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July 17, 2012 - Page 11 of 198 MARANA RESOLUTION NO. 2012-055 RELATING TO UTILITIES; APPROVING AND AUTHORIZING THE MAYOR TO EXECUTE A ONE-YEAR EXTENSION OF THE INTERGOVERNMENTAL AGREEMENT BETWEEN THE TOWN OF MARANA AND PIMA COUNTY FOR PROVISION OF WATER CONSUMPTION DATA AND SEWER USER ACCOUNT BILLING SERVICES WHEREAS Pima County operates and maintains a public sanitary sewerage system and is the designated public sewer system provider for most of Pima County; and WHEREAS the Town of Marana is a water provider for residents of a portion of Pima County; and WHEREAS the Town and Pima County entered into an intergovernmental agreement effective May 19, 2009 for provision of water consumption data and sewer user account billing services which (with previously-adopted extensions) terminated on May 18, 2012; and WHEREAS the Town and Pima County desire retroactively to extend the intergovernmental agreement for one year. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AS FOLLOWS: SECTION 1. The one-year extension of the intergovernmental agreement between the Town of Marana and Pima County for provision of water consumption data and sewer user account billing services attached as Exhibit A to and incorporated by this reference in this resolution is hereby approved, and the Mayor is hereby authorized to execute it for and on behalf of the Town of Marana. undertake all other and further tasks required or beneficial to carry out the terms, obligations, and objectives of the intergovernmental agreement. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF th MARANA, ARIZONA, this 17 day of July, 2012. ___________________________________ Mayor Ed Honea A: A: TTESTPPROVED AS TO FORM __________________________ __________________________ Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Resolution No. 2012-055 6/19/2012 6:15 PM FJC Regular Council Meeting - July 17, 2012 - Page 12 of 198 Regular Council Meeting - July 17, 2012 - Page 13 of 198 Regular Council Meeting - July 17, 2012 - Page 14 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ù èÍÏ÷ÐÐÓÉìÛÊÑÉÛÎØê×ÙÊ×ÛÈÓÍÎøÓÊ×ÙÈÍÊ öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× ê×ÉÍÐÇÈÓÍÎîÍ ê×ÐÛÈÓÎÕÈÍìÛÊÑÉÛÎØê×ÙÊ×ÛÈÓÍÎÛÌÌÊÍÆÓÎÕÛÎØÛÇÈÔÍÊÓÂÓÎÕÈÔ× éÇÚÒ×ÙÈ èÍÅÎïÛÎÛÕ×ÊÈÍÌÇÚÐÓÉÔÛÎÓÎÆÓÈÛÈÓÍÎÖÍÊÚÓØÉÛÎØÈÍÉ×ÐÐÈÔ×ïÛÊÛÎÛô×ÊÓÈÛÕ×êÓÆ×ÊìÛÊÑÈÊÛÓÎ ×ËÇÓÌÏ×ÎÈ øÓÉÙÇÉÉÓÍÎ óÎö×ÚÊÇÛÊÃ ÇÊÙÔÛÉ×ÍÖÛÇÉ×ØÌÛÊÑÈÊÛÓÎÖÍÊÈÔ×ïÛÊÛÎÛô×ÊÓÈÛÕ× êÓÆ×ÊìÛÊÑøÇ×ÓÎÌÛÊÈÈÍÈÔ××ÎÉÇÓÎÕ×ÙÍÎÍÏÓÙØÍÅÎÈÇÊÎÛÉÅ×ÐÐÛÉÛÙÔÛÎÕÓÎÕÆÓÉÓÍÎÛÎØÌÐÛÎÉÖÍÊÈÔ× ìÛÊÑÈÔ×ÇÉ×ÍÖÈÔ×ÈÊÛÓÎÔÛÉÎ×Æ×ÊÚ××ÎÖÇÐÐÃÓÏÌÐ×Ï×ÎÈ×Ø ûÈÓÈÉòÇÎ× ÛÎóõûÅÓÈÔÈÔ×çÎÓÆ×ÊÉÓÈÃÍÖûÊÓÂÍÎÛÉøÊÛÙÔÏÛÎ óÎÉÈÓÈÇÈ×ÖÍÊÙÍÏÌÐ×ÈÓÍÎÍÖÛÎ×ÅÏÛÉÈ×ÊÙÍÎÙ×ÌÈÉÓÈ×ÌÐÛÎÖÍÊÈÔ×ïÛÊÛÎÛô×ÊÓÈÛÕ×êÓÆ×ÊìÛÊÑèÔ× ÛÕÊ××Ï×ÎÈÙÛÐÐÉÖÍÊÙÍÎÉÓØ×ÊÛÈÓÍÎÍÖÆÛÊÓÍÇÉÛÏ×ÎÓÈÓ×ÉÖÍÊÈÔ×ìÛÊÑÓÎÙÐÇØÓÎÕÛÕÊÓÙÇÐÈÇÊÛÐÌÊÍØÇÙÈÓÍÎÖÛÊÏ ÍÌ×ÊÛÈÓÍÎÛÎØ×ËÇ×ÉÈÊÓÛÎ×Æ×ÎÈÉÙÇÐÈÇÊÛÐÛÎØÔÓÉÈÍÊÓÙÊ×ÉÍÇÊÙ×ÓÎÈ×ÊÌÊ×ÈÛÈÓÍÎ×ÄÔÓÚÓÈÉÛÎØØÓÉÌÐÛÃÉÛÎ×Æ×ÎÈ Ù×ÎÈ×ÊÛÎØÙÔÓÐØÊ×ÎÉÌÐÛÃÛÊ×ÛÉÛÏÍÎÕÍÈÔ×ÊÉôÍÅ×Æ×ÊÈÔ×ÍÌ×ÊÛÈÓÍÎÍÖÛÌÛÊÑÈÊÛÓÎÓÉÎÍÈÙÇÊÊ×ÎÈÐÃ ÅÓÈÔÓÎÈÔ×ÓÏÏ×ØÓÛÈ×ÌÐÛÎÉÖÍÊÈÔ×ÖÇÈÇÊ×ÍÖÈÔ×ìÛÊÑóÖÛÈÊÛÓÎÙÍÏÌÍÎ×ÎÈÅ×Ê×ÈÍÚ×ÓÎÙÐÇØ×ØÓÎÈÔ× ÖÇÈÇÊ×ÈÔ×èÍÅÎÔÛÉÍÌÈÓÍÎÉÈÍÌÛÊÈÎ×ÊÅÓÈÔÈÔ×ÌÊÓÆÛÈ×É×ÙÈÍÊÈÍÍÌ×ÊÛÈ×ÛÎØÏÛÎÛÕ×ÈÔ×ÈÊÛÙÑÛÎØÙÛÊÉ ûÉÉÇÙÔèÍÅÎÉÈÛÖÖÓÉÌÊÍÌÍÉÓÎÕÈÔÛÈÈÔ×èÍÅÎÛØÆ×ÊÈÓÉ×ÖÍÊÚÓØÉÛÎØÉ×ÐÐÈÔ×ÌÛÊÑÈÊÛÓÎÊÛÈÔ×ÊÈÔÛÎ ÛÐÐÍÅÓÎÕÓÈÈÍÊ×ÏÛÓÎÚÍÄ×ØÇÌÛÎØÓÎØÛÎÕ×ÊÍÖÖÛÐÐÓÎÕÓÎÈÍØÓÉÊ×ÌÛÓÊçÎØ×ÊÉÈÛÈ×ÐÛÅÈÔ×èÍÅÎÏÛÃÉ×ÐÐ ÛÎÃÍÖÓÈÉÌÊÍÌ×ÊÈÃÛÖÈ×ÊÖÓÊÉÈÌÇÚÐÓÉÔÓÎÕÛÎÓÎÆÓÈÛÈÓÍÎÖÍÊÚÓØÉûØÍÌÈÓÍÎÍÖÈÔ×ÌÊÍÌÍÉ×ØÊ×ÉÍÐÇÈÓÍÎ ÅÓÐÐÛÇÈÔÍÊÓÂ×ÉÈÛÖÖÈÍÌÇÚÐÓÉÔÛÎÓÎÆÓÈÛÈÓÍÎÖÍÊÚÓØÉÖÍÊÈÔ×ÈÊÛÓÎÊÛÓÐÛÎØÛÙÙ×ÉÉÍÊÓ×ÉÛÎØÈÍÉ×ÐÐÈÔ×ÏÈÍÈÔ× ÚÓØØ×ÊÍÊÚÓØØ×ÊÉÅÔÍÉ×ÚÓØÍÊÚÓØÉÛÊ×Ø××Ï×ØÈÍÚ×ÏÍÉÈÛØÆÛÎÈÛÕ×ÍÇÉÈÍÈÔ×èÍÅÎ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× èêûóîÝê÷éíÌØÖ ê÷éíðçèóíîùÍÆ×Êï×ÏÍ éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖÈÔ×Ê×ÉÍÐÇÈÓÍÎÛÇÈÔÍÊÓÂÓÎÕÉÈÛÖÖÈÍÛØÆ×ÊÈÓÉ×ÖÍÊÚÓØÉÛÎØÉ×ÐÐÈÔ×ÌÛÊÑÈÊÛÓÎ ÊÛÓÐÛÎØÛÙÙ×ÉÉÍÊÓ×É éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛØÍÌÈê×ÉÍÐÇÈÓÍÎîÍ ÛÎØÛÇÈÔÍÊÓÂÓÎÕÈÔ×èÍÅÎïÛÎÛÕ×ÊÈÍÌÇÚÐÓÉÔÛÎ ÓÎÆÓÈÛÈÓÍÎÖÍÊÚÓØÉÛÎØÈÍÉ×ÐÐÈÔ×ïÛÊÛÎÛô×ÊÓÈÛÕ×êÓÆ×ÊìÛÊÑÈÊÛÓÎ×ËÇÓÌÏ×ÎÈ Regular Council Meeting - July 17, 2012 - Page 15 of 198 MARANA RESOLUTION NO. 2012-056 ______________________________________________________________ RELATING TO PARKS AND RECREATION; APPROVING AND AUTHORIZING THE TOWN MANAGER TO PUBLISH AN INVITATION FOR BIDS AND TO SELL THE MARANA HERITAGE RIVER PARK TRAIN EQUIPMENT WHEREAS on February 6, 2007, the Town Council adopted Resolution No. 2007-19 approving and authorizing the Town Manager to execute all documentation necessary to acquire a used park train for the Marana Heritage River Park; and WHEREAS plans for the development of the Marana Heritage River Park have significantly changed since 2007 such that operation of a park train is no longer desirable or feasible; and WHEREAS A.R.S. § 9-402 authorizes the Town to sell and convey all or any part of its personal property after publishing and posting an invitation for bids for the purchase of the property; and WHEREAS the Mayor and Council of the Town of Marana find that it is in the best interests of the public to adopt this resolution. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: SECTION 1. The Town Manager is hereby authorized, either directly or by delegation to the Deputy Town Manager, the Parks and Recreation Director or the Finance Director, to publish an invitation for bids for the Marana Heritage River Park train, rail and accessories in the manner set forth in A.R.S. § 9-402 and to sell the train, rail and accessories to the bidder or bidders whose bid or bids are most advantageous to the Town as determined by Town staff. Marana Resolution No. 2012-056 Page 1 of 2 6/27/2012 JF Regular Council Meeting - July 17, 2012 - Page 16 of 198 undertake all other and further tasks required or beneficial to carry out the objectives of this resolution, including the execution of all documentation necessary to sell the train, rail and accessories. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, th this 17 day of July, 2012. ______________________________ Mayor Ed Honea ATTEST: APPROVED AS TO FORM: ___________________________ _________________________ Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Marana Resolution No. 2012-056 Page 2 of 2 6/27/2012 JF Regular Council Meeting - July 17, 2012 - Page 17 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ù éÇÂÛÎÎ×ïÛÙÔÛÓÎôÇÏÛÎê×ÉÍÇÊÙ×ÉøÓÊ×ÙÈÍÊ öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× ê×ÉÍÐÇÈÓÍÎîÍ ê×ÐÛÈÓÎÕÈÍì×ÊÉÍÎÎ×ÐÛÌÌÊÍÆÓÎÕÛÎØÛØÍÌÈÓÎÕÛÏ×ÎØÏ×ÎÈÉÈÍ éÇÚÒ×ÙÈ ÈÔ×èÍÅÎÉì×ÊÉÍÎÎ×ÐìÍÐÓÙÓ×ÉÛÎØìÊÍÙ×ØÇÊ×ÉÊ×ÆÓÉÓÎÕùÔÛÌÈ×ÊåÍÊÑêÇÐ×ÉìÍÐÓÙÃ ï×ÛÐúÊ×ÛÑÉÛÎØê×ÉÈúÊ×ÛÑÉ øÓÉÙÇÉÉÓÍÎ èÔ×ÛÈÈÛÙÔ×ØÛÏ×ÎØÏ×ÎÈÉÈÍùÔÛÌÈ×ÊÍÖÈÔ×èÍÅÎÉì×ÊÉÍÎÎ×ÐìÍÐÓÙÓ×ÉÛÎØìÊÍÙ×ØÇÊ×ÉÅ×Ê×ÖÓÊÉÈ ÙÍÎÉÓØ×Ê×ØØÇÊÓÎÕÈÔ×òÇÎ× ÍÎÈÔ×ÙÍÎÉ×ÎÈÛÕ×ÎØÛûÈÈÔÛÈÈÓÏ×ÈÔ×ùÍÇÎÙÓÐ ØÓÊ×ÙÈ×ØÉÈÛÖÖÈÍÊ×ÈÇÊÎÈÔ×ÌÍÐÓÙÃÛÏ×ÎØÏ×ÎÈÉÖÍÊÖÓÎÛÐÛØÍÌÈÓÍÎÛÈÈÔ×òÇÐÃ èÔ×ÛÏ×ÎØÏ×ÎÈÉÅÓÐÐÙÐÛÊÓÖÃÈÔ×ÌÍÐÓÙÃÊ×ÐÛÈ×ØÈÍÙÍÏÌ×ÎÉÛÚÐ×ÈÓÏ×ØÇÊÓÎÕÏ×ÛÐÚÊ×ÛÑÉçÎØ×ÊÎÍÊÏÛÐ ÙÓÊÙÇÏÉÈÛÎÙ×ÉèÍÅÎ×ÏÌÐÍÃ××ÉÅÔÍÛÊ×ÙÍÎÉÓØ×Ê×ØÎÍÎ×Ä×ÏÌÈÇÎØ×ÊÈÔ×öÛÓÊðÛÚÍÊéÈÛÎØÛÊØÉûÙÈ öðéûÛÎØÅÔÍÅÍÊÑÛÊ×ÕÇÐÛÊÔÍÇÊÅÍÊÑØÛÃÅÓÐÐÊ×Ù×ÓÆ×ÛÏÓÎÓÏÇÏÍÖÍÎ× ÏÓÎÇÈ×ÇÎÌÛÓØÏ×ÛÐ ÚÊ×ÛÑçÎØ×ÊÙ×ÊÈÛÓÎÙÓÊÙÇÏÉÈÛÎÙ×ÉÛÎØØÇ×ÈÍÍÌ×ÊÛÈÓÍÎÛÐÎ××ØÉ×ÏÌÐÍÃ××ÉÏÛÃÎ××ØÈÍ×ÎÕÛÕ×ÓÎ ÅÍÊÑØÇÊÓÎÕÈÔ××ÏÌÐÍÃ××ÉÏ×ÛÐÚÊ×ÛÑÖÍÊÅÔÓÙÔÈÔ×ÃÉÔÍÇÐØÚ×ÌÛÓØùÇÊÊ×ÎÈÌ×ÊÉÍÎÎ×ÐÌÍÐÓÙÃØÍ×ÉÎÈ ÛØØÊ×ÉÉÈÔÓÉÙÓÊÙÇÏÉÈÛÎÙ×ÈÔ×Ê×ÖÍÊ×ÉÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÈÔÛÈé×ÙÈÓÍÎï×ÛÐúÊ×ÛÑÉÛÎØê×ÉÈ úÊ×ÛÑÉÚ×ÛÏ×ÎØ×ØÈÍÙÐÛÊÓÖÃÈÔÓÉÌÍÐÓÙÃ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× ÙÔÛÌÈ×ÊÝÝê×ÉÍÝîÍÝ ØÍÙ ê×ÉÍÐÇÈÓÍÎ ê×ÉÍÐÇÈÓÍÎ ê×ØÐÓÎ×ØÝÆ×ÊÉÓÍÎÝÍÖÝØÊÛÖÈÝÌÍÐÓÙÃÝÙÔÛÎÕ×ÉÝÈÍÝùÔÛÌÈ×ÊÝÝ ÷ÄÔÓÚÓÈûê×ØÐÓÎ×ØìÍÐÓÙÃùÔÛÌÈ×Ê÷ÄÔÓÚÓÈ ÝåÍÊÑÝêÇÐ×ÉÝÊ×Ýï×ÛÐÝúÊ×ÛÑÉÝøíù éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖÈÔ×ÌÍÐÓÙÃÛÏ×ÎØÏ×ÎÈÉÛÉÌÊ×É×ÎÈ×Ø éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛØÍÌÈê×ÉÍÐÇÈÓÍÎîÍ ÛÎØÛØÍÌÈÓÎÕÛÏ×ÎØÏ×ÎÈÉÈÍÈÔ×èÍÅÎÉì×ÊÉÍÎÎ×Ð ìÍÐÓÙÓ×ÉÛÎØìÊÍÙ×ØÇÊ×ÉÊ×ÆÓÉÓÎÕùÔÛÌÈ×ÊåÍÊÑêÇÐ×É Regular Council Meeting - July 17, 2012 - Page 18 of 198 MARANA RESOLUTION NO. 2012-057 ______________________________________________________________ RELATING TO PERSONNEL; APPROVING AND ADOPTING AMENDMENTS TO THE 5 WORK RULES, SECTION 5-1- WHEREAS Section 3-3-3 of the Marana Town Code provides that the Town Council may adopt personnel rules, regulations and policies that follow the generally accepted principles of good personnel administration and which may be modified or changed from time to time; and WHEREAS the Town Council adopted Personnel Policies and Procedures via Town of Marana Ordinance 99.12 and Resolution 99-38 on May 18, 1999; and WHEREAS Ordinance 99.12 and Resolution 99-38 provide that the Town Council may have been submitted to the Council for consideration at a previous Council meeting; and WHEREAS Town staff presented proposed amendments to Chapter 5 of the Town Personnel Policies and Procedures at the June 19, 2012 Council meeting; and WHEREAS the Council finds that adoption of the amendments to Chapter 5 of the NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, as follows: resolution. undertake all other and further tasks required or beneficial to carry out the terms, obligations, and objectives of the aforementioned amendments. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF th MARANA, ARIZONA, this 17 day of July, 2012. ______________________________ Mayor Ed Honea ATTEST: APPROVED AS TO FORM: ___________________________ _________________________ Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Marana Resolution No. 2012-057 Page 1 of 1 6/21/2012 JF Regular Council Meeting - July 17, 2012 - Page 19 of 198 Regular Council Meeting - July 17, 2012 - Page 20 of 198 Regular Council Meeting - July 17, 2012 - Page 21 of 198 Regular Council Meeting - July 17, 2012 - Page 22 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ù õÓÐÚ×ÊÈøÛÆÓØÉÍÎèÍÅÎïÛÎÛÕ×Ê öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û ìÊÍÕÊ×ÉÉÛÎØóÎÎÍÆÛÈÓÍÎ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×ÛûØØÓÈÓÍÎÛÐóÎÖÍÊÏÛÈÓÍÎ óØ×ÎÈÓÖÃÌÛÊÈÎ×ÊÉÔÓÌÉÛÎØóõûÉÅÓÈÔÍÈÔ×ÊÙÍÏÏÇÎÓÈÓ×ÉÓÎÈÔ×Ê×ÕÓÍÎÅÔ×Ê×ÏÇÈÇÛÐÐÃÚ×Î×ÖÓÙÓÛÐ ÉÍÐÇÈÓÍÎÉÈÍÉ×ÊÆÓÙ×Ø×ÐÓÆ×ÊÃÙÛÎÚ×ÛÙÔÓ×Æ×Ø ê×ÐÛÈÓÎÕÈÍóÎÈ×ÊÕÍÆ×ÊÎÏ×ÎÈÛÐê×ÐÛÈÓÍÎÉÛÇÈÔÍÊÓÂÓÎÕÈÔ×èÍÅÎïÛÎÛÕ×ÊÛÎØèÍÅÎùÐ×ÊÑÈÍ éÇÚÒ×ÙÈ ÙÍÍÊØÓÎÛÈ×ÅÓÈÔÈÔ×íÊÍæÛÐÐ×ÃèÍÅÎïÛÎÛÕ×ÊÛÎØèÍÅÎùÐ×ÊÑÈÍÓØ×ÎÈÓÖÃÛÕ×ÎØÛÓÈ×ÏÉÛÎØ É×ÈÛØÛÈ×ÈÓÏ×ÛÎØÐÍÙÛÈÓÍÎÖÍÊÛÒÍÓÎÈÏ××ÈÓÎÕÚ×ÈÅ××ÎÈÔ×ïÛÊÛÎÛÛÎØíÊÍæÛÐÐ×ÃèÍÅÎ ùÍÇÎÙÓÐÉ øÓÉÙÇÉÉÓÍÎ èÔ×èÍÅÎÉÍÖïÛÊÛÎÛÛÎØíÊÍæÛÐÐ×ÃÔÛÆ×Ô×ÐØÈÅÍÒÍÓÎÈùÍÇÎÙÓÐÏ××ÈÓÎÕÉÈÍØÓÉÙÇÉÉÓÉÉÇ×ÉÍÖÊ×ÕÓÍÎÛÐ ÓÏÌÍÊÈÛÎÙ×ÈÍÈÔ×ÈÅÍÊ×ÉÌ×ÙÈÓÆ×ÙÍÏÏÇÎÓÈÓ×ÉèÔÓÉÔÛÉÚ××ÎÛÎÍÌÌÍÊÈÇÎÓÈÃÖÍÊÈÔ×ÈÅÍ×Ð×ÙÈ×ØÚÍØÓ×É ÈÍÔ×ÛÊÉÈÛÖÖÌÊ×É×ÎÈÛÈÓÍÎÉÛÎØÇÌØÛÈ×ÉÊ×ÐÛÈ×ØÈÍÈÍÇÊÓÉÏ×ÙÍÎÍÏÓÙØ×Æ×ÐÍÌÏ×ÎÈÛÎØÈÊÛÎÉÌÍÊÈÛÈÓÍÎ ÌÐÛÎÎÓÎÕèÔÓÉÈÔÓÊØÏ××ÈÓÎÕÏÛÃÓÎÙÐÇØ×ÇÌØÛÈ×ÉÍÎÌÊ×ÆÓÍÇÉÓÎÓÈÓÛÈÓÆ×ÉÛÉÅ×ÐÐÛÉÍÈÔ×ÊÓÈ×ÏÉÍÖ Ê×ÕÓÍÎÛÐÓÎÈ×Ê×ÉÈ èÔÓÉÒÍÓÎÈÏ××ÈÓÎÕÙÛÊÊÓ×ÉÍÇÈÈÔ×ÉÈÊÛÈ×ÕÓÙÌÐÛÎÓÎÓÈÓÛÈÓÆ×ÈÍØ×Æ×ÐÍÌÌÛÊÈÎ×ÊÉÔÓÌÉÌÍÐÓÙÓ×ÉÛÎØÌÊÍÕÊÛÏÉ ÖÍÊÈÔ××ÖÖ×ÙÈÓÆ×ÇÉ×ÍÖÈÛÄÌÛÃ×ÊÊ×ÉÍÇÊÙ×ÉéÌ×ÙÓÖÓÙÛÐÐÃÈÔ×ÉÈÊÛÈ×ÕÓÙÌÐÛÎ×ÎÙÍÇÊÛÕ×ÉÈÔ×ÓØ×ÎÈÓÖÓÙÛÈÓÍÎ ÍÖÌÛÊÈÎ×ÊÉÔÓÌÉÛÎØóõûÉÅÓÈÔÍÈÔ×ÊÙÍÏÏÇÎÓÈÓ×ÉÓÎÈÔ×Ê×ÕÓÍÎÅÔ×Ê×ÏÇÈÇÛÐÐÃÚ×Î×ÖÓÙÓÛÐÉÍÐÇÈÓÍÎÉÈÍ É×ÊÆÓÙ×Ø×ÐÓÆ×ÊÃÙÛÎÚ×ÛÙÔÓ×Æ×ØèÔ×ïÛÊÛÎÛèÍÅÎùÍÇÎÙÓÐÓÉÈÛÑÓÎÕÛÙÈÓÆ×ÉÈ×ÌÉÈÍØ×Æ×ÐÍÌÊ×ÕÓÍÎÛÐ ÌÛÊÈÎ×ÊÉÔÓÌÉÈÔÊÍÇÕÔÒÍÓÎÈùÍÇÎÙÓÐÏ××ÈÓÎÕÉ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× îÍûÈÈÛÙÔÏ×ÎÈÉûÆÛÓÐÛÚÐ× éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛÇÈÔÍÊÓÂ×ÈÔ×ïÛÊÛÎÛèÍÅÎïÛÎÛÕ×ÊÛÎØèÍÅÎùÐ×ÊÑÈÍÙÍÍÊØÓÎÛÈ×ÅÓÈÔÈÔ×íÊÍæÛÐÐ×Ã èÍÅÎïÛÎÛÕ×ÊÛÎØèÍÅÎùÐ×ÊÑÈÍÓØ×ÎÈÓÖÃÛÕ×ÎØÛÓÈ×ÏÉÛÎØÉ×ÈÛØÛÈ×ÈÓÏ×ÛÎØÐÍÙÛÈÓÍÎÖÍÊÛÒÍÓÎÈ Ï××ÈÓÎÕÚ×ÈÅ××ÎÈÔ×ïÛÊÛÎÛÛÎØíÊÍæÛÐÐ×ÃèÍÅÎùÍÇÎÙÓÐÉ Regular Council Meeting - July 17, 2012 - Page 23 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ù èÍÅÎùÐ×ÊÑ öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× ûÌÌÊÍÆÛÐÍÖÏÓÎÇÈ×ÉÖÍÊòÇÎ× ÓÐï××ÈÓÎÕ éÇÚÒ×ÙÈ øÓÉÙÇÉÉÓÍÎ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× éì÷ùóûðÝï÷÷èóîõÝïóîçè÷éÝøêûöèÌØÖ ïóîçè÷éùÍÆ×Êï×ÏÍ éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ Regular Council Meeting - July 17, 2012 - Page 24 of 198 SPECIAL COUNCIL MEETING MINUTES 11555 W. Civic Center Drive, Marana, Arizona 85653 Council Chambers, June 26, 2012, at or after 6:00 PM Ed Honea, Mayor Patti Comerford, Vice Mayor David Bowen, Council Member Herb Kai, Council Member Carol McGorray, Council Member Jon Post, Council Member Roxanne Ziegler, Council Member SPECIAL COUNCIL MEETING Mayor Honea CALL TO ORDER AND ROLL CALL. The meeting was called to order at 6:59 p.m. by . Town Clerk Bronson called roll. All Council Members were present, except Council Member Kai, who was excused. There was a quorum present. Mayor Honea. PLEDGE OF ALLEGIANCE/INVOCATION/MOMENT OF SILENCE. Led by Motion to approve the agenda as presented by Council Member APPROVAL OF AGENDA. McGorray, second by Council Member Bowen. Passed unanimously 6-0. Vice Mayor Comerford CALL TO THE PUBLIC. commented on the several ribbon cuttings she attended over the past week, and noted that these are good signs that the economy is improving and that businesses want to be in Marana. PROCLAMATIONS PRESENTATIONS CONSENT AGENDA LIQUOR LICENSES BOARDS, COMMISSIONS AND COMMITTEES COUNCIL ACTION June 26, 2012 Special Council Meeting 1 Regular Council Meeting - July 17, 2012 - Page 25 of 198 Mayor Honea Motion to go into executive session asked for an executive session on Items A1 and A2. by Council Member McGorray, second by Vice Mayor Comerford. Passed unanimously 6-0. Council reconvened in special session at 7:20 p.m. A 1: Ordinance No. 2012.04: Relating to Elections; authorizing a special Town of Marana election on November 6, 2012 for the purpose of voting upon whether the Town of Marana shall be authorized to acquire the Marana Wastewater Reclamation Facility and the wastewater facilities, setback areas, access rights, and current and future service area connected to or associated with it; and declaring an emergency. Mayor Honea moved Ordinance No. 2012.04 without the emergency clause. Second by Vice Mayor Comerford. Town Clerk Bronson called the vote. Council Member Bowen aye; Council Member McGorray aye; Council Member Post nay; Council Member Ziegler nay; Vice Mayor Comerford aye; Mayor Honea aye. Motion passed 4-2. A 2: Resolution No. 2012-54: Relating to Elections; authorizing the special Town of Marana election on November 6, 2012 to be conducted not as a mail ballot election; and declaring an emergency Mayor Honea moved Resolution No. 2012-54 without the emergency clause. Second by Vice Mayor Mayor Honea Comerford. responded to questions from Council Member Bowen regarding what it means to remove an emergency clause and the reason for not having a mail in ballot in the November Town Clerk Bronson called the vote. Council Member Bowen aye; Council Member election. McGorray aye; Council Member Post aye; Council Member Ziegler aye; Vice Mayor Comerford aye; Mayor Honea aye. Motion passed 6-0. ITEMS FOR DISCUSSION/POSSIBLE ACTION EXECUTIVE SESSIONS E 1: Executive Session pursuant to A.R.S. §38-431.03 (A)(3), Council may ask for discussion or consultation for legal advice with the Town Attorney concerning any matter listed on this agenda. E 2: Executive session pursuant to A.R.S. § 38-431.03(A)(3),(4) and (7), for discussion or consultation Town of Marana v. Pima County/Pima County v. Marana (consolidated), Maricopa County Superior Court No. CV2008-001131, Arizona Court of Appeals No. 1 CA CV 11 0381; (2) the lawsuit entitled Pima County v. Town of Marana, Pima County Superior Court No. C20116094; and (3) pending legal issues, settlement discussions and contract negotiations relating to the transition of Marana wastewater collection and treatment to the Town of Marana FUTURE AGENDA ITEMS. members request an item to be placed on the agenda, it must be placed upon the agenda for the second regular town council meeting after the date of the request (Marana Town Code, Title 2, Chapter 2-4, Section 2-4-2 B) June 26, 2012 Special Council Meeting 2 Regular Council Meeting - July 17, 2012 - Page 26 of 198 Council Member Post asked for a future item to discuss the possibility in an executive session of Council Member BowenMayor Honea behalf in the wastewater litigation. seconded. stated that he has the authority to put the item on the agenda and he will do so. Motion by Council Member McGorray, second by Council Member Ziegler to ADJOURNMENT. adjourn. Passed unanimously 6-0 at 7:25 p.m. CERTIFICATION I hereby certify that the foregoing are the true and correct minutes of the Marana Town Council meeting held on June 26, 2012. I further certify that a quorum was present. ___________________________________________________ Jocelyn C. Bronson, Town Clerk June 26, 2012 Special Council Meeting 3 Regular Council Meeting - July 17, 2012 - Page 27 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ú ÷ØôÍÎ×ÛïÛÃÍÊ öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× ê×ÐÛÈÓÎÕÈÍúÍÛÊØÉùÍÏÏÓÈÈ××ÉÛÎØùÍÏÏÓÉÉÓÍÎÉÙÍÎÖÓÊÏÓÎÕÈÔ×ÛÌÌÍÓÎÈÏ×ÎÈÍÖèÍÏ éÇÚÒ×ÙÈ øÇÎÎÈÍÈÔ×ìÓÏÛùÍÇÎÈÃúÍÎØûØÆÓÉÍÊÃùÍÏÏÓÈÈ××ÈÍÊ×ÌÊ×É×ÎÈÈÔ×èÍÅÎÍÖïÛÊÛÎÛ øÓÉÙÇÉÉÓÍÎ èÔ×ìÓÏÛùÍÇÎÈÃúÍÎØûØÆÓÉÍÊÃùÍÏÏÓÈÈ××Ê×ÆÓ×ÅÉìÓÏÛùÍÇÎÈÃÉÚÍÎØÌÊÍÕÊÛÏÛÎØÏÛÑ×É Ê×ÙÍÏÏ×ÎØÛÈÓÍÎÉÈÍÈÔ×ùÍÇÎÈÃûØÏÓÎÓÉÈÊÛÈÍÊÛÎØúÍÛÊØÍÖéÇÌ×ÊÆÓÉÍÊÉèÔ×ìÓÏÛùÍÇÎÈÃúÍÎØ ûØÆÓÉÍÊÃùÍÏÏÓÈÈ××ÛÉÛÇÈÔÍÊÓÂ×ØÚÃÈÔ×ìÓÏÛùÍÇÎÈÃúÍÛÊØÍÖéÇÌ×ÊÆÓÉÍÊÉÓÉÙÍÏÌÊÓÉ×ØÍÖ Ï×ÏÚ×ÊÉ÷ÛÙÔÓÎÙÍÊÌÍÊÛÈ×ØÒÇÊÓÉØÓÙÈÓÍÎÕ×ÈÉÍÎ×É×ÛÈÍÎÈÔ×ÛØÆÓÉÍÊÃÙÍÏÏÓÈÈ××èÔ×úÍÛÊØÍÖ éÇÌ×ÊÆÓÉÍÊÉÛÎØÈÔ×ùÍÇÎÈÃûØÏÓÎÓÉÈÊÛÈÍÊÙÍÐÐ×ÙÈÓÆ×ÐÃÛÌÌÍÓÎÈÊ×ÌÊ×É×ÎÈÛÈÓÆ×ÉÈÍÈÔ×ÛØÆÓÉÍÊÃ ÙÍÏÏÓÈÈ××èÔ×ÈÅÍÈÊÓÚ×ÉÛÊ×ÛÚÐ×ÈÍÛÌÌÍÓÎÈÍÎ×Ê×ÌÊ×É×ÎÈÛÈÓÆ××ÛÙÔøÛÎéÇÐÐÓÆÛÎÌÊ×ÆÓÍÇÉÐÃÉ×ÊÆ×Ø ÛÉïÛÊÛÎÛÉÊ×ÌÊ×É×ÎÈÛÈÓÆ×ÛÎØÊ×ÉÓÕÎ×ØÓÎ×ÛÊÐÃ Ð×ÛÆÓÎÕÛÆÛÙÛÎÙÃÍÎÈÔ×ÛØÆÓÉÍÊÃÙÍÏÏÓÈÈ×× 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é×ÙÍÎØ×ØÚÃùÍÏÏÓÉÉÓÍÎ×Êè×ÊÊÃö×ÔÊÏÛÎÎïÍÈÓÍÎÌÛÉÉ×Ø ÇÎÛÎÓÏÍÇÉÐÃùÍÏÏÓÉÉÓÍÎ×Ê÷ÐÓÂÛÚ×ÈÔìÊÃÂÕÍØÛïÍÎÈÕÍÏ×ÊÃ ¦×ÄÙÇÉ×ØùÍÏÏÓÉÉÓÍÎ×ÊïÓÙÔÛ×ÐåÓÐ×É¦ÛÚÉ×ÎÈ èÔ×Ï××ÈÓÎÕÅÛÉÛØÒÍÇÊÎ×ØÛÈ ìï ù÷êèóöóùûèóíî óÔ×Ê×ÚÃÙ×ÊÈÓÖÃÈÔÛÈÈÔ×ÖÍÊ×ÕÍÓÎÕÏÓÎÇÈ×ÉÛÊ×ÈÔ×ÈÊÇ×ÛÎØÙÍÊÊ×ÙÈÏÓÎÇÈ×ÉÍÖ ÈÔ×ïÛÊÛÎÛìÐÛÎÎÓÎÕùÍÏÏÓÉÉÓÍÎê×ÕÇÐÛÊï××ÈÓÎÕÔ×ÐØÍÎïÛÃ ÛÎØ ÖÇÊÈÔ×ÊÙ×ÊÈÓÖÃÈÔÛÈÛËÇÍÊÇÏÅÛÉÌÊ×É×ÎÈ è×ÊÊÓúÃÐ×Ê ìÐÛÎÎÓÎÕùÍÏÏÓÉÉÓÍÎé×ÙÊ×ÈÛÊÃ ï××ÈÓÎÕð×ÎÕÈÔÏÓÎÉ É×ÙÉ Regular Council Meeting - July 17, 2012 - Page 48 of 198 Regular Council Meeting - July 17, 2012 - Page 49 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² PCZ-10004 Í«¾³·¬¬»¼ ¬±æ ÌÑÉÒ ÑÚ ÓßÎßÒß Ð´¿²²·²¹ Ü»°¿®¬³»²¬ ïïëëë É»¬ Ý·ª·½ Ý»²¬»® Ü®·ª» Ó¿®¿²¿ô ß®·¦±²¿ èëêëí Ð®»°¿®»¼ º±®æ ÌÛÎÎßÓßÎ ÐÎÑÐÛÎÌ×ÛÍô ×ÒÝò îîðð Û¿¬ Î·ª»® Î±¿¼ô Í«·¬» ïðë Ì«½±²ô ß®·¦±²¿ èëéïè Ð¸±²»æ øëîð÷ ëééóéèðð Ð®»°¿®»¼ ¾§æ ÌØÛ ÐÔßÒÒ×ÒÙ ÝÛÒÌÛÎ ïïð Í±«¬¸ Ý¸«®½¸ ßª»²«»ô Í«·¬» êíîð Ì«½±²ô ß®·¦±²¿ èëéðï Ð¸±²»æ øëîð÷ êîíóêïìê É·¬¸ ¿·¬¿²½» º®±³æ ÌØÛ ÉÔÞ ÙÎÑËÐ ìììì Û¿¬ Þ®±¿¼©¿§ Þ±«´»ª¿®¼ Ì«½±²ô ß®·¦±²¿ èëéïï Ð¸±²»æ øëîð÷ èèïóéìèð ß²¼æ ÓßÌØ×ÛË ÛÒÙ×ÒÛÛÎ×ÒÙ ÝÑÎÐÑÎßÌ×ÑÒ ëçêð Û¿¬ Í»½±²¼ Í¬®»»¬ Ì«½±²ô ß®·¦±²¿ èëéïï Ð¸±²»æ øëîð÷ éìéóïïíí Ö«´§ îðïî Regular Council Meeting - July 17, 2012 - Page 50 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Development Capability Report A.Purpose and Intent...........................................................................................................................................1 B.Existing Land Uses..........................................................................................................................................1 1.Existing On-Site Land Use and Zoning.................................................................................................1 2.Existing Conditions on Properties within a One-Quarter Mile Radius.................................................3 3.Well Sites................................................................................................................................................5 C.Topography and Slope....................................................................................................................................7 4.Hillside Conservation Areas..................................................................................................................7 5.Rock Outcrops........................................................................................................................................7 6.Slopes of 15% or Greater......................................................................................................................7 7.Other Significant Topographic Features...............................................................................................7 8.Pre-Development Cross-Slope.............................................................................................................7 D.Hydrology.........................................................................................................................................................9 1.Off-Site Watersheds/Balanced and Critical Basins..............................................................................9 2.Pre-Development On-Site Hydrology................................................................................................11 E.Vegetation.....................................................................................................................................................14 1.Vegetative Communities and Associations on the Site....................................................................14 2.Significant Cacti and Groups of Trees and Federally-Listed, Threatened or Endangered Species14 3.Vegetation Density..............................................................................................................................15 F.Wildlife...........................................................................................................................................................18 1.Letter from Habitat