV 7 fit; 'A % f Aj w 0 a a Ironwood Specific Plan Site THE PLANNING �V CENTER 950N. FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ 85710 (602) 623-6146 0 1500 3000 4500 FT. III -3 Rancho Marana Specific Plan 1111111 , Manana Town Limits Abandoned Dwelling Existing Zoning Existing Well Site THE PLANNING �V CENTER 950N. FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ 85710 (602) 623-6146 0 1500 3000 4500 FT. 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Ab " T 0 CD x 0 CD M 0 a ■ I N 8 -110 C- N - om Zy DC NZ m2 Q1 m o rn N, N C W � �m A O Qf tD rnr-= MzZZDM 0 D I w CD a ,J om- z G) 22 z m O v D -n m F) CDQ D r m m 0 W M 0 C r Z V r Z D M 1 z 1 m o ' � D cam / 1 " T I / 1 1 i i J PROPOSED T\. „ '9N co 7`01 - \ \ -------------------------------------------------------------- •�♦•• `\ �� Ilk ■ •i ■ 0 .a /� r----------------------- M ���#■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■er,* O M Y�O Z i < i M D 0 N 8 w -1 W Cal N J O rn ZN DC NZ 00 L� Jm rn< 'Om N' O y NC W --I �m A O Of fG D IM w CD CL D Z K" VAI Z 0 f rn m m < m 0 D O O g� X o = 7 O Q r m P0. m .9 a a m m a 2 m O 7 i T 0 m C) ■ M Z -� m ax -0m X x Z Fn _M K Fn Q Z Z -I M D Z m M M ZqW D Z< --i v D m C T O G) CO O z z z o r Z 1 :7 0 8 ti IK fA O f^ Zy DC NZ m M L N er p, N ; H N C fJ .,4 �m n p O t0 CO _ r -D n 0 m co 0 _ N m o � �" z � mo Z Nn 0 z LD � = --1-a n zz mCD CD m m � -4M m �� M D M O r C Cn — m 'o C n M M M CO o O> cz O n n r M nM z N m �n T M m adC/) o CA) m C/)m z O 9 8 m Kol -+ W co A 0 r Z(A DC NZ m 9 N Jm co O Om N' N NCi -4 �m 00 rn co � ■ omm-mmmwm�m m m I S101- r --o R N m - N O a) Z r -0 m0fn mo N n z Cl)z D0 mm o -1 O m C070 0 �' vmi c c n (1): D -� n z r � in p� m m 7 a -4 a z Z --4 D _ D � D ,fl D C 0 r m N -1 O m M Z v r 0 m 0 _m> CO m �_ -' O m Z -� >r r-- C] N S m �Ln �C N— o rm ?cn DC NZ c Ln N j �v O m N' Qf N N C W� �m 00 3CD 19HM -0 r D rZ m tom m v m 0mr m c _i O D m x O Z C - -I D �D n m Cl)n --i O C m Z v m G) z v -r Zy =!Z >v rC C �rn C/)> -0 rn _► Z Objectives: Concept: o. to establish a phasing plan for agriculture, gravel extraction, reclamation and develop- ment, o to establish a program which recognizes the long term need for aggregate and natural resources, o to establish development phasing which allows land uses compatible with operations, o to establish a flexible phasing plan which can be administratively modified by developer petition to reflect changing resource market demands or community development programs, o to provide for interim uses that are in keeping with the phasing goals and objectives. o The Development Phasing Element indicates how and when the land uses will change to respond to operations. Certain portions of the site will not be utilized for resource extraction but will be developed as the market dictates with appropriate land uses and buffering. * Refer to Land Use Plan exhibits (initial, transitional and ultimate) for Phasing. 3. LAND USE issue: How can allowable land uses be compatible with each other, and adjacent uses? Goal: To provide compatible land uses over the length of the project life. Objectives: o to provide a method to insure compatible land uses, o to establish a hierarchy of development in- tensities, o to use design guidelines for compatibility between land uses, III -6 � I t T I � I I / �co 100I I ► I o 0 \ � m � v I I l 03 ----------------- °m Ns •� "t, r-- —aria:.a��� �.T--- ��.r� i_.........i...i......................----------i...._--------------------------- �\\ I I � I I t- — �,y----------- L O H. 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O Onto N Z m m 0 M ro D A �' Z CD —08: D m m O m °z �r m r 0 z v F= CD -i N 0 z z m m OZ Z 0 m is X05 0W C kn 0(2 Nam 0 rn 70 DC , z co 0 01 < Z>m z11. ;;cn "C MZ X Im z 41 0 0)(0 C) onCD 0. 