Specialist.............................................................................................................18 2.Description of Wildlife Concerns........................................................................................................18 G.Soils and Geology.........................................................................................................................................20 H.Viewsheds.....................................................................................................................................................22 1.Viewsheds Onto and Across the Site.................................................................................................22 2.Visibility from Adjacent Off-Site Uses.................................................................................................26 I.Traffic Circulation and Road System...........................................................................................................28 1.Existing and Proposed Off-Site Streets.............................................................................................28 2.Roadway Improvements.....................................................................................................................29 3.Intersections........................................................................................................................................30 4.Alternate Modes..................................................................................................................................30 J.Recreation and Trails....................................................................................................................................32 1.Open Space, Recreation Facilities, Parks and Trails........................................................................32 K.Cultural Resources.......................................................................................................................................34 L.Existing Infrastructure and Public Facilities.................................................................................................34 1.Sewer...................................................................................................................................................34 2.Fire Service.........................................................................................................................................34 3.Water...................................................................................................................................................37 4.Schools................................................................................................................................................40 5.Private Utilities.....................................................................................................................................42 Ì¿¾´» ±º Ý±²¬»²¬ i Regular Council Meeting - July 17, 2012 - Page 51 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² M.McHarg Composite Map...............................................................................................................................42 List of Exhibits Exhibit B.1: Existing Zoning.....................................................................................................................................2 Exhibit B.2.b: Existing Land Uses...........................................................................................................................4 Exhibit B.2.d: Development Context.......................................................................................................................6 Exhibit C: Topography.............................................................................................................................................8 Exhibit D.1: Off-Site Hydrology............................................................................................................................10 Exhibit D.2: FIRM Map.........................................................................................................................................13 Exhibit E.1: Vegetative Communities..................................................................................................................16 Exhibit E.2: Site Resource Inventory...................................................................................................................17 Exhibit: F.1: AGFD Online Environmental Review..............................................................................................19 Exhibit G: Soil Associations.................................................................................................................................21 Exhibit H.1.a: Photo Key Map..............................................................................................................................23 Exhibit H.1.b: Site Photos....................................................................................................................................24 Exhibit H.1.b: Site Photos, continued..................................................................................................................25 Exhibit H.2: Visibility..............................................................................................................................................27 Exhibit I: Traffic......................................................................................................................................................31 Exhibit J: Recreation and Trails...........................................................................................................................33 Exhibit L.1.a: PCWRD Letter...............................................................................................................................35 Exhibit L.1.b: Existing Sewer Network.................................................................................................................36 Exhibit I.2: Water..................................................................................................................................................38 Exhibit I.4: Schools...............................................................................................................................................41 Exhibit M: McHarg Composite Map.....................................................................................................................43 Ì¿¾´» ±º Ý±²¬»²¬ ii Regular Council Meeting - July 17, 2012 - Page 52 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² A. Purpose and Intent The primary purpose of the Development Capability Report section of the Tortolita Shadows Specific Plan is to identify the site’s opportunities, constraints and various physical characteristics of the 278 acres, the analysis of which will then provide a means whereby development is designed in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from a variety of sources, including site visits, referencing topographic, hydrological, archaeological and traffic analyses, and correspondence with staff from the local jurisdictions. The Development Capability Report follows the Town of Marana requirements provided in the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: Existing structures, roads and other development Topography and slope analyses Hydrology and water resources Vegetation and wildlife habitat Geology and soils Viewsheds Cultural resources Existing infrastructure and public services B. Existing Land Uses This section of the Development Capability Report identifies existing zoning, land use and structures on-site and on surrounding properties, as well as other proposed development in the project vicinity. 1. Existing On-Site Land Use and Zoning The majority of the site was previously used for agricultural purposes, which has resulted in significant site disturbance; however, the property is now vacant and undeveloped. There is an existing irrigation canal within the property from its previous agricultural use. The site is currently zoned E, Transportation Corridor Zone, which permits commercial, industrial or quasi-public land uses. Residential land uses are not permitted within Zone E. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 1 Regular Council Meeting - July 17, 2012 - Page 53 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit B.1: Existing Zoning Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 2 Regular Council Meeting - July 17, 2012 - Page 54 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 2. Existing Conditions on Properties within a One-Quarter Mile Radius a. Zoning The zoning designations of surrounding properties, as depicted in Exhibit B.1, are as follows: North: E (Transportation Corridor Zone) South: F (Shops at Tangerine & I-10 Motorplex Specific Plan, Gladden Farms II Specific Plan, Mandarina Specific Plan), LI (Light Industrial) East: E (Transportation Corridor Zone), A (Small Lot Zone) West: F (Gladden Farms II Specific Plan, Rancho Marana Specific Plan & Rancho Marana West Specific Plan), LI (Light Industrial) b. Land Use The project site is surrounded by vacant, agricultural land; however, there are a number of existing and approved developments in proximity to the project site. Exhibit B.2: Existing Land Uses displays the following surrounding land uses. North: Vacant South: Agriculture – future residential and commercial (Mandarina, Gladden Farms II & Shops at Tangerine); Union Pacific Railroad (UPRR) East: Vacant; Central Arizona Project (CAP) Canal West: Agriculture – future residential (La Mirage Estates Approved Plat); Agriculture – future residential and commercial (Rancho Marana Specific Plan) c. Number of Stories of Existing Structures Northwest of the site, the Adonis mobile home park consists of single-story manufactured homes. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 3 Regular Council Meeting - July 17, 2012 - Page 55 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit B.2.b: Existing Land Uses Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 4 Regular Council Meeting - July 17, 2012 - Page 56 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² d. Pending and Conditional Rezonings Artco Ranch is a proposed rezoning project on approximately 135 acres adjacent to the northern boundary of Tortolita Shadows. The Tentative Development Plan proposes single-family and multi-family residential, as well as commercial land uses. The Artco Ranch project has not yet been approved. In addition, there are three approved Specific Plans surrounding the site: Gladden Farms II, Mandarina and Rancho Marana. (These projects are identified in Exhibit B.2.d: Development Context.) e. Subdivision/Development Plans Approved La Mirage, Vanderbilt, Blocks 1-13 and Gladden Farms II, Blocks 26-43 are approved subdivision plats located northwest, west and southwest of the property. (These projects are identified in Exhibit B.2.d: Development Context.) f. Architectural Styles of Adjacent Development All land adjacent to the project site is vacant. 3. Well Sites Well # 622115, the only well site on or within 100 feet of the property, is located on- site near the center of the southern boundary. The site was previously cultivated, and the well was utilized for irrigation purposes. Water rights from #55-622115 will be dedicated to the Town of Marana upon development plan approval. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 5 Regular Council Meeting - July 17, 2012 - Page 57 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit B.2.d: Development Context Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 6 Regular Council Meeting - July 17, 2012 - Page 58 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² C. Topography and Slope After years of cultivation, the subject property is relatively flat with 30 feet of elevation change across the entire site. (See Exhibit C: Topography.) 4. Hillside Conservation Areas There are no Hillside Conservation areas on the subject property. 5. Rock Outcrops There are no rock outcrops on the subject site. 6. Slopes of 15% or Greater Slopes of 15 percent or greater are associated with manmade features on-site, primarily irrigation canals. There are minimal areas with these slopes. (See Exhibit C: Topography.) 7. Other Significant Topographic Features The project site is generally flat with no significant topographic features. 8. Pre-Development Cross-Slope The project site has been completely leveled in association with years of agricultural activity. As a result, the average cross-slope on the site is 0.69 percent. Average Cross-Slope = I x L x 0.0023 A Where: I = Contour Interval in Feet L = Total Combined Length of all Contours in Feet 0.0023 = Conversion Factor for Feet to Acres Times 100 A = Total Area of Site in Acres Average Cross-Slope = 1 x 83500 x 0.0023 278 Average Cross-Slope = 0.69 percent Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 7 Regular Council Meeting - July 17, 2012 - Page 59 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit C: Topography Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 8 Regular Council Meeting - July 17, 2012 - Page 60 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² D. Hydrology 1. Off-Site Watersheds/Balanced and Critical Basins The off-site areas impacting the project site is bounded by the Central Arizona Project (CAP) canal to the northeast and east, the Interstate 10 corridor along with Union Pacific Rail Road (UPRR) along the south and west. These flows originate in the Cottonwood Canyon, Cochie Canyon, and Wild Burro watersheds of the Tortolita Mountains. In the accepted drainage study titled “Volume 1, Hydrologic Analysis for Tortolita Mountain Watersheds above the Alluvial Fan Apexes” prepared by CMG Drainage Engineering, dated April 25, 2008; revised date October 27, 2008; these offsite watershed analyses were compared to the accepted Town of Marana “Stormwater Master Plan, Tortolita Watersheds Hydrologic Modeling Report” by Arroyo Engineering, Inc., dated September 1999. The HEC-1 models within the Arroyo report utilize a 24-hour, 100-year, NRCS type II storm event. This stormwater runoff is slow moving with non-erosive velocities and ponding occurring throughout. The HEC-1 models within the CMG Drainage report utilize a 24-hour, 100-year, NRSCS type I storm event. The comparison of the computed peak discharges between the two reports found that there was a good correlation between these watersheds when the fan apex is located a minimum of 1 mile downstream from the mountain front. The CAP canal is a topographic feature that impedes drainage from the Tortolita Mountains. Most of the runoff is retained behind the canal; however, there are two over chutes across the canal that, when combined, can convey runoff across the subject property from the Cochie Canyon Watershed during a 100-year storm. These chutes are located near the northeast and southeast corners of the property. The Union Pacific Railroad (UPRR) also is a topographic feature that impedes runoff from crossing the tracks and Interstate 10. There are numerous culverts under the tracks and the freeway that will pass water from the east to the west, but the majorities of them are either undersized or partially or completely obstructed from decades of siltation, vegetation overgrowth and gravel spillover from railroad maintenance. As a result, the runoff ponds along the railroad embankment and slowly flows to the northwest accumulating flow as it moves along its path. The area also receives bypass flow from Wild Burro, Canada Agua, Northranch, Prospect and Ruelas Canyon Watersheds of the Tortolitas that have migrated along the UPRR embankment from the south. Several studies have been done on the Tortolita Mountain watersheds by various agencies and engineering firms; however, the accepted drainage study titled “Volume 1, Hydrologic Analysis for Tortolita Mountain Watersheds above the Alluvial Fan Apexes” prepared by CMG Drainage Engineering, dated April 25, 2008; revised date October 27, 2008; is the source used for all off-site hydrology for this project. The attached exhibits show the general off-site watersheds, their associated flows and the approximate 100-year water surface elevations that affect this parcel. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 9 Regular Council Meeting - July 17, 2012 - Page 61 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit D.1: Off-Site Hydrology Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 10 Regular Council Meeting - July 17, 2012 - Page 62 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 2. Pre-Development On-Site Hydrology There are no defined watercourses onsite due to the existing flat topographic characteristics and previous agricultural uses. The onsite stormwater runoff discharges southwest to the Union Pacific Rail Road (UPRR) where it is retained/detained/retarded and directed to the northwest adjoining the downstream parcels. The onsite watersheds will be delineated utilizing 2008 digital topography with two-foot contour intervals. The western two-thirds of site have runoff flowing in the northwest direction as sheet flow from the agriculture fields. The remaining third on the eastern portion of the site flows in the northwest direction where it reaches a berm designed to keep storm water runoff from entering the fields. This flow is diverted south where it exits the site at center of the south boundary. All on-site hydrologic analysis will be performed using PC Hydro Method V5, dated March 2007. The soil types were provided from the Natural Resource Conservation Service (NRCS) soils study. Within this report, both hydrologic soil types A and B are present within the project boundary; therefore, resulting in 100% B soil type. Using the Pima County Hydrology Manual, the weighted basin factors range from 0.035 to 0.040. The vegetative cover and density will be determined using recent aerial photographs and site visits. The Pima County PC-Hydro software uses rainfall depths derived from the Upper Bound of the 90% confidence interval from the NOAA Atlas 14. This data is available from the NOAA’s National Weather Service Hydrometeorological design studies center precipitation frequency data server, which relies on the latitude and longitude of the project site. The project site has historically been inundated by sheetflow and stormwater backwater generated from the Union Pacific Rail Road earthen berm. The majority of the project site adjacent to the railroad is located in a FEMA floodplain designated Zone AH, which is a detailed study including water surface elevations. The remaining areas of the project site are located within a designated Zones A and AO which is sheet flow with depths ranging from 1 to 3 feet as illustrated on the current effective Flood Insurance Rate Map (FIRM) panel #04019C1035L. Although this is the effective FIRM map, the Town of Marana has a contract with CMG Drainage Engineering, Inc. to update the FEMA floodplain limits for areas affected by flows emanating from the Tortolita Mountains. In the report titled “Volume 3, FLO-2D Model report for the Tortolita Piedmont” prepared by CMG Drainage Engineering dated July 24th, 2008, revised December 17th, 2008 the floodplains were mapped using the computer program FLO-2D. The results of the study have revised the regulatory floodplain limits and discharge rates for the offsite flows crossing Tortolita Shadows. The majority of the project site is now located in a Zone X and Shaded Zone X (500-year floodplain). The FEMA floodplain designated Zone AH (adjacent to the railroad), which is a detailed study including water surface elevations, has reduced from the previously stated FIRM map. The remaining areas of the project site are located within a designated Zones AO1 which is sheet flow with a maximum flow depth of 1 foot as illustrated on the Flood Insurance Rate Map (FIRM) panel 04019C1035L (see attached FIRM). Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 11 Regular Council Meeting - July 17, 2012 - Page 63 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² The foothills of The Tortolita Mountains are a series of alluvial fans where storm water runoff is generally conveyed via sheet flow in ill-defined channels. The developments throughout the watersheds collect and redirect all sheet flow from these alluvial fans and ultimately deliver it to the Santa Cruz River. The land downstream of the project site is currently undeveloped agricultural and range land and is also impacted by the overshoots from the CAP canals. Furthermore, the downstream parcels also exist within various FEMA flood hazard zones. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 12 Regular Council Meeting - July 17, 2012 - Page 64 of 198 Regular Council Meeting - July 17, 2012 - Page 65 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² E. Vegetation 1. Vegetative Communities and Associations on the Site According to the Brown, Lowe and Pase System for classification and description of vegetation communities, the western two-thirds of the site is classified as Agricultural/Developed/Water/Bare Ground. The majority of this area is barren with occasional dense groupings of young Velvet Mesquites (Prosopis velutina) and Foothills Palo Verde (Cercidium microphylum) associated with remnant drainage patterns created by the agricultural use. The eastern third of the site is classified as Sonoran Desertscrub. This area contains typical upland vegetation: creosote with occasional Velvet Mesquite (Prosopis velutina) and Foothills Palo Verde (Cercidium microphylum) (See Exhibit E.1: Vegetative Communities.) The site also has areas classified as Riparian Area C, according to the Town’s Draft Habitat Conservation Plan (HCP). These areas were verified in the field on June 7, 2009 as part of the Site Resource Inventory requirements and are generally located in the southern and central portions of the site and are the result of previous agricultural practices. The vegetation in these areas are young, densely occurring mesquite adjacent to irrigation canals (See Exhibit E.2: Site Resource Inventory.) Vegetation within the designated Riparian Habitat C as determined by the Town of Marana Draft Habitat Conservation Plan 2. Significant Cacti and Groups of Trees and Federally-Listed, Threatened or Endangered Species There are no saguaros on-site. Additionally, according to a site resource inventory of the site, there are no significant cacti, group of trees, or Federally-Listed Threatened or Endangered Species located on the project site (See Exhibit E.2: Site Resource Inventory.) Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 14 Regular Council Meeting - July 17, 2012 - Page 66 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 3. Vegetation Density The majority of the site exhibits low-density vegetation due to the excessive disturbance caused by its previous agricultural use. There are a few areas adjacent to irrigation canals that contain dense clusterings of young mesquites, as mentioned above. The Site Resource Inventory submitted under separate cover identifies the high vegetated areas actual riparian areas and significant vegetation. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 15 Regular Council Meeting - July 17, 2012 - Page 67 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit E.1: Vegetative Communities Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 16 Regular Council Meeting - July 17, 2012 - Page 68 of 198 Regular Council Meeting - July 17, 2012 - Page 69 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² F. Wildlife 1. Letter from Habitat Specialist The summary page from Arizona’s On-line Environmental Review has been included as Exhibit: F.1: AGFD Online Environmental Review. There are no state-listed threatened or endangered species or any high densities of any specific species present on the project site. The Tucson – Tortolita – Santa Catalina Mountains Link is identified as a wildlife corridor within 3 miles of the project site; however, the corridor does not cross the project site. 2. Description of Wildlife Concerns According to the Arizona Game and Fish Department’s Heritage Data Management System (HDMS), the following Special Status species are known to occur within a 3- mile radius of the project site: Table F.2: Special Status Species within Three Miles the Proposed Site Scientific Name Common Name ESA USFS BLMState Chionactis occipitalis klauberi Tucson Shoveled-nosed Snake S Coccyzus americanus occidentalis Western Yellow-billed Cuckoo C WSC Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy-Owl SC S WSC Gopherus agassizii (Sonoran Sonoran Desert Tortoise SC S WSC Population) Sigmodon ochrognathus Yellow-nosed Cotton Rat SC Status Definitions: C: Candidate LE: Listed Endangered S: Sensitive (BLM & USFS) SC: Species of Concern SR: Salvage Restricted WSC: Wildlife of Special Concern Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 18 Regular Council Meeting - July 17, 2012 - Page 70 of 198 Regular Council Meeting - July 17, 2012 - Page 71 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² G. Soils and Geology There are seven types of soils found on the project site, according to Pima County DOT Geographical Information Services, 2009. Table G describes the soil characteristic information obtained from the Soil Survey of the Tucson-Avra Valley, Arizona; soil types are mapped in Exhibit G: Soil Associations. Table G: Soil Types and Characteristics Runoff Hazard of Characteristic Soil-Make-up Potential Erosion The Anthony soil is formed in mixed material that was The content of gravel Anthony Sandy in this soil is less than deposited on flood plains and alluvial fans by rivers and Loam, 1 to 3 15%, and the texture streams. It is brown gravelly sandy loam to a depth of 60 Moderate Medium percent slopes is sandy loam inches or more. The soil is mildly alkaline to moderately throughout. alkaline, and it generally is calcareous throughout. This soil occurs on The Anthony soil is formed in mixed material that was Anthony flood plains and deposited on flood plains and alluvial fans by rivers and Gravelly Sandy alluvial fans in the streams. It is brown gravelly sandy loam to a depth of 60 Moderate Medium Loam, 1 to 3 Santa Cruz and Avra inches or more. The soil is mildly alkaline to moderately percent slopes Valleys. alkaline, and it generally is calcareous throughout. This soil is found on The Gila soil is well-drained and extends to a depth of 54 Gila Loam, 0 to 1 flood plains in the inches or more. These soils formed in mixed material laid Not a Slow percent slopes Hazard Santa Cruz and Avra down by water on floodplains and alluvial fans. The soil Valleys. is brown to pale-brown loam. Some areas of this soil are on alluvial fans and valley slopes The Gila soil is well-drained and extends to a depth of 54 above the flood plains Gila Loam, 1 to 3 inches or more. These soils formed in mixed material laid of major percent slopes down by water on floodplains and alluvial fans. The soil Medium Moderate drainageways, while is brown to pale-brown loam. others are on flood plains of minor tributaries. Level to nearly level The Grabe soil is a grayish-brown loam and extends to a soil found on Not a Grabe Loam depth of 28 inches. It is moderately alkaline and Slow hazard floodplains and alluvial calcareous. fans. The Grabe soil is a grayish-brown loam and extends to a The surface layer is depth of 28 inches. It is moderately alkaline and Grabe Silty Clay silty clay loam 6 to 12 calcareous throughout. The soil formed in recent Slight or Loam Slow inches thick. alluvium deposited on flood plains, alluvial fans, and None valley slopes. The Pima soil is well-drained and formed in recent This soil is located on alluvium deposited on flood plains. The soil is grayish- Pima Silty Clay flood plains in the brown and pinkish-gray silty clay loam and clay loam that Slight or Loam Santa Cruz and Avra Medium is as deep as 60 inches and more. It is moderately None Valleys. alkaline and generally is calcareous throughout. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 20 Regular Council Meeting - July 17, 2012 - Page 72 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit G: Soil Associations Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 21 Regular Council Meeting - July 17, 2012 - Page 73 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² H. Viewsheds 1. Viewsheds Onto and Across the Site As demonstrated in the photographs on the following pages (Exhibit H.1.b: Site Photos) distant views of the Santa Catalina and the Tortolita Mountains are visible from the project site to the east and to the west are distant views of the Tucson Mountains with the railroad and Interstate 10 clearly visible along the property line. (Exhibit H.1.a: Photo Key Map indicates the locations from which each of the photos was taken.) Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 22 Regular Council Meeting - July 17, 2012 - Page 74 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit H.1.a: Photo Key Map Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 23 Regular Council Meeting - July 17, 2012 - Page 75 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit H.1.b: Site Photos Photo 1: From the southwest corner of the site looking northeast onto Photo 2: From the site’s southwest corner looking north along Patton the site with the Tortolita Mountains in the background. Road. Photo 3: From the southwest corner looking east with the Tortolita Photo 4: Looking southwest at the existing railroad tracks. and Santa Catalina Mountains in the background. Photo 5: From the middle of the site’s southern boundary looking west Photo 6: From the middle of the southern boundary looking north onto at the existing drainageway. the site. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 24 Regular Council Meeting - July 17, 2012 - Page 76 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit H.1.b: Site Photos, continued Photo 7: Looking north at existing water culvert in the center of the Photo 8: From the middle of the southern site boundary looking south site. (off-site). Photo 9: Looking northwest onto the site from the southeastern Photo 10: Looking at Central Arizona Project (CAP) Canal near the corner. southeastern project boundary. Photo11: From the middle of the western project boundary looking Photo 12: From the northwest corner of the property looking east. southeast onto site. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 25 Regular Council Meeting - July 17, 2012 - Page 77 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 2. Visibility from Adjacent Off-Site Uses The site has high visibility, especially from vehicle traffic along I-10 and I-10 Frontage Road since all neighboring properties are currently vacant. Medium visibility occurs along the western and southern boundaries of the site due to the proximity of the interstate. All low visibility areas are on the interior of the parcel further away from the interstate due to the size of the site and its flat terrain. (See Exhibit H.2: Visibility.) Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 26 Regular Council Meeting - July 17, 2012 - Page 78 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit H.2: Visibility Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 27 Regular Council Meeting - July 17, 2012 - Page 79 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² I. Traffic Circulation and Road System 1. Existing and Proposed Off-Site Streets Patton Road is currently the only roadway to provide access to the site. The private dirt roadway runs along the western border of the project site and intersects Grier Road north of the site. The I-10 Frontage Road currently provides access to Patton Road from the south. The nearest Interstate exit is located at Tangerine Road south of the project site. Patton Road is a dirt road and Grier Road functions as a rural collector. Interstate 10 (I-10) located northwest-southeast west of the proposed site is a 6-lane interstate highway owned by the Arizona Department of Transportation. Recent interstate improvements include widening from Cortaro Road to Pinal Air Park Road from 4 lanes to 6 lanes. The Interstate 10 frontage road is a one lane, one-way minor collector route south of the site and widens into a two lane, two-way route north of the site. Roadways within a one-mile vicinity of the site include Tangerine Road, which runs east-west and is an arterial route providing access to I-10, the Town of Marana and the Town of Oro Valley. Moore Road, an arterial route, runs east-west on the west side of I-10 and provides access to the western side of the Town of Marana. Additionally, Barnett Road, a minor collector route also oriented east-west on the west side of I-10, is located approximately three-quarters of a mile west of the site. Historically, Northern Marana has been agricultural and, as compared to urban areas, the demand on the roads has not been high; therefore, as Marana continues to develop, the demands on its roads will increase. Table I.1: Roadway Inventory gives details on the current roadways within a one-mile radius of the project site. Other transportation modes include the Union Pacific Railroad located parallel to Interstate 10 frontage road with 200 feet of right-of-way. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 28 Regular Council Meeting - July 17, 2012 - Page 80 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Table I.1: Roadway Inventory Interstate Moore Tangerine GrierBarnett 10 Road Road Road Road Major Routes MinorState Arterial Arterial Arterial Classification Collector Highway Existing R.O.W. 60 60 75-60 50 350 (feet) Future R.O.W. 250 250 150 50 350 (feet) Number of Lanes 2 2 2 2 6 Speed Limit 35 35 25 25 75 State of Ownership Marana Marana Marana Marana Arizona 2,000 8,000 1,000 49,000 ADT (Source, (PAG,(PAG,N/A (PAG,(PAG, Year) 2006) 2005) 2006) 2006) Capacity (Florida Dept of 15,600 15,600 15,600 15,600 115,300 Transportation, 2002) Conforms to Yes Yes Yes Yes Yes Width Standards Surface Paved Paved Paved Paved Paved Conditions 2. Roadway Improvements Table I.3: Planned Roadway Improvements identifies planned roadway improvements for arterial roads within a one-mile radius of the project site. The list was complied by the Pima Association of Governments in the 2030 Regional Transportation Plan, adopted June 29, 2005. The general scope, location, and the ID# used to identify and track the project are given. An “In Plan” status means that the projects are included in the funding, traffic, and air quality analyses of the plan and are expected to be completed by 2025. All costs are given in $1000’s of dollars and the sponsor is the jurisdiction responsible for the implementation of the project. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 29 Regular Council Meeting - July 17, 2012 - Page 81 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Table I.3: Planned Roadway Improvements Project Name Plan ID# Status Cost (in $1000s) Sponsor I-10: I-19 to Marana TI 5.98 In Plan $490,830 ADOT Widen to 8 Lanes I-10 West: #G- Tangerine Road TI 420.03 In Plan $25,750 ADOT Reconstruct TI with RR Grade Separation Moore Road #4 Sanders to Tangerine 198.00 In Plan $23,800 Marana Connector Widen to 4 Lanes Tangerine Connector (Project #9) Tangerine Road to 203.00 In Plan $25,600 Marana Postvale Construct New Roadway 3. Intersections The primary intersections that will be impacted by the project site are the proposed Moore Road/Adonis Road alignment and the proposed Moore Road interchange at Interstate 10. 4. Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the property. The public roadway standards for Northwest Marana include sidewalks and paved multi-use lanes on arterial and collector streets. The Pima County Rural Transit System does operate on fixed route capacity. There is a stop at the Marana Road/Sandario Road intersection. Other transportation modes include the Union Pacific Railroad located parallel to Interstate 10 frontage road with 200 feet of right-of-way. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 30 Regular Council Meeting - July 17, 2012 - Page 82 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I: Traffic Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 31 Regular Council Meeting - July 17, 2012 - Page 83 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² J. Recreation and Trails 1. Open Space, Recreation Facilities, Parks and Trails Ora Mae Harn District Park is the closest recreation facility to the property and is located approximately one and a quarter miles west of the project site on the northeast corner of Barnett Road and Lon Adams Road, adjacent to the Marana Municipal Complex. (See Exhibit J: Open Space and Recreation.) This 44-acre park features the following amenities: 3 lighted ball fields 1 lighted soccer field 7 covered ramadas with gas grills, lighting and electrical outlets 2 lighted tennis courts 1 lighted basketball court 1 large soccer/multi-use field 1 outdoor swimming pool 3 lighted covered playground areas 1 community/recreation center Within a one-mile radius, the Central Arizona Project (CAP) Canal Trail is located just east of the project site. According to the Town of Marana Trail System Master Plan, the CAP trail is a Primary Trail. The Power Transmission Line, which runs into El Camino de Manana Wash is located directly to the east of the site and is considered a Local Trail. Cottonwood Wash and Wild Burro Wash, classified as Connector Trails, are found just outside of the one-mile radius; Cottonwood Wash is located north of the project site and Wild Burro Wash is located to the southeast. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 32 Regular Council Meeting - July 17, 2012 - Page 84 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit J: Recreation and Trails Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 33 Regular Council Meeting - July 17, 2012 - Page 85 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² K. Cultural Resources An on-foot cultural resources survey of the project site was conducted in 2007 by Professional Archaeological Services of Tucson (PAST), which resulted in the identification of cultural resource AZ AA:12:1096(ASM) and 14 isolated artifacts. AZ AA:12:1096(ASM) is a sherd scatter of several hundred predominately plainware Hohokam ceramics. Previous plowing of the site (formerly farm fields) has extensively dispersed artifacts across the site. Based on archival information and the site survey, PAST indicates further archaeological studies on the site are warranted unless AZ AA:12:1096(ASM) can be avoided completely. L. Existing Infrastructure and Public Facilities 1. Sewer The project site is tributary to the Marana Wastewater Treatment Facility (MWTF). Currently, no wastewater system is in place to serve the project site. The public sewer is being extended through the Farm Field Five Development, and plans are in place (G-2006-037) to continue through the Vanderbilt Development to Interstate 10, just west of the subject property. However, both development proposals are privately contracted and Pima County Regional Wastewater Reclamation Department has no control over the timing of development. Treatment capacity is not available for this project at this time. An off-site sewer and boring under Interstate 10 is required to connect to this extension. A Sewer Service Agreement will be needed prior to development, (see Exhibit L.1.a: Wastewater Capacity Response and Exhibit L.1.b: Sewer Map, depicting the existing systems in the vicinity of the project site). Discussions with the Marana Utilities Department over obtaining capacity at the proposed Cottonwood treatment plant may be an alternative. 2. Fire Service Northwest Fire District provides service to properties in the project vicinity; however, the project site is not currently included within the District’s boundary. Currently, the closest fire station to the project site is Station #36, located approximately two miles northwest of the project site on North Marana Main Street within the Marana Town Center. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 34 Regular Council Meeting - July 17, 2012 - Page 86 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit L.1.a: PCWRD Letter Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 35 Regular Council Meeting - July 17, 2012 - Page 87 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit L.1.b: Existing Sewer Network Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 36 Regular Council Meeting - July 17, 2012 - Page 88 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 3. Water The Town of Marana Water Department provides service to properties in the vicinity of the project although the project site is not currently serviced by the utility. The site is within the Town’s service area. A Water Service agreement will be required to establish service to the property. The developer will be required to construct a water distribution system to serve the development and transfer title of the system to the Town of Marana. The director of the Town water utility may require an applicant to install “on-site” or “off-site” water facilities of a size greater than is required to provide service to applicant’s development, referred to as oversizing. A non-potable water delivery system for irrigation type demands will be installed to meet the Town of Marana’s requirements. Water rights from well #55-622115 (previously used for agricultural proposes) will be dedicated to the Town of Marana upon development plan approval. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 37 Regular Council Meeting - July 17, 2012 - Page 89 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I.2: Water Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 38 Regular Council Meeting - July 17, 2012 - Page 90 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I.2: Water, continued Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 39 Regular Council Meeting - July 17, 2012 - Page 91 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 4. Schools The project site is located within the Marana Unified School District. There are three schools approximately one and a half miles from the site. Estes Elementary School, Marana Junior High School and Marana Plus Alternative Ed are all located in the same area, northwest of the proposed site, west of I-10. Estes Elementary School is located north of West Grier Road and east of North McDuff Road. Marana Junior High School and Marana PLUS Alternative Ed are located south of West Grier Road and east of North Lon Adams Road. The children living within the development would attend Estes Elementary, Marana Middle School and Marana High School, which is located approximately six miles southeast of the project site. Additionally, within that vicinity there are two private schools: Sun and Shield Christian Academy and Redeemer Evangelical Lutheran School. Estes Elementary School, 11279 W. Grier Rd, Suite 100 Marana Junior High School, 11279 W. Grier Rd Marana PLUS Alternative Ed, 11279 W. Grier Rd Marana High School, 12000 West Emigh Road Sun and Shield Christian Academy, 8811 W. Avra Valley Road Redeemer Evangelical Lutheran School, 8845 N. Silverbell Road See Exhibit L.4: Schools and Table.L.4: Public Schools Enrollment Projections. Table L.4: Public Schools Enrollment Projections Current Enrollment School School Capacity 2006-2007 Estes Elementary School 633 601 Marana Junior High School 1300 1049 Marana High School 2300 1800 Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 40 Regular Council Meeting - July 17, 2012 - Page 92 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I.4: Schools Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 41 Regular Council Meeting - July 17, 2012 - Page 93 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 5. Private Utilities Electricity, natural gas, telecommunications and cable services will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: Electricity Trico Electric Cooperative Natural Gas: Southwest Gas Corporation Telephone: Qwest Communications Cable: Comcast M. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit M. The purpose of the McHarg Composite Map is to highlight areas that are available for development. The Town of Marana is currently regulating to the new FEMA Flood D-firm maps at this time. (Map #04019C1035L) Refer to Section 2 of the Tortolita Shadows Specific Plan (Development Plan) for information on how the land use concept responds to the site’s physical constraints. Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 42 Regular Council Meeting - July 17, 2012 - Page 94 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit M: McHarg Composite Map Ü»ª»´±°³»²¬ Ý¿°¿¾·´·¬§ Î»°±®¬ 43 Regular Council Meeting - July 17, 2012 - Page 95 of 198 Regular Council Meeting - July 17, 2012 - Page 96 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² ÐÝÆóïðððì Í«¾³·¬¬»¼ ¬±æ ÌÑÉÒ ÑÚ ÓßÎßÒß Ð´¿²²·²¹ Ü»°¿®¬³»²¬ ïïëëë É»¬ Ý·ª·½ Ý»²¬»® Ü®·ª» Ó¿®¿²¿ô ß®·¦±²¿ èëêëí Ð®»°¿®»¼ º±®æ ÌÛÎÎßÓßÎ ÐÎÑÐÛÎÌ×ÛÍô ×ÒÝò îîðð Û¿¬ Î·ª»® Î±¿¼ô Í«·¬» ïðë Ì«½±²ô ß®·¦±²¿ èëéïè Ð¸±²»æ øëîð÷ ëééóéèðð Ð®»°¿®»¼ ¾§æ ÌØÛ ÐÔßÒÒ×ÒÙ ÝÛÒÌÛÎ ïïð Í±«¬¸ Ý¸«®½¸ ßª»²«»ô Í«·¬» êíîð Ì«½±²ô ß®·¦±²¿ èëéðï Ð¸±²»æ øëîð÷ êîíóêïìê É·¬¸ ¿·¬¿²½» º®±³æ ÌØÛ ÉÔÞ ÙÎÑËÐ ìììì Û¿¬ Þ®±¿¼©¿§ Þ±«´»ª¿®¼ Ì«½±²ô ß®·¦±²¿ èëéïï Ð¸±²»æ øëîð÷ èèïóéìèð ß²¼æ ÓßÌØ×ÛË ÛÒÙ×ÒÛÛÎ×ÒÙ ÝÑÎÐÑÎßÌ×ÑÒ ëçêð Û¿¬ Í»½±²¼ Í¬®»»¬ Ì«½±²ô ß®·¦±²¿ èëéïï Ð¸±²»æ øëîð÷ éìéóïïíí July 2012 Regular Council Meeting - July 17, 2012 - Page 97 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² TABLE OF CONTENTS 1.Introduction...........................................................................................................1 .. A.Executive Summary..............................................................................................................................2 B.Community Objectives.........................................................................................................................5 2.Development Plan.................................................................................................7 .. A.Purpose and Intent...............................................................................................................................8 B.Relationship to Town of Marana General Plan...................................................................................8 C.Compatibility with Adjoining Development..........................................................................................9 D.Land Use Concept Plan.......................................................................................................................9 E.Circulation Concept Plan...................................................................................................................12 F.Open Space, Recreation, Parks and Trails Concept.......................................................................14 G.Grading Concept................................................................................................................................17 H.Landscape Concept...........................................................................................................................17 I.Native Plant Preservation..................................................................................................................17 J.Post-Development Hydrology...........................................................................................................18 K.Environmental Resources.................................................................................................................22 1.Waters of the United States....................................................................................................22 2.Federally Endangered Species and Other Special Species.................................................22 L.Cultural Resources............................................................................................................................23 M.Viewsheds..........................................................................................................................................23 N.Public Facilities..................................................................................................................................23 1.Police Service..........................................................................................................................23 2.Fire Service..............................................................................................................................24 3.Schools....................................................................................................................................24 O.Utilities................................................................................................................................................25 1.Water........................................................................................................................................25 2.Wastewater..............................................................................................................................25 3.Other Utilities...........................................................................................................................25 4.Sanitation and Recycling Services.........................................................................................25 3.Development Regulations..................................................................................27 .. A.Purpose and Intent............................................................................................................................28 B.General Provisions............................................................................................................................28 1.Applicable Codes.....................................................................................................................28 2.Additional Uses........................................................................................................................28 3.Accessory Uses and Structures.............................................................................................28 4.General Non-Residential Development Standards...............................................................29 C.Development Standards....................................................................................................................30 Ì¿¾´» ±º Ý±²¬»²¬ i Regular Council Meeting - July 17, 2012 - Page 98 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 1.Suburban (S)...........................................................................................................................30 2.Urban (U).................................................................................................................................31 3.Activity Center (AC).................................................................................................................33 4.Open Space/Drainage (OS/D)................................................................................................38 5.Landscape Buffer Standards..................................................................................................38 6.Parking Standards...................................................................................................................39 D.Development Standards....................................................................................................................40 1.Design Review Committee.....................................................................................................40 2.Master Developer....................................................................................................................40 3.Community Standards.............................................................................................................40 4.Single Family Residential Detached Housing Development Standards..............................47 5.Commercial Design Standards...............................................................................................47 6.Multi-Family Development Standards....................................................................................47 E.Definitions...........................................................................................................................................56 4.Implementation and Administration..................................................................60 .. A.Purpose..............................................................................................................................................61 B.Proposed Changes to Zoning Ordinance.........................................................................................61 C.General Implementation Responsibilities.........................................................................................61 D.Development Review Procedure......................................................................................................62 E.Phasing..............................................................................................................................................62 F.Specific Plan Administration..............................................................................................................63 1.Administrative Change............................................................................................................63 2.Substantial Change.................................................................................................................64 3.Interpretation............................................................................................................................64 4.Annual Report..........................................................................................................................64 EXHIBITS Exhibit I.A.1: Regional Context.....................................................................................................................3 Exhibit I.A.2: Location Map...........................................................................................................................4 Exhibit II.D: Land Use Concept..................................................................................................................11 Exhibit II.E: Circulation Concept................................................................................................................13 Exhibit II.F: Open Space and Recreation Concept...................................................................................16 Exhibit II.J: Post-Development Hydrology Concept..................................................................................21 Exhibit II.O: Sewer Concept.......................................................................................................................26 Exhibit III.D...................................................................................................................................................43 Ì¿¾´» ±º Ý±²¬»²¬ ii Regular Council Meeting - July 17, 2012 - Page 99 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² ×²¬®±² 11 Regular Council Meeting - July 17, 2012 - Page 100 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² A. Executive Summary Tortolita Shadows is a 278-acre proposed development located east of Interstate 10 and north of Tangerine Road, at the future Moore Road alignment. The project is envisioned to exhibit a mix of uses, although the majority of the Specific Plan area will consist of residential development. Approximately 35 acres have been designated for mixed-use development, which could result in commercial, office, public/institutional or residential land uses (or a combination thereof). Another 33 acres along the project’s western boundary (with the greatest visibility from Interstate 10) has been designated for employment center/business park uses. The intensity of land uses will transition outward from the areas designated as Activity Center (AC), which are located in the northern and western portions of the project site, and near the future alignment of Moore Road. The lowest residential densities will be located at the southeast corner of the site; the remainder of the Specific Plan area will be comprised of higher residential densities and neighborhood commercial services. The maximum number of residential units permitted for this development is 1,788. The Tortolita Shadows Development Capability Report, an analysis of the site’s existing conditions, has been submitted under separate cover. The opportunities and constraints identified in the Development Capability Report were taken into consideration in the creation of the Tortolita Shadows Development Plan, including the Land Use, Circulation and Post-Development Hydrology Concepts. The Tortolita Shadows Specific Plan establishes development standards, sustainability policies and design guidelines for the implementation of the Development Plan and the overall project vision. Tortolita Shadows is located amongst other proposed master planned developments, including Mandarina, Gladden Farms, The Shops at Tangerine, Tangerine Commerce Park—each of which offers a unique theme, set of land uses and value to the Town. It is acknowledged that the Specific Plan area currently lacks sufficient infrastructure required to support these proposed developments. However, the project is located in an area identified by the Town of Marana General Plan as being a potential major growth area over the next decade. Given the Town’s goals for regional economic development, including possible annexation of Pinal Airpark and expansion of Marana Regional Airport, the Tortolita Shadows community is positioned in a prime location to support Marana’s long-term needs for diverse housing and employment opportunities, along with both neighborhood-level and community- wide commercial services. All infrastructure necessary to support Tortolita Shadows, including roadways, such as Adonis Road, which will connect to Cochie Canyon Trail to the north and Tangerine Road to the south, and utility extensions, will be in place prior to, or concurrent with, development at the expense of the developer or through partnerships (such as a community facilities district or improvement district) with other property owners or the Town of Marana. ×²¬®±¼«½¬·±² î Regular Council Meeting - July 17, 2012 - Page 101 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I.A.1: Regional Context ×²¬®±¼«½¬·±² í Regular Council Meeting - July 17, 2012 - Page 102 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit I.A.2: Location Map ×²¬®±¼«½¬·±² ì Regular Council Meeting - July 17, 2012 - Page 103 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² B. Community Objectives The objectives of the Tortolita Shadows Specific Plan are intended to guide development of the site and provide direction for community design principles. This Specific Plan implements policies of the Town of Marana General Plan while providing a unique development that combines the sustainable principles of the southwest with diverse and affordable housing needs of the community. Development criteria established in this Plan ensure quality design for the separate uses while maintaining a common theme throughout the project. A set of development plan goals have been established as follows: 1. Implement the policies and guidelines of the Town of Marana General Plan; 2. Create a community that is compatible with surrounding development; 3. Build a sustainable mixed-use community that promotes higher density housing and commercial uses; 4. Establish development standards that are versatile, cost-effective and encourage quality design; 5. Build a community that is easily accessible and promotes multi-modal transportation and interconnectivity; 6. Design a community that provides a variety of land uses and housing types; 7. Create a development that respects and enhances the site’s natural features, its cultural resources and the built environment; 8. Create a development that lends to a diverse, stable and healthy economy; 9. Provide uniform development regulations for land use, circulation, landscaping and open space; 10. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, and guidelines; 11. Provide a framework for the management and administration of this Specific Plan; 12. Develop a land use plan that respects and enhances natural and cultural resources and the built environment; 13. Create a diverse, stable and healthy economy; 14. Create a community which redefines the ideology of quality affordability in the region; 15. Design a community with integrated residential neighborhoods that encourages sensitive site design and provides recreation/open space amenities in conjunction with new development; 16. Promote the “neighborhood concept” where the plan is laid out to encourage neighbor interaction and connectivity to gathering places, retail and employment centers, school(s), recreation areas and open space; 17. Integrate drainage corridors with the developed portions of the site; ×²¬®±¼«½¬·±² ë Regular Council Meeting - July 17, 2012 - Page 104 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² 18. Develop land uses to achieve continuity of design and establish a sense of place through the use of understandable design guidelines; 19. Encourage innovative design that helps build a unique community character, encourages interaction among neighbors and minimizes the impact of automobiles; 20. Foster a more creative approach to development than that typically associated with traditional master planned communities; 21. Ensure coordinated, responsible development through the use of cohesive procedures, regulations, standards and guidelines, and through the establishment of the Tortolita Shadows Design Review Committee; 22. Ensure compatibility of new development with the environment by implementing sustainable practices; and 23. Provide infrastructure and services related to transportation, flood control, wastewater, parks and recreation and governmental facilities. ×²¬®±¼«½¬·±² ê Regular Council Meeting - July 17, 2012 - Page 105 of 198 Regular Council Meeting - July 17, 2012 - Page 106 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² A. Purpose and Intent This Development Plan section of the Specific Plan articulates the vision for Tortolita Shadows while allowing enough flexibility to respond to future market demands. The Development Plan sets the stage for the next section of this document, Development Regulations, which define the means by which the project vision is implemented. Various physical opportunities and constraints were identified during the site analysis phase of this project. (See Tortolita Shadows Development Capability Report, under separate cover.) The resulting concept plan for Tortolita Shadows has taken these factors into account, taking advantage of opportunities and mitigating constraints, as appropriate. B. Relationship to Town of Marana General Plan The Tortolita Shadows Specific Plan conforms to the long-range land planning vision and Land Use Map within the Town of Marana General Plan, which designates the eastern portion of the site as Medium Density Residential and the western portion (closer to Interstate 10) as Commercial. The project area is located in the Northwest Growth Area, which is anticipated to be the “prime growth area” in the next decade, per the General Plan. Recommendations for land use, transportation and other growth factors involve these key features: Town Center, Residential communities of all sizes and types, Commercial and Industrial