0 CD C) > r0 > o 0 m >zz Cc N2 ;z > 0>> G) >- 0 .Z> 4 in -6 m m z 0 ZE Z m m OZ Z 0 m is X05 0W C kn 0(2 Nam 0 rn 70 DC , z co 0 01 < Z>m z11. ;;cn "C MZ X Im z 41 0 0)(0 C) Sandar <M om I G) ZDP� 0 Z onCD 0. 0 CD C) > r0 > o 0 Sandar <M om I G) ZDP� 0 Z ■ Dai t c L IK,Cf 77' ht]/p Soal3 L' 1320 V -V/ 1JlooRl - a yy _ T !1 .J lit R R �~ I � •� k 0 W. :zoo !' a p , q��d 0 v �,eLs'�svll ca 14 N) 6lsr_rY [or!UON �; .aa � � A �, � � iJ2o. oCR — ^ � �rrss �iwr �-!•rt sv�.e �� he^� N �' • [ 4 N • L 1 u V� Yti I� Z o� a � £ � ►rp � 3 APPENDIX C ` -�31 - a3.i•< Ron v!hv° �� a, APPENDIX C i C. °�_ ° _. $ a. f - I sf l •Fr _� �, � �a �� �a a /' ` -I 4 --.---Lii.—_— Z � iR•Yiu£ACa .A,3° ;fx::A G:irzv .I oas.o: .. ,.ie .I.��d�.�C-� '.'.���• � •� .,,� X.1� F. %,. {d� r'. �! _i.--�--- �I o i' 7 E » a ur�.ue al• I 'L'Y 'ti C aro.•,e ' �_ / —•�1.� ''' 1 1 s r X: as a• ....... 1 1om i I' "_ - -- S: .°. ,.R. T _-- T -- *...,,.•,...1 f _ X n i�F .pe, • ..---- •lo -y'._—--•----.} - I f � ■ Y s moo`.— c 's,•g J" _ /:» ^YI: „p r�;,w�rvwies. � o ela ! 10, . , >. BON al: I � :IS � I �l(r N` I 1. � � .I• I I s IF I I •:..;: .*� —1 `lE sat,. 'Y'- al. A. T --_Yi —#T: pl al• .ail t— 1 1 I I 1 I rn I 42-------Yi'------- 4--------°t•-------t------- 1 t I I ::;:::: i •:xy I I I R, TOWN OF MARANA RECREATION .OPEN BRACE 9 SrNnni c LEGEND A . Btu Etelnen,tany 11279 W. GAieA Road 682-3243 - Manana 6231-8431 - Tucson B Manana X High 11279 W. GAieh Road 682-3243 - Manana 623-8431 - Tucson C MaAana High Schoof- 12000 W. Emigh 682-4141 - Manana 623-4343 - Tucson D DeGnaz.ia Ettmen,tany 5051 W. OveAto►t 744-1406 E Totto2ita It. High. 4101 W. Handy Road 744-2393 F Mountain View H.S. .3901 W. Linda Vista to G MARANA PARK OPEN SPACE LEGEND ■ EXHIBIT K EXHIBIT J CD CD to n t 1tF 4R, f ^� fat • D �s %• 'N1-,i'j'u.?ss�?4'Y�i?;I'�v. D••'.> > fo,..�' . / V r I. O o cc If /Vr Ir q n Yf` m.Zi m v O• 4 vsl.syt°' (0 W \ I rOD OD r. I n Iia r '°j iV'1 3NIl 30Nb2I a+�'t' ^.,.+•.•-,i i'�.� v'•�' I \ J�a4ti{ ,'�, t�N CD .jtsf�/pppt O /. o IF 09D LOA vans r 4:1 rn /, I�d• � {.lar{ t /r.T•:�'tF_ W -r — D •p ,.' m '' m N n tD v O -4 i I v r r Rl N 'O N r co cp o n 08..Sa3dNVS Z / dy „m m w r D. _m �r _CD N r — D 0 oa _ WATER SUPPLY FACILITIES OF CORTARO WATER USERS ASSOCIATION LEGEND BOUNDARY OF CORTARO WATER USERS ASSOCIATION. CANAL. PIPELINE. OPERATING WELL. BOUNDARY OF CORTARO—MARANA IRRIGATION DISTRICT. SUBJECT PROPERTY a�—�— DOMESTIC WATER LINE EXHIBIT I W m W (Joins sheef 4) r. I1 S. 5300010 FEET ;� :�+•.:� I`� ';� � n� '. � 4 ... "_` -'�•' If N :.;'i,�: •ter �� ,.��• 1"�r' �/ t: '. y•. to n .l' ..:� � r at v,�f y,. x � > Y •• II. c ,� •��•. :' ¢/j� ;r.';['f` li` - ' i. 1 { y�i � r / tt �'t 1?' � • � �r • � JH .�ui�'yl+.�a �t~b. 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I r. f (r �., t �1 ,r+� �' 1{ P.r. ���� •• ,I. fr w M D cn - 'ti:' � ` ,� / i �o�t r'�,a�,,/ lA`i�� . >'�'ir1i7 ��•y r = ,< •P ' 1 �•' ' �~ n ,• _� I D ' D � �. �= KY "Y!b0'.irjjr��;~�"�1 ,r 1 r.s•,i�•, pp •�l � �."' .. .A I � _ i , D I II .. i�• � i' = 1 r � �r �5�.. I � II ..{ d 17 M' YSt II > II 015 17 N c>1 ,!F < 5 s. p .� cn 01 ,ate,- �y�;� ,.1..' . r� �.�' ' •�S , ➢ mow,; 1 go < II " 'I c :- �jl+ .1 � I , t�a'�, ' it kti i 4 a) int m •r r l .. � .. t t t v �' � 5 Ir, f U5 I +I N t c c I I ,q•� II "IuF lei ' ••�• {I I I Ilf ' m , rl D74' ,�''f ..I Zb r v?, II d , � , �1. .1� �� '. /`� .lv.. . .���''r-?4s� F •"'r ;=, ..;t�°�. SOILS SOURCE: SOIL SURVEY OF TUCSON—AVRA VALLEY AREA, ARIZONA, U.S. DEPT. OF AGRICULTURE, SOIL CONSERVATION SERVICE .LEGEND GbA GILA LOAM Gm GRABE SILTY CLAY LOAM t We B VVILLB ro up N " s •-+----- ...sem= � . C. fi3 I I a I °'I 3I Ig PON - A >. yxyr0 •0 FI+ L.D.•r0 110 � / � IY � S'+ �1- 1 -�i- II 1 I � I I I il� �• �� � I° � I I. � I 1 L .>n. 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