uses along the Interstate 10 corridor, and Medical industry opportunities. The proposed land use plan represents a master planned community that includes residential, commercial and employment-generating uses, such as office, light industrial and other compatible uses that are suitable along the Interstate 10 corridor. The flexibility in land use options will allow for growth that responds to the site’s visibility near the I-10 corridor, the convenience of its location in the 5-mile vicinity of Marana Regional Airport and adjacency to the Union Pacific Railroad. In addition, Tortolita Shadows will feature high-quality design and development, a multi-modal circulation system, a variety of housing types and economic levels, employment and commercial services, while promoting social and cultural diversity and sustainable practices, in accordance with the other goals set forth in the General Plan. Ü»ª»´±°³»²¬ Ð´¿² è Regular Council Meeting - July 17, 2012 - Page 107 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² C. Compatibility with Adjoining Development The majority of the property surrounding the project site is currently vacant located within one of several master-planned areas. The Tortolita Shadows Specific Plan was designed to be compatible with the surrounding planned developments and complement the development proposals for major regional commercial and employment centers and residential villages along the I-10 Corridor. In particular, Tortolita Shadows has been designed to be compatible with the Mandarina Specific Plan, a 342-acre master planned area located adjacent to, and south of, this Specific Plan. Uses proposed in Mandarina are similar to those being proposed in Tortolita Shadows: regional- and local-scale commercial uses, along with a variety of residential types and densities. Tortolita Shadows also takes into consideration the physical layout of Mandarina by extending major circulation (Adonis Road) and drainage infrastructure through the site. D. Land Use Concept Plan The Tortolita Shadows Specific Plan is located in a portion of Pima County expected to experience a significant expansion in regional population in the coming years. The land use concept of the Tortolita Shadows Specific Plan (Exhibit II.D) has been designed to help accommodate this growth by providing for a mixture of uses, including higher residential densities and complementary employment and commercial centers. Commercial development will respond to the needs of the community with a blend of both retail and office space. Uses envisioned within the Activity Center designation of this Specific Plan include large- scale retailers, an assortment of dining establishments, retail shops, office tenants and campus park industrial uses. A primary goal of the Tortolita Shadows Specific Plan is to provide high quality yet affordable homes—a community where people live, work, play and raise families. Tortolita Shadows will attract buyers from all stages of life, including first-time homebuyers, singles, young families and empty nesters. To accomplish this, the Tortolita Shadows Specific Plan supports residential uses within all of its land use designations. Suburban (S): The S designation allows a maximum gross density of 6 residences per acre (RAC) to accommodate single-family detached housing. Located in the southeast corner of the Specific Plan, away from more intense uses and Interstate 10, this designation supports the lowest residential densities in Tortolita Shadows. Urban (U): The U designation is placed in close proximity to employment uses and mixed-use centers with a maximum residential gross density of 20 RAC for multi-family development. Single Family development is limited to a maximum gross density of 12 RAC. Non-residential uses are also permitted within these areas in order to reduce auto travel and foster sustainability. These non-residential uses are intended to be oriented to meet the needs of residents within the community as opposed to the regionally focused uses that are permitted in other portions of Tortolita Shadows. Uses within the Urban designation are expected to include personal services, coffee shops, day care centers, convenience stores and cafés. Ü»ª»´±°³»²¬ Ð´¿² ç Regular Council Meeting - July 17, 2012 - Page 108 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Activity Center (AC): Activity Center areas will be located along the arterial and collector roadways within the community. This designation will allow for an appropriate combination of multiple uses inside a single structure or placed within a more urban setting where a variety of different living activities (live, work, shop, play) are within walking distance of most residents and which link to transit. Up to 20 RAC are allowed within AC. Open Space/Drainage (OS/D): Locations proposed for major drainage facilities have been identified on the Land Use Concept as OS/D. These facilities, a 35-foot drainage easement along the southern project boundary mirroring the channel identified in the Mandarina Specific Plan and a 170-foot wide easement at the southwest corner of the property could potentially feature recreation amenities and/or trails., depending on final engineering design. These easements will have regional benefits, and as such, will be constructed to public (Marana) standards for review and approval by the Town of Marana. Table II.D: Land Use Matrix summarizes the land uses proposed within Tortolita Shadows. The table identifies each parcel, its acreage, land use designation and residential use targets. Table II.D: Land Use Matrix Maximum # of Parcel Number Land Use Gross AcreageTarget Density Units 1 AC* 10 16 80* 2 AC* 24 16 192* 3 U 35 10 350 4 U 15 10 150 5 U 29 10 290 6 S 44 4 176 7 S 40 4 160 8 U 19 10 190 9 AC* 20 16 160* 10 AC* 5 16 40* OS/D & ROW 37 N/AN/A TOTAL 278 1,788 *assumes 50% of the Activity Center area is developed with residential uses Ü»ª»´±°³»²¬ Ð´¿² ïð Regular Council Meeting - July 17, 2012 - Page 109 of 198 Regular Council Meeting - July 17, 2012 - Page 110 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² E. Circulation Concept Plan All incoming traffic along I-10 will exit the I-10 corridor at Tangerine Road, the future Moore Road alignment or Marana Road and will use the proposed Adonis Road to access the proposed development and vice-versa for the exiting site-generated traffic. Other incoming traffic from development to the east is expected to be minimal due to the physical constraints of the land. The CAP Canal as well as the topographical slopes located east of the site will deter any main thoroughfare from the east. The proposed development is located within the Northwest Road Impact Fee area and will be subject to all applicable fees paid at the time of issuance of building permits. As reflected in Exhibit II.E: Circulation Concept, internal circulation for the proposed development will be provided by Adonis Road which will act as main trunk roadway going through the center of the development. Adonis Road is identified as a proposed major route from Tangerine Road north to Missile Base Road within the Town of Marana General Plan. A looped roadway system will intersect Adonis Road at two appropriately spaced locations within the boundaries of the site. Adonis Road will also intersect the extension of Moore Road in the future and the intersection will be signalized. Adonis Road will be extended to connect through to Mandarina Specific Plan to the south and the existing Adonis Road to the north. The looped roadway will provide access to Blocks 2 through 8. Blocks 1 and 9 will have access to Adonis Road and/or Moore Road. In addition, the property owner(s) of Tortolita Shadows and all successors in interest of the property shall cooperate with the owner of parcels 217-33-001E and 217-33-001F (currently the Mary DeConcini Trust) in the provision of legal access to the parcels through Tortolita Shadows. Public vehicular and utility access through Tortolita Shadows to the DeConcini Trust property shall be dedicated when a subdivision plat is recorded or a development plan approved within Tortolita Shadows Parcels 6, 7 or 9 located contiguous to DeConcini Trust property (parcels 217-33-001E and 217-33-001F). No building permits shall be issued in Parcels 6, 7 or 9 of the Tortolita Shadows property that is located contiguous to DeConcini Trust property (parcels 217-33-001E and 217-33-001F) unless and until the dedication of public vehicular and utility access is provided to the DeConcini Trust property. Ü»ª»´±°³»²¬ Ð´¿² ïî Regular Council Meeting - July 17, 2012 - Page 111 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit II.E: Circulation Concept 217-33-001E 2 1 7 - 3 3 - 0 0 1 F Ü»ª»´±°³»²¬ Ð´¿² ïí Regular Council Meeting - July 17, 2012 - Page 112 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² F. Open Space, Recreation, Parks and Trails Concept The Open Space and Trails Concept for Tortolita Shadows is illustrated in Exhibit II.F. This concept may be modified with subsequent recreation area plans prepared during the platting process. Parks within Tortolita Shadows will be designed to offer a variety of amenities for the diverse needs of its residents. As required by the Town of Marana Park, Trail and Open Space System Master Plan, there will be a minimum of three neighborhood parks. Each of these parks is proposed to be more than 5 acres but less than 10 acres and serving a one-quarter mile radius. The asterisks shown on Exhibit II.F indicate the conceptual location for these parks. The parks will exceed on-site park requirements. Neighborhood park amenities may include, but are not limited to the following features: Multi-use fields Play courts Shaded Play structure for 2-5 year old children Shaded Play structure for 5-12 year old children Picnic/shade ramada ADA walkways to facilities Connected to neighborhood trail or sidewalk system Trails within Tortolita Shadows will be designed to offer a multi-modal trail system. The trail system will be an integral part of the community character and will accommodate both pedestrians and bicyclists. All commercial centers, public facilities, community recreation areas and residential areas will be accessible via the trail system. The pedestrian circulation system includes several components: trail nodes, community trails (shared- use paths along the arterial and collector roadways) and local trails along the designated open space area. Trail nodes will be located where trails connect with other pedestrian or vehicular circulation systems. These nodes are planned to function as focal features within the community. All trail nodes will include shade, seating and drinking water. Additional landscaping, specialty paving, directional signage or monumentation and traffic calming measures may also be featured in these areas. The community trails (shared use paths) run adjacent to major vehicular circulation routes and provide safe and convenient movement of pedestrians throughout the community. The community trails meander through landscape and pedestrian corridors and connect neighborhoods to trail nodes, minor trails, commercial uses, open space and other activity centers. These multi-use paths will allow comfortable travel for both bicyclists and pedestrians. The Specific Plan shall extend the goals of the Town of Marana by contributing to the development of trail systems including the CAP Canal trail along the eastern boundary of the site and the extension of Mandarina Trail along the southwest corner of the site along Interstate 10. As part of the platting process, a Landscape Plan will be submitted that describes the proposed recreation facilities and proposed trail connections to be provided as part of the new development. The Landscape Plan will include calculations on projected lot totals, acres of recreation, and conformance with the Town’s guidelines. The proposed development will be subject to park impact fees to benefit Ü»ª»´±°³»²¬ Ð´¿² ïì Regular Council Meeting - July 17, 2012 - Page 113 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² regional parks and trails per Town of Marana Ordinance 2005.11. The Master Developer shall determine the ultimate location of all recreational features and allocate park and/or trail construction to individual builders. Ü»ª»´±°³»²¬ Ð´¿² ïë Regular Council Meeting - July 17, 2012 - Page 114 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Exhibit II.F: Open Space and Recreation Concept Ü»ª»´±°³»²¬ Ð´¿² ïê Regular Council Meeting - July 17, 2012 - Page 115 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² G. Grading Concept The entire site has been altered by a history of agriculture and ranching uses. The proposed grading concept includes channelization of on-site stormwater. A weir will be designed to release the stormwater downstream mimicking the existing floodplain width, depth and velocity. There is a large drainage easement area along the southwest boundary and a 35-foot drainage easement along the southern boundary. The 35-foot drainage easement will mirror the proposed Mandarina drainage easement to the south and form a joint use drainage channel. These on-site areas will also be used for community trails. The entire site will be graded. H. Landscape Concept The overall landscape theme for the community will be one that honors the Sonoran Desert environment within which Tortolita Shadows is located. This will be accomplished through the use of native and desert-adapted plant material as well as regionally appropriate hardscape materials for the built elements within the streetscape and recreation areas. Xeriscape principles of landscape planning, design and maintenance will be followed, including adherence to the Town of Marana Utilities’ water conservation requirements. Areas of moderate to higher water use will be limited to recreational features such as a community park, neighborhood parks, pocket parks and trail nodes. The streetscape is a vital component in establishing the look and feel of the community. The collectors will be planned and designed to accommodate a variety of planting densities. Emphasis and increased planting will be located at areas of importance, such as neighborhood entries, trail nodes, recreation features, wash crossings and other appropriate areas. Within the residential neighborhoods, the streetscape will be defined by the front yard landscape. The majority of trees will be located toward the street to create a more pedestrian friendly environment, providing shade and a pedestrian-scale street scene at plant maturity. I. Native Plant Preservation A Native Plant Preservation Plan (NPPP) shall be prepared on a block-by-block basis. Since the entire site has been altered by a history of agriculture and ranching uses, there are few native plants existing on-site. A registered landscape architect shall determine the viability of conducting a NPPP for each block and the Town of Marana Planning Department will make the final decision as to whether or not a plan is warranted. In the event there are native plants that can be transplanted or preserved in place, the vegetation existing on the site shall be inventoried and a plan shall be submitted by a registered landscape architect to the Town of Marana in accordance with the provisions set forth in the Town of Marana Land Development Code. Ü»ª»´±°³»²¬ Ð´¿² ïé Regular Council Meeting - July 17, 2012 - Page 116 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² J. Post-Development Hydrology The primary design components for the project drainage structures will be the requirement of the facilities to convey off-site drainage through the project site via constructed channels or storm drain pipes. On-site retention/detention basins will capture on-site stormwater runoff to be conveyed to downstream project boundaries. The light to moderate urbanization will design the finished floor elevations to be one foot above the established FEMA base flood elevations. Elevation certificates will be provided for affected building per FEMA and Town of Marana recommendations. The nonresidential uses and open space will be set at grade so as not to impede or restrict the existing drainage patterns. The buildings will have to be placed such that the flow will not be blocked or obstructed, and the length of the building will have to be parallel to the direction of flow. The commercial areas must have sufficient space between units so as to allow the conveyance of run off to the southwest. The spacing of the units will be determined at the time of the development plan. The off-site flows from the Tortolita watersheds will be collected in channels directing the drainage around the project site. The post-developed 100-year floodplains within the project boundaries will be contained within the constructed channel. These channels will vary in depth from 3 to 6 feet below existing grade and have a longitudinal slope greater than 0.3%. The channels will have side slopes ranging from 3:1 to 1:1. For 3:1 or greater in slope, slope protection such as gunite or grouted rock riprap will be provided for erosion control (See Exhibit II.J: Post-Development Hydrology Concept.) The constructed channels will direct the stormwater flows to the southwest corner of the project site were it will uniformly weir off the project site. A Conditional Letter of Map Revision (CLOMR) will be completed to address any site encroachments, floodplain revisions, and mitigating the CAP overchute discharges. This project is located in Northern Marana and is required to comply with additional drainage requirements set forth by the Town of Marana. Due to the lack of sufficient improved or natural receiving waters into which the post-developed storm water runoff may be discharged, this development will be required to retain 100 percent of the 100-year, 1 hour storm followed by 100 percent of the 10-year, 1 hour storm. These retention parameters have been set forth by the Town of Marana and proposed retention basins are to be sized per Town of Marana Development Services Center - Revised Development Requirements for Drainage in Northern Marana - December 2000. The Town of Marana has provided Required Storm Water Retention Volume Charts, to use in the sizing of proposed retention basins. The retention basins for each individual subdivision will be designed using the charts and assuming post development conditions using land densities that range from 60 percent to 90 percent The basins will be designed to safely store the runoff volume generated by 100 percent of the 100-year, 1-hour storm followed by 100 percent of the10-year, 1-hour storm. The retention volumes for the project will be addressed during the platting and improvements plans for each individual subdivision within the Tortolita Shadows Specific Plan area. A master drainage report and individual block drainage report will be a requirement for the development of this project. The Town of Marana contracted with CMG Drainage Engineering, Inc. to update the FEMA floodplain limits for areas affected by flows emanating from the Tortolita Mountains. The results of the study revised the regulatory floodplain limits and discharge rates for the off-site flows crossing Tortolita Ü»ª»´±°³»²¬ Ð´¿² ïè Regular Council Meeting - July 17, 2012 - Page 117 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Shadows. Those revisions will be incorporated into future drainage reports, CLOMR and LOMRs for this project development, The majority of the project site is now located in a Zone X and Shaded Zone X (500-year floodplain) as illustrated on the Revised Preliminary Flood Insurance Rate Map (FIRM) panel 04019C1035L, May 29, 2009. However, north, south and west portions of the site are located within a FEMA floodplain. The south, west, and southwest portion of the project site (adjacent to the railroad) is located within FEMA floodplain designated Zone AH, which is a detailed study including water surface elevations. The north portion of the site is located within a FEMA floodplain designated Zones AO1 which is sheet flow with a maximum flow depth of 1 foot. Encroachment is necessary because the site is inundated by the floodplain with sheet flow depths 0.5 to 3 feet deep. While there will be buildings placed in the floodplain, the major drainage patterns will not be obstructed or modified. (See Exhibit II. J: Post- Development Hydrology Concept.) The post-developed stormwater runoff discharges will be the same as it is under existing conditions. The channelization of the off-site stormwater flows will concentrate the stormwater within the channel. A weir will be designed to release the stormwater downstream mimicking the existing floodplain width, depth and velocity. The peak discharge flow rates exiting the project site will not increase since the project will comply with the Northern Marana retention requirements. This development will not affect flow reporting to downstream facilities such as The Barnett Channel. The residential lots will allow the runoff to maintain their existing patterns. The buildings will have to be situated in such a way as to allow for positive flow between structures. The maximum increase in the existing water surface elevations due to encroachment is limited to 0.10 foot. The conveyance of runoff through the proposed development will be accomplished by a system of concrete pipes and concrete box culverts, channels, catch basins and sidewalk scuppers. All hydraulic structures, constructed drainage channels and retention/detention basins will be calculated in conjunction with the platting and improvement plans. Riprap aprons may be used to control erosion at culvert, channel or basin outlets. Vegetation may also be used to enhance channels, but preservation of natural channels is not possible since none exist on the site. The design and management of all hydraulic structures and facilities will be in compliance with the Town of Marana drainage standards and policies. The drainage easement dimensions shown on Exhibit II.J are subject to revision based upon the future review of hydrology and hydraulic calculations. The development will not adversely impact the parcels up and downstream of the site and retention will be provided. All grading activities will be done in accordance with Town of Marana requirements. In addition to the approval of the grading plans for compliance with the Marana grading ordinance, all requirements of the Arizona Pollutant Discharge Elimination System (AZPDES) Construction General Permit will be fulfilled. This will require preparation and approval by the Town of Marana of a Storm Water Pollution Protection Plan (SWPPP), Notice of Intent and other required documentation. The Storm Water Plan will consider all of the anticipated grading and ground disturbing activities and apply the best practices to control and eliminate pollutant discharges. The use of physical controls and design features to minimize discharges such as sediment traps, filters and construction water discharge controls will be utilized. Consideration of the storm water impacts will begin in the concept design phase and proceed through the construction phase of the project. The existing borrow pit on the Ü»ª»´±°³»²¬ Ð´¿² ïç Regular Council Meeting - July 17, 2012 - Page 118 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² adjacent Mandarina property may not be used by the subject property owners for any purpose including the storage of storm water flow. Ü»ª»´±°³»²¬ Ð´¿² îð Regular Council Meeting - July 17, 2012 - Page 119 of 198 Regular Council Meeting - July 17, 2012 - Page 120 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² K. Environmental Resources Waters of the United States 1. Westland Resources conducted a Preliminary Jurisdictional Waters Determination 404 jurisdictional wash survey on the site. According to their survey there are no known navigable waters of the U.S. within Rivers and Harbors Act (RHA) jurisdiction (as defined by 33 CFR part 329) in the review area. It has not been determined by the Corps if Waters of the United States are present on-site. Documentation of this finding will be provided to the Town of Marana once received from the Corps of Engineers. Federally Endangered Species and Other Special Species 2. It is possible that the project site may be home to the Western Burrowing Owl. The burrowing owl (Athene cunicularia) is identified as a Sensitive Specifies and is addressed under the Town of Marana’s Draft Habitat Conservation Plan (HCP. Burrowing owls are also protected by the Federal Migratory Bird Treaty Act of 1918 and State of Arizona Revised Statute Title 17-235. The owl is known to nest in small mammal burrows and in unusual locations such as erosion holes around irrigation canals, piles of concrete rubble, dirt piles, banks along washes and PVC pipes with an angled opening above the ground. A qualified biologist will observe all burrows and holes described above, for the presence of recent owl signs. They can be found in locations as diverse as agricultural fields or open land in urban areas. Due to this project site being located within potential burrowing owl habitat, a burrowing owl survey will be completed 30 days prior to ground disturbance. The Town of Marana has also mapped this area as containing modeled habitat for the Tucson Shovel-Nosed Snake. The Tucson Shovel-Nosed Snake is protected by Arizona State law (ARS Title 17). In 2004, the United States Fish and Wildlife Service was petitioned to list the Tucson Shovel-Nosed Snake and to designate critical habitat. The Tucson Shovel-Nosed Snake has been found in areas of northern Pima County and across Pinal County within xeroriparian scrub, creosote bush areas, Sonoran desertscrub and mesquite bosques. Soil type is an important habitat features with loose, sandy soils being suitable for the shovel-nosed snake habitat. The Town’s goal is to look for opportunities to obtain grants or support cooperators to conduct surveys or research on Tucson shovel-nosed snakes. Surveys for the Tucson shovel-nosed snake and ground snake will be performed by a qualified herpetologist experienced in surveying for these species. Ü»ª»´±°³»²¬ Ð´¿² îî Regular Council Meeting - July 17, 2012 - Page 121 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² L. Cultural Resources During a field survey on the project site in 2007, PAST identified various isolated artifacts and one site, AZ AA:12:1096(ASM), which is described as a sherd scatter of several hundred predominantly plainware Hohokam ceramics. The survey report indicates that historic plowing of farm fields on the site has “extensively dispersed artifacts across these fields making association of the surface artifacts to possible in situ subsurface features very difficult…The presence of human remains on a site of this kind can be ruled out.” If the site cannot be avoided or assured long term preservation, PAST recommends a site-specific treatment plan be created to determine the nature and extent of the site as well as to aid in documenting the National Register eligibility status of the site. The initial phase of the treatment plan could include field testing and research, instrument mapping, systematic collection of the artifacts as well as their analysis, and a report synthesizing the known information about the site and others in the vicinity. Additional testing and possible treatment of the site will occur prior to making a decision regarding long-term disposition. In the event that significant archeological objects, any human remains, or funerary objects are uncovered during ground disturbance, all work will be stopped in the area of the discovery, and the Director of the Arizona State Museum will be immediately notified of the discovery in accordance with ARS §41-865. Action must then be taken to prevent further disturbance of such remains. The Director of the Arizona State Museum will have ten working days to respond to any request to proceed with ground-disturbing activities. M. Viewsheds The subject property is flat with no significant topographic features that can be seen from Interstate 10 and surrounding properties. Significant viewsheds of the Tortolita Mountains can be seen northeast of the property. The distance from and height of the Tortolita Mountains will mitigate any viewshed impact; however, where possible, all development shall maximize these view corridors to the Tortolita Mountains. Homes shall be sited to take advantage of distant mountain views to the greatest extent possible. Buffers and screening will be maintained along the property perimeter and along major arterials to enhance the existing rural character of the community. N. Public Facilities Police Service 1. Tortolita Shadows is located within the limits of the Town of Marana and shall be served by the Town of Marana Police Department. Ü»ª»´±°³»²¬ Ð´¿² îí Regular Council Meeting - July 17, 2012 - Page 122 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Fire Service 2. The Tortolita Shadows Specific Plan area is not currently located within a fire district; however, the project site will be required to annex into closest fire district in the area, which is the Northwest Fire District. Currently, the closest fire station located to the site is Station #36, approximately two miles northwest from the site. Schools 3. It is anticipated that this project will generate approximately 1,788 residential units if fully developed at the target residential densities. However, it is possible this number could decrease if the market dictates that commercial uses to be developed in place of residential uses. Tortolita Shadows is located within the Marana Unified School District (MUSD). MUSD provided the following multipliers to use for student enrollment projections. (MUSD multipliers do not distinguish between different housing products.): Elementary: 0.25 students per home (0.25 x 1,788) = 447 students Junior High & High School: .0.10 students per home (0.10 x 1,788) = 179 students The site will be served by Estes Elementary School, Marana Junior High School and Marana High School. In the future, other school sites could serve the Tortolita Shadows, including the planned Gladden Farms and San Lucas schools. Per preliminary meetings with the MUSD, there are no plans for a school site within Tortolita Shadows or within the immediate vicinity. There is adequate existing school capacity within Estes Elementary School site, the proposed school within Gladden Farms II Specific Plan and the proposed elementary school site within the San Lucas development. Additionally, there is capacity available within Marana Middle School and Marana High School; therefore, no middle school or high school sites are warranted within the site boundaries. MUSD is currently accepting new residential development with a voluntary contribution of $1,200.00 per unit. This contribution will be implemented at the building permit phase of development. Ü»ª»´±°³»²¬ Ð´¿² îì Regular Council Meeting - July 17, 2012 - Page 123 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² O. Utilities Water 1. The Town of Marana Water Utility provides service to properties in the vicinity of the project although the project site is not currently serviced by the utility. The site is within the Town’s service area. A Water Service agreement will be required to establish service to the property, and water rights must be transferred to the Town of Marana prior to obtaining service. Off-site improvements to connect to the existing system, over-sizing on mains to accommodate regional requirements, well sites and storage tanks will need to be considered along with the infrastructure to serve the proposed development. A non-potable water delivery system for irrigation type demands will be installed to meet the Town of Marana’s requirements. Water rights from well #55-622115 (previously used for agricultural proposes) will be dedicated to the Town of Marana upon development plan approval. Wastewater 2. The project site is tributary to the Marana Wastewater Treatment Facility. Connection to the existing sewer can be accomplished by boring under I-10 and connecting to the planned Vanderbilt Farms sewer in Clark Farms Boulevard or by other means as required by the director of the designated sewer utility based upon sewer capacity, layout and current policies and directives at the time of sewer capacity is designated as required by the site specific sewer service agreement with the wastewater provider.. (See Exhibit II.O: Sewer Concept.) Other Utilities 3. It is anticipated that Trico Electric Cooperative will provide electric service to the community, and Southwest Gas will likely provide natural gas service. Telephone, internet and cable services may be provided by any number of service providers via contracts with individual home and business owners. All new and existing utilities except electrical transmission lines carrying 46 KV or greater, and those lines which can be shown to exist in current or future electrical transmission corridors, within or contiguous to the site, shall be placed underground. Sanitation and Recycling Services 4. A number of private sanitation service providers may be contracted to serve the site with comprehensive trash and waste removal, recycling and environmentally safe waste management services. Ü»ª»´±°³»²¬ Ð´¿² îë Regular Council Meeting - July 17, 2012 - Page 124 of 198 Regular Council Meeting - July 17, 2012 - Page 125 of 198 Regular Council Meeting - July 17, 2012 - Page 126 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² A. Purpose and Intent The Tortolita Shadows Specific Plan Development Regulations establish the intensity and character of the development by prescribing site-specific standards that are tailored to the unique features of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future market demands and to achieve compatibility with proposed surrounding land uses. B. General Provisions Applicable Codes 1. The development regulations herein supersede the regulations of the Marana Land Development Code, unless otherwise noted. If an issue, condition or situation arises or occurs that is not set forth in this Specific Plan, the applicable portions of the Town of Marana Land Development Code, as adopted at the time of development, shall apply. All construction within the Specific Plan area shall comply with the currently adopted versions of the International Building Code, the International Mechanical Code, the Uniform Plumbing Code, the National Electric Code, the International Residential Code, the Town of Marana Outdoor Lighting Code and the local fire code, as applicable for the specific project at the time of permitting. Additional Uses 2. Whenever a use has not been specifically listed as being a permitted use within a particular land use designation within the Specific Plan, the Town of Marana Planning Director shall determine if said use is consistent with the intent of the designation and compatible with other listed permitted uses. Any individual aggrieved by such determination may appeal that determination to the Marana Board of Adjustment. Accessory Uses and Structures 3. The following accessory uses shall be permitted in all land use designations except within the Open Space/Drainage designation: Alternative energy related equipment and appurtenances Children’s playground structures Swimming pools, spas and related structures Tool sheds and maintenance buildings Identification signage and monumentation Temporary real estate office/model home complex within an approved subdivision Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² îè Regular Council Meeting - July 17, 2012 - Page 127 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² General Non-Residential Development Standards 4. The following development standards apply to all non-residential uses within the Tortolita Shadows Specific Plan except where more restrictive standards are noted. These standards provide for additional restrictions to ensure compatibility between non-residential and residential land uses. Primary vehicular access for all non-residential uses must be from an arterial or collector street. Does not apply to group homes or home occupation. The minimum building setback for all non-residential uses shall be 20 feet from any interior property line unless adjacent to non-residential uses. Unless otherwise noted, no setback is required between non-residential uses. Non-residential uses shall provide a minimum 10-foot wide landscape buffer and minimum 5-foot tall decorative masonry wall unless adjacent to a non- residential use. Unless otherwise noted, no buffer or wall is required between non-residential uses. A non-residential use must provide a 20-foot wide landscape buffer and 3.5-foot tall screen wall adjacent to public and private rights-of-way. Refuse container enclosures must be set back a minimum of 20 feet from all property lines and screened with a 6-foot tall masonry wall finished using materials similar to those of the principal structure. Enclosure gates must consist of a solid panel design that precludes visibility into the enclosure. Noise generating equipment must be located a minimum of 50 feet from any property line adjacent to a residential use and screened in accordance with the Town of Marana Commercial Design Standards. Any outdoor storage areas shall be screened and enclosed so that they are not visible from adjacent streets, public sidewalks, internal pedestrian walkways. All service entrances and loading areas must be screened from adjacent residential properties and view from public streets. Screening shall consist of decorative walls and/or landscaping combination that will provide a barrier of adequate height at the time of installation. All non-residential development shall be subject to the Town of Marana Commercial Design Standards. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² îç Regular Council Meeting - July 17, 2012 - Page 128 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² C. Development Standards Suburban (S) 1. Permitted Uses a. Detached Single-Family Housing Group Homes Home Occupation Public Facilities Religious Uses, subject to: The minimum building setback is 50 feet unless adjacent to a non- residential use. No setback is required adjacent to another non-residential use. A minimum site area of 5 acres is required. Religious Uses are subject to Non-Residential Development Standards Single-Family Residential Standards b. Minimum Lot Size: 4,500 square feet Maximum Building Height: 30 feet Minimum Lot Depth: None Minimum Lot Width: 30 feet Maximum Lot Coverage: 65 percent for all structures on-site Minimum Lot Setbacks: Front: 10 feet Rear: 10 feet Side: None (subject to building code requirements) Garage Setback: where garages of single-family residences open directly onto an abutting street (excluding alleys), the garage must be set back a minimum of 20 feet or have the option to be set back 8 feet or less to discourage parking in the driveway and from obstructing the right-of-way and sidewalk. When the optional setback of 8 feet or less is used, visitor parking must be accommodated on the street or in group parking areas. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íð Regular Council Meeting - July 17, 2012 - Page 129 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Accessory Structures c. Minimum Building Setbacks: Front: 20 feet Side & Rear: 5 feet Urban (U) 2. Permitted Uses a. Assisted Living Facilities Attached Single-Family Housing Automotive Service Auto washing, limited to a self-service, coin-operated car wash, shall be allowed on the premises. No more than six (6) bays using hand-operated, wand-type equipment or more than one (1) bay using nonconveyor, automatic equipment are permitted, and vacuum equipment shall be located at least one hundred (100) feet from any residential zone. Banks and Financial Institutions Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted to drive-through automated teller machine (ATM) service only. Day Care Centers, subject to: The minimum lot size required for a child care center is 14,000 square feet. There is no minimum for adult day care. The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. Detached Single-Family Housing Within 1,000’ of the railroad right-of-way, a conditional use permit will be required. Elementary and Secondary Schools, subject to: A minimum lot size of 5 acres. The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. Food and Beverage Kiosks/Coffee Shops/Cafés Fuel Dispensing Facilities General Merchandise Sales Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íï Regular Council Meeting - July 17, 2012 - Page 130 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² No single use to exceed 50,000 square feet Group Homes Health and Fitness Centers Home Occupation Hotel/Lodging The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case no setback is required. Instructional Schools Live/Work Unit, subject to: No more than 75 percent of all building square footage on the lot may be devoted to the work unit. One additional motor vehicle space is required per Live/Work unit in addition to the residential requirement. Live/work units shall be subject to non-residential development standards. Medical and Professional Offices Blood donor centers are not allowed unless adjacent to non-residential uses. Multi-Family Residential Park and Ride Lots Personal Services Laundry facilities will not exceed three thousand (3,000) square feet of floor area. Public Facilities Religious Uses, subject to: The minimum building setback is 50 feet unless adjacent to a non- residential use. No setback is required to another non-residential use. A minimum site area of 2 acres is required. Religious Uses are subject to Non-Residential Development Standards Self Storage, subject to: Maximum site area: 5 acres Maximum individual unit size: 2,000 square feet. Wireless Communications Facilities, subject to: Standards for Wireless Communication Facilities in the Town of Marana Land Development Code. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íî Regular Council Meeting - July 17, 2012 - Page 131 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Single-Family Residential Development Standards b. Minimum Lot Size: 3,500 square feet; 2,800 square feet for green court & similar products; no minimum for attached products Minimum Lot Depth: None Minimum Lot Width: 30 feet for detached products; none for attached products Maximum Building Height: 40 feet Minimum Lot Setbacks: Front: 10 feet Rear: 10 feet Side: None (subject to building code requirements) Garage Setback: where garages of single-family residences open directly onto an abutting street (excluding alleys), the garage must be set back a minimum of 20 feet or have the option to be set back 8 feet or less to discourage parking in the driveway and from obstructing the right-of-way and sidewalk. When the optional setback of 8 feet or less is used, visitor parking must be accommodated on the street or in group parking areas. Multi-Family Residential Development Standards c. Maximum Gross Density: 20 RAC Average Area Per Dwelling Unit: None Minimum Site Setback Requirements: 15 feet Maximum Building Coverage: 65 percent for all structures on-site Maximum Building Height: 75 feet Non-Residential Development Standards d. Minimum Site Setbacks: See Section B.4: General Non- Residential Development Standards Maximum Building Height: 75 feet Maximum Building Coverage: 65 percent for all structures on-site Accessory Structures e. Minimum Building Setbacks: Front: 20 feet Side & Rear: 5 feet Activity Center (AC) 3. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íí Regular Council Meeting - July 17, 2012 - Page 132 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Permitted Uses a. Art Gallery, Museum, Artisan Studios Assisted Living Facilities Automotive Service and Repair The use must occur within an enclosed building. Full service and self service auto washing shall not be permitted unless adjacent to non-residential uses. Banks and Financial Institutions Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted to drive-through automated teller machine (ATM) service only. Day Care Centers, subject to: The minimum lot size required for a child care center is 14,000 square feet. There is no minimum lot size for adult day care. The minimum setback is 25 feet (applies to all subject property lines). No setback is required for adult day care. Corporate and Regional Headquarter Facilities and Offices Schools Food and Beverage Kiosks/Coffee Shops/Cafés Fuel Dispensing Facilities General Merchandise Sales Grocery Store Group Homes Hardware and Home Improvement Stores Health and Fitness Centers Health Care Facilities Home Occupation Hotel/Lodging The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required from non-residential uses. Indoor Entertainment Facilities (such as movie theater, bowling alley) Instructional Schools Light Industrial (Manufacturing/Technical/Assembly), subject to: Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íì Regular Council Meeting - July 17, 2012 - Page 133 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² All manufacturing activities shall be located entirely within a building or on the lot which is enclosed on all sides by a solid wall or fence a minimum of 6 feet in height. No outdoor storage areas shall be stacked or stored to exceed the height of the screen wall within 50 feet of a residential use. Outdoor display of finished products is permitted in an area limited to 10,000 square feet. Live/Work Unit, subject to: No more than 75 percent of all building square footage on the lot may be devoted to the work unit. One additional motor vehicle space is required per Live/Work unit in addition to residential requirement. Live/work units shall be subject to non-residential development standards Medical and Professional Offices Blood donor centers are not allowed unless adjacent to non-residential uses. Multi-Family Residential Park and Ride Lots Personal Services Pet Store Must be fully enclosed Plant Nurseries, Home and Garden Supplies Public Facilities Recycling Collection Center Restaurants, including drive-through facilities Activities may be conducted outdoors if developed adjacent to non- residential uses. Seasonal Outdoor Sales, including Farmer’s Markets and similar uses. Activities may be conducted outdoors if developed adjacent to non- residential uses. Self Storage, subject to: Maximum site area: 5 acres Maximum individual unit size: 2,000 square feet. Regional Shopping Mall Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íë Regular Council Meeting - July 17, 2012 - Page 134 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² The minimum building setback is 50 feet unless adjacent to non-residential uses. No setback is required adjacent to non-residential uses. Screening shall consist of a minimum 8 foot masonry wall and 10 foot landscape buffer unless adjacent to non-residential uses. No screening is required adjacent to non-residential uses. All trash or loading zones for regional shopping malls shall be set back a minimum of 100 feet unless adjacent to non-residential uses. The setback shall be 25 feet from adjacent non-residential uses. Religious Uses, subject to: Religious Uses are subject to Non-Residential Development Standards No minimum site area required. Research and Development, including Laboratories and Testing Facilities All land use operations, including storage, must be housed within a completely enclosed building. Vehicular use areas do not have to be located within enclosed buildings. The minimum lot size requirement is 5,000 square feet. Retail and Home Improvement Superstores (over 85,000 square feet) The minimum building setback is 50 feet unless adjacent to non-residential uses. No setback is required adjacent to non-residential uses. Screening shall consist of a minimum 8-foot masonry wall and 10-foot-wide landscape buffer unless adjacent to non-residential uses. No buffer or screening is required adjacent to non-residential uses. All trash or loading zones shall be setback a minimum of 100 feet unless adjacent to non-residential uses. The setback shall be 25 feet from adjacent non-residential uses. Television and Radio stations Structures must be set back at least 25 feet unless adjacent to non- residential uses. No setback is required adjacent to non-residential uses. Vehicles Sales and Rentals Wireless Communications Facilities, subject to: Standards for Wireless Communication Facilities in the Town of Marana Land Development Code. Wholesaling and Warehousing The minimum building setback is 50 feet unless adjacent to non-residential uses. No setback is required adjacent to non-residential uses. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íê Regular Council Meeting - July 17, 2012 - Page 135 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Multi-Family Residential Development Standards b. Maximum Gross Density: 20 RAC Average Area Per Dwelling Unit: None Minimum Site Setback Requirements: 15 feet Maximum Building Coverage: 65 percent for all structures on-site (except covered parking) Maximum Building Height: 75 feet Non-Residential Development Standards c. Minimum Site Setbacks: See Section B.4Maximum Building Height: 75 feet Maximum Building Coverage: 65 percent for all structures on-site Accessory Structures d. Minimum Building Setbacks: Front: 20 feet Side & Rear: 5 feet Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íé Regular Council Meeting - July 17, 2012 - Page 136 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Open Space/Drainage (OS/D) 4. Permitted Uses a. Open Space Recreational Facilities/Parks Wireless Communications Facilities, subject to: Standards for Wireless Communication Facilities in the Town of Marana Land Development Code. Landscape Buffer Standards 5. Screening standards within Tortolita Shadows have been designed with the intent of protecting residential uses from incompatible non-residential uses, but promoting mixed-use development by providing for flexible landscape buffer standards. Except as indicated within this plan, the landscape buffer standards in the Town of Marana Land Development Code shall apply. Where a parcel abuts a public street, the minimum landscape bufferyard shall be 20 feet, up to 50 percent of which may be within public right-of-way capable of accommodating landscaping, subject to approval by the Tortolita Shadows Design Review Committee and appropriate license agreement with the Town of Marana. All non-residential uses shall provide a minimum 10-foot wide landscape buffer and a minimum 5-foot-high decorative masonry wall unless adjacent to a non- residential use or as otherwise specified within this Specific Plan. Refuse areas and loading areas shall be screened from adjoining properties and public right-of-way in accordance with Town of Marana Land Development Code standards or as otherwise specified within this Specific Plan. The perimeter of all commercial parking lots shall be screened in accordance with the Commercial Design Standards of the Town of Marana Land Development Code. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íè Regular Council Meeting - July 17, 2012 - Page 137 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Parking Standards 6. Parking standards within Tortolita Shadows have been designed with the intent of reducing the overall amount of pavement within the community to lessen the urban heat-island effect, promoting mixed-use development with shared parking and encouraging the use of alternate modes of transportation. Except as indicated within this plan, the parking standards in the Town of Marana Land Development Code shall apply. Parking shall be shared when multi-use development occurs on a single site. Required parking may be reduced by up to 20 percent if the project has adjoining uses that share the same parking area and have different hours of operation. All land uses sharing parking shall provide covenants authorizing shared parking. If on-street parking is prohibited, guest parking for residential uses must be provided at a ratio of one parking space for each 3 residential units. Bicycle parking shall be provided at a minimum rate of 5 percent of the number of required vehicular parking spaces. Bike parking must be located within 100 feet of a building entry. Both bike racks and lockers are permitted and will satisfy the requirements. Single-family developments will require, at minimum, a two car garage and driveway parking. If a housing product is constructed that does not allow for driveway parking, the provision of on-street and/or guest parking will be required at a ratio of one parking space for each 4 residential units. Individual Parking Reduction Plan: An individual parking reduction plan may reduce the amount of total spaces required by the Town of Marana parking standards, provided the following standards are met: The plan shall be prepared by a traffic engineer or similar transportation professional and approved by the Town of Marana Planning Director; The plan shall include a road impact study and a traffic generation study profiling the proposed land use; The plan demonstrates the reduced parking will be sufficient for the proposed uses; The plan does not impede safe passage of moving traffic and does not increase traffic congestion; A covenant runs with the subdivision plat or development plan noting adherence to the range of uses covered by the reduction plan; A future revision to the covenant restricting uses may require submittal of a revised plan or an increase in parking spaces; Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² íç Regular Council Meeting - July 17, 2012 - Page 138 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² D. Development Standards Design Review Committee 1. The Master Developer will be responsible for establishing the Tortolita Shadows Design Review Committee (TSDRC). This Committee will consist of a minimum of five members responsible for review and approval of architectural styles, screen wall design, entry features, o landscape plans, utility design and constructin, and sign design. The committee will have approval authority on these matters until such time that the property is entirely transferred from the Master Developer or its assigns to Builders within the project. Master Developer 2. The Master Developer is the entity responsible for providing the basic infrastructure and maintaining common areas. The Master Developer forms the Tortolita Shadows Master Association and is responsible for recording the Master CC&Rs. Community Standards 3. Residents and visitors should have a sense that a neighborhood area fits in with its unique context and has a sense of place that is distinct. Community standards will be enforced by the Tortolita Shadows Master Association (“the Association”). The Association establishes the Tortolita Shadows Design Review Committee (TSDRC) that reviews all plans for proposed construction within the Specific Plan area. Take advantage of the distant mountain vistas, desert bajadas and/or significant buildings. Reflect significant southwestern regional architectural styles in the selection of architectural themes. Incorporate and highlight the natural environment in architectural and landscape themes. Design Activity Center (AC) and Urban (U) areas to be interesting in appearance and vary architecture of buildings within these developments as much as possible yet use unified design elements. Encourage broad-based residential opportunities by varying the types of residences in size, amenities and price points. Layout a. Each block or development area will portray a unique character reflective of its associated land use and density. Maximize opportunities for public exposure to common community spaces and visual access to view corridors and natural physical features. Promote subdivision and housing design which recognizes streets and common areas as a potential for social interaction by providing opportunities Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìð Regular Council Meeting - July 17, 2012 - Page 139 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² for residents to meet (for example, provide large front porches facing the street). Promote the use of open fencing/walls or no fencing/walls along open spaces, neighborhood parks and pocket parks. Share parking, access and service functions with commercial, public and residential buildings and amenities where feasible. Create easily identifiable primary entrances into commercial establishments, offices and public buildings. Use building materials and colors that help to establish a human scale while providing visual interest. Consider view sheds and appropriate massing in the location of taller buildings to create an interesting skyline and architectural element. Locate common open spaces within neighborhoods in central locations to promote accessibility to residents. Encourage developers to integrate functional public art into their projects to facilitate the creation of a sense of place. Incorporate transit stops into the layout of all developments, regardless of current service availability. Highlight and frame views of natural features through the placement of structures. Design common area amenities, such as swimming pools and tot lots, so that they contribute to social interaction and front onto public streets. Provide areas where people can gather. Design spaces between buildings and land uses to be attractive, safe, pleasant linkages. Encourage grouping of buildings which exhibits differing heights and widths and architectural elements to create visual interest. Circulation b. The design of Tortolita Shadows shall promote efficient vehicular circulation and easy access to parking. Parking shall be convenient to destinations and located in ways so that the parking does not visually overwhelm the land use. Buildings, particularly entrances, will be visible and identifiable from parking areas. In all cases, pedestrian circulation shall be prioritized and featured prominently in the individual site plans. Connectivity shall be provided from project to project. Design roadways and pedestrian access to provide maximum access to public transportation. Consideration of site drainage with respect to parking areas will be made. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìï Regular Council Meeting - July 17, 2012 - Page 140 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Use paving alternatives, where feasible, to reduce the heat-island effect and to reduce stormwater runoff. Minimize the street cross-section width, where possible and as approved by the Town of Marana, to reduce the heat-island effect and to provide traffic calming. Design access and circulation to tie the development into the overall neighborhood, creating opportunities for nearby residents to access the project on foot, bicycle or other alternate form of transportation. Share driveways and parking areas to reduce overall parking needs. Provide variety in building setback, height, color, size and form to enhance the pedestrian experience where appropriate. Locate parking conveniently near residential and non-residential uses but minimize view of parking areas from arterial streets and public spaces. Provide linkages to adjacent open space and recreational opportunities throughout the community. Community Trails c. Shared-use paths, or Community Trails, are 12-foot paved trails located on one side of all arterial and collector streets within the public right-of-way (as identified in Exhibit II.E: Circulation Concept), allowing for comfortable and safe travel of both bicyclists and pedestrians. Community Trails shall meander through landscape and provide connections between neighborhoods, trail nodes, Neighborhood Trails and community activity centers. Community Trails shall be constructed in accordance with the Town of Marana Parks, Recreation, Trails and Open Space Master Plan. Sidewalks meeting Town of Marana standards shall be provided on the opposite side of the street. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìî Regular Council Meeting - July 17, 2012 - Page 141 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Neighborhood Trails d. Designed to provide access from the interior of neighborhoods to the larger community-wide circulation system, 8-foot-wide decomposed granite Neighborhood Trails will be incorporated into the design of each block within Tortolita Shadows. Neighborhood Trails will meet ADA standards of design, construction, and surface material. Neighborhood Trails shall be constructed in accordance with the Town of Marana Parks, Recreation, Trails and Open Space Master Plan. Potential locations and connection points are illustrated in Exhibits III.D. Actual number and configuration of Neighborhood Trails will be determined at time of individual block platting. Exhibit III.D. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìí Regular Council Meeting - July 17, 2012 - Page 142 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Landscaping e. Landscaped areas frame and soften structures, define site functions, enhance the quality of the environment and screen undesirable views. Landscaping will work with buildings and surroundings to make a positive contribution to the aesthetics and function of both the specific site and the area. To the greatest extent possible, landscaping will be used functionally to mitigate the Sonoran Desert climate. Through landscape design, project entries will be clearly defined, and access throughout the development will be facilitated. Landscaping will enhance the community at a pedestrian scale. All lots, parcels, improved open space and natural open space will be incorporated into a unified landscape theme. Enhance access to public areas of interest such as parks, natural features, landmarks and monuments through the use of additional or colorful plantings, monumentation or artwork. Include outdoor public spaces with special amenities that encourage use, such as benches, overhead shade, sitting areas, outdoor fitness equipment, picnic tables, play equipment, mail boxes and bicycle facilities. Incorporate seating, landscape, and gathering areas that contribute to the outdoor use and the open space enjoyment of the area in spaces between buildings in a development. Screen service and trash areas from view on all sides. Use plant selection and placement to reduce heat island effects wherever possible. Use bold accents and colorful plant species to liven up the street scene and intersections, where feasible. Provide shade along pedestrian circulation and trail node areas where appropriate. Minimize the removal of mature trees, cacti, and other native vegetation during site design. If in-place preservation is not feasible, viable mature vegetation shall be salvaged and replanted on-site where possible. Consider water conservation as an important criterion for plant selection. Low- water use plants that reflect and enhance the image of Sonoran Desert landscape shall predominantly be used. Irrigate all landscape areas using an underground drip irrigation system. Use of turf will be limited to rear yards of homes and recreational areas. Water shall be from a non-potable water source where possible. Follow Town of Marana Utilities’ water conservation requirements. Coordinate above- and below-ground utilities in landscape plans to avoid conflicts at the time of installation. Establish a network whereby builders and commercial developers are required to allow the salvaging of non-protected native plants prior to grading and disturbance. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìì Regular Council Meeting - July 17, 2012 - Page 143 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Signage f. Visitors and residents should be able to locate and identify major land-uses, buildings, public amenities and residences through a unified signage concept. The following guidelines shall apply to signage installed within the Tortolita Shadows Specific Plan: Design buildings with careful consideration for the incorporation of signage and lighting where appropriate. Use signage to enhance the overall architectural and landscape theme while creating a unique contribution to the identity of each development. Construct signs with materials that can tolerate the extreme weather of the Sonoran Desert. Use signs to clearly identify public spaces versus private residential, retail, commercial, office or service land uses. Use traffic-related signs (including street-name signs) that conform to the latest edition of the Manual on Uniform Traffic Control Devices. Safety g. Residents and visitors to Tortolita Shadows should find that the development provides the best possible design and site planning resulting in a sense of personal safety and security as well as security of their property. Design of the project will consider visibility for policing and emergency vehicle access. Use architectural features and landscaping to provide weather protection and shade. Protect sidewalks, paths and bike lanes from vehicular traffic, where possible. Use landscaping and lighting to identify entrances, pathways, public spaces and bus stops. Work with the appropriate transportation authority on location of bus stops, which may include lighting and shelter as necessary. Use outdoor lighting where appropriate to contribute to the overall safety of the development. Consider visibility from streets, parking areas and service accesses when designing areas for policing. Plan neighborhoods and commercial areas according to Safe by Design principles. Encourage neighborhood watch programs. Encourage community events at parks and other public/private areas. Encourage the posting of community gathering activities on a community website. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìë Regular Council Meeting - July 17, 2012 - Page 144 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Public Areas h. Promote the use of pocket parks, public plazas, community gardens and other areas for community gathering spaces by setting aside land for that purpose. Community should include both passive and active recreation amenities. Phase orderly provision of necessary infrastructure throughout the community to allow timely development of all necessary community components. Water Resources i. Use water-efficient native and drought tolerant plants for landscape and limit turf areas to rear yards of residences and community recreation areas (public or private). Reduce water consumption by using water conserving plumbing fixtures. Minimize impervious surfaces to lessen the heat island effect and reduce stormwater runoff by decreasing the overall number of roadways throughout the community, reducing roadway widths, reducing parking quantity and size requirements and using paving alternatives, where approved by the Town of Marana and where feasible. Promote resident awareness of water conservation methods. Employ water harvesting techniques, such as directing roadway rainfall runoff into adjacent landscaped areas and grading lots to direct rainfall runoff from roof and/or paved surfaces into landscaped areas by way of swales and micro- basins. Install high efficiency and evapotranspiration (ET)-based drip irrigation systems for commercial, municipal and street landscape. Provide opportunities for grey water reuse, such as providing stub outs for grey water irrigation for residential homes. Require passive water harvesting techniques for all commercial or municipal developments, and incorporate active rainwater harvesting on buildings where practical. Any decorative water features must minimize water consumption and shall be subject to Tortolita Shadows Design Review Board review and approval. A non-potable water delivery system for irrigation type demands will be installed to meet the Town of Marana’s requirements. Mix of Housing Types j. Use a mix of land uses—single family detached/attached and multi-family uses, such as townhomes, apartments, live/work units, rental homes, condominiums and lofts. Place higher densities adjacent to lower densities, to afford the opportunity to all neighbors, of all income levels, to interact with each other. Offer a variety of housing opportunities and choices, which allows housing for people of all income levels, household sizes and stages in the life cycle. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìê Regular Council Meeting - July 17, 2012 - Page 145 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Single Family Residential Detached Housing Development 4. Standards The Residential Design Standards contained within the Town of Marana Land Development Code shall be applied to all single family residential lots measuring 16,000 square feet or smaller. Commercial Design Standards 5. The Commercial Design Standards contained within the Town of Marana Land Development Code shall be applied to all commercial development. Multi-Family Development Standards 6. Site Planning a. The site layout and building orientation often define the focus of activity that occurs at the front door, along the street and within the community. The layout establishes the opportunities for people to gather and contributes toward the community’s sense of place. Site planning of multi-family development will enhance the community by: Creating a unique and identifiable image for the project that contributes to its sense of place. Reducing repetition and visual monotony. Creating interesting and useful spaces by: Clustering or grouping buildings; Providing a variety of building orientations and setbacks. Organizing buildings around common open space, courtyards, gathering areas or community amenities. Architecture b. All building entries shall be at a pedestrian scale so as to clearly articulate entryways and visually signal to pedestrians the entry of the building. Recessed or courtyard entries provide a transition between private and public spaces. Ensure building design and architectural compatibility within the project. Provide a distinctive, quality architectural character that avoids monotonous and featureless building massing and design. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìé Regular Council Meeting - July 17, 2012 - Page 146 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Incorporate architectural features on all four sides of the buildings, such as bays, awnings, moldings, pilasters, recessed or projecting balconies, verandas, porches and other elements that provide visual interest, scale and character to the project, into the building design. Architectural features such as step backs and other single-story elements shall be required on the second story. Windows shall be recessed at least two inches from the building wall, or they shall project from the building wall, such as bay windows. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìè Regular Council Meeting - July 17, 2012 - Page 147 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Overall Massing/Articulation c. Visually heavier and more massive elements shall be incorporated into the design of multi-family buildings at the building base, and lighter elements above the base. For example, a second story shall not appear heavier or demonstrate greater mass than that portion of the building supporting it. Plain, monotonous structures and walls are prohibited. Horizontal facades longer than 30 feet shall be articulated into smaller units to preserve a residential scale. This can be accomplished with use of the following methods: Varied building heights; Different complementary materials used on the first floor; Offsets; Projecting roofs; Recesses; and Varied roof forms or orientation. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ìç Regular Council Meeting - July 17, 2012 - Page 148 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Materials d. The principal buildings, garages, and accessory buildings shall be unified by textures, colors and materials. Accent colors shall be used to provide detail and visual interest and to accent architectural features. To avoid monotony, the overall project shall exhibit a variety colors within the same color palette. Materials such as brick, stone or copper, etc. shall be left in their natural colors. Use of eco-friendly materials is encouraged where feasible. Incorporation of green building elements will create a healthy environment for the residents, and increases in energy efficiency will assist with cost of living for residents. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëð Regular Council Meeting - July 17, 2012 - Page 149 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Site Entries e. The site entry shall be treated with special landscape elements that will contribute to the individual identity of the project. Special entry features, such as entrance paving, landscape treatment, planters, special wall treatments, gates, specialty lighting and any other entry features shall be used to generate visual interest at entries. The main entry design shall incorporate rough-textured concrete, textured paving or interlocking pavers to help visually identify the project. Garages, Parking and Accessory Buildings f. Garages and accessory buildings shall incorporate a design similar to the principal structures of the project. They should be similar in material, color and detail to the buildings in the project. Parking areas shall be clearly delineated through landscaping, lighting and pedestrian/vehicular circulation. Long, monotonous parking drives or large, undivided parking lots are prohibited. Roofs g. Roofs shall have varying rooflines typical of single-family homes. Roofs shall reflect a residential appearance through pitch and use of materials. Use of vertical elements such as towers shall be used to accent the predominant horizontal massing and provide visual interest. Roofs shall be painted a desert color to complement the primary color of the building. Roof-mounted utility equipment shall be completely screened through the use of appropriate architectural features, such as parapets. Streets h. Open space relief is required at the end of all cul-de-sacs that terminate at the edge of a neighborhood. Decorative paving materials and/or treatments shall be used to designate areas of pedestrian activity, as approved by the Town of Marana. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëï Regular Council Meeting - July 17, 2012 - Page 150 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Landscaping i. The landscape of the project should be used to help break up building massing, enhance the public realm and help mitigate the harsh desert climate. Use landscaping as a unifying element within the project to obtain a cohesive identity. Use plantings to soften building lines and emphasize the positive features of the site. All landscaping shall comply with the Arizona Nursery Association guidelines for caliper and size. When possible, transplanted plant material shall be incorporated into the project landscaping. Transplanting shall be in conformance with Marana Land Development Code. Use trees to create canopy shade, especially in areas of high pedestrian activity. A Native Plant Preservation Plan will be prepared in accordance with the Town of Marana Land Development Code Native Plant Preservation standards. All transplanted plant materials other than cacti shall be provided with methods of irrigation in conformance with Marana Land Development Code. Use berms, plantings and walls to screen parking lots, trash enclosures, storage areas, utility boxes, etc. Trees shall be a minimum of 15 gallons in size. Shrubs shall be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size. The overall landscape design of the Specific Plan shall be one that reflects and enhances the image and climate of the Sonoran Desert. The design shall be organized into a hierarchy of landscapes with the low water-use plants and adapted plants playing the predominant role. Plant material shall conform to “xeriscape” principles whenever possible. These principles include: water efficient design limited use of turf use of predominately drought tolerant or water efficient plants water harvesting techniques appropriate use of irrigation methods and technologies use of mulches proper maintenance practices Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëî Regular Council Meeting - July 17, 2012 - Page 151 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Open Space j. Creating areas of open space that are easily accessed by residents provide gathering areas, points for recreation and opportunities for interaction that add to the quality of life and contribute to a sense of place. Multi-Use Trails located throughout the development will provide for pedestrian connectivity within commercial and residential areas. On-site recreation will be provided in accordance with the requirements defined in Title 6 of the Marana Land Development Code. Integrate open space purposefully into the site design to create an integrated system that provides the maximum benefit to residents. Provide recreational facilities and passive open space opportunities for residents. Provide pedestrian connectivity through the multi-use trails, community facilities, on-site amenities, parking areas and commercial uses to each other. Provide seating in shaded areas that offer opportunities for social interaction, such as benches in common open space areas and near community amenities. Children’s play areas shall be visible from as many units as possible and from private open space areas. All common open space shall be owned and maintained by the Community Association or the property owner. Every unit shall have private open space in the form of a patio or balcony, or combination thereof. The minimum amount of open space for each multi- family unit is 75 square feet. Private open space may also be within the front courtyard of each unit. Private open space (such as patios and balconies) that can be entered from inside the dwelling is required. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëí Regular Council Meeting - July 17, 2012 - Page 152 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Walls and Fencing k. The materials used for the walls and fencing shall reflect those used in the monumentation to create an overall theme for the project. View fencing is allowed along the open space corridors. All types of chain link fencing are prohibited. Lighting l. Lighting fixtures shall have a common design compatible with the architectural design of the project. Provide lighting levels sufficient to serve as an additional security function. Provide adequate lighting levels in parking areas, at entries, and in common areas. Provide lighting in common areas to add to the visual interest of the project. Downward directed light is preferred in order to prevent light pollution, and to increase visibility for pedestrian traffic. Use of energy efficient lighting or solar powering lighting where practical. All lighting will comply with the Town of Marana’s Outdoor Lighting Code. Stairways m. Stairways shall be designed with landings and make an angled turn. The use of straight run stairways is discouraged. Stairways shall be built into courtyards and entry areas. Detail stairways by using insets, reveals, decorative tile, stucco texturing, decorative handrails, etc. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëì Regular Council Meeting - July 17, 2012 - Page 153 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Services and Utilities Placement n. All utilities shall be installed underground as required by the Town of Marana and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana standards. When utilities are placed above ground, equipment shall be placed to minimize visual impact and be properly screened. Roof-mounted utility equipment shall be screened through the use of appropriate architectural features. All screening devices shall be compatible with the architecture and color of adjacent structures and shall include the use of walls and landscaping. Decorative features such as grouted riprap will be designed to resist hydraulic forces. Trash receptacles shall be placed in locations that are not exposed to view from the street or they should be suitably screened. Trash receptacles shall be adequately located so as to provide refuse disposal vehicle access and not conflict with parking or through traffic. Energy and Atmosphere o. Covered parking will be provided for a portion of the multi-family residents thereby reducing the amount of overall pavement heat gain. Building and site layout as well as landscape design will promote a pedestrian- friendly micro-climate through the advantageous use of building and tree canopy shade. Energy efficient HVAC units will be provided. Energy Star compliant appliances will be installed. Outdoor lighting will utilize low-cutoff fixtures and timers to reduce the amount of light pollution. Energy efficient windows shall be installed in all units. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëë Regular Council Meeting - July 17, 2012 - Page 154 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² E. Definitions A Alley A way dedicated to the public which affords a means of access to abutting property and may also accommodate for the placement of utilities, refuse collection or similar public services. Assisted Living Facilities Residential Care Service providing lodging, meals, supervision and other support services to elderly or physically disabled individuals not related to the owner/manager of the facility. Typical uses include adult care homes, adult care facilities and supervisory care facilities. Automotive Service Minor maintenance operations, which do not create excessive noise, such as auto washing, lubrication, and oil changing. Automotive Repair Mechanical service for muffler, brake, tune-up, stereo, alarm, air conditioning, and tire installation shops; general repair shops; service departments of dealerships; and automotive engine and transmission rebuilders. B Banking and Financial institutions A financial institution that engages in deposit banking and closely related functions such as making loans, investments and fiduciary activities. Drive-up windows and drive-thru automated teller machines (ATM) are permitted. C Reserved for “C” Definitions D Day Care A use providing care, supervision, planned activites and guideance ona regular basis for period of less than twenty-four (24) hours for persons not related to the operator. This includes adult day care and child care. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëê Regular Council Meeting - July 17, 2012 - Page 155 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² E F Fuel Dispensing Facilities: a retail use that provides a variety of fuels for automotive and household uses, including gasoline, diesel, propane, compressed natural gas and electric charging. G General Merchandise Sales Any retail establishment offering for sale food, clothing, beverages, gasoline sales, pharmaceuticals and other household items intended for the convenience of the neighborhood. Green Court or Similar Product A cluster of detached single-family homes that front onto a pedestrian open space area. Units are oriented toward the common space and de-emphasize the attached garage. Most garages must be accessed from rear alleys or common drives. Group Home A residential use which includes facilities providing lodging, meals and treatment to persons who are unable to be cared for as part of a single household. This use includes institutional living arrangements with twenty-four (24) hour care. H Reserved I Instructional School An educational use providing instruction in hobbies, sports, or trades to children and/or adults. J–K Reserved for “J – K” Definitions L Live/Work Unit A land use activity that combines two primary uses: a commercial or artisan use with a residential living space for the owner of the commercial or artisan activity, subject to a valid business license associated with the premises. The dwelling unit shall not be separately leased. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëé Regular Council Meeting - July 17, 2012 - Page 156 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² M Mixed-Use A tract of land, building or structure developed for two of more different uses such as, but not limited to, residential, office, retail, public or entertainment. The mix of uses may occur either on the same tract of land, but compartmentalized into separate buildings, or, located within the same building (e.g. retail on the first floor and office or residential on the floors above the retail). N –O Reserved for “N – O Definitions P Personal Services Establishments providing non-medically related services generally related to personal needs, including beauty and barber shops, day spas, massage therapy establishments, sun-tanning centers, garment and shoe repair shops, laundry services (including dry cleaning), photographic studios, dance studios and health clubs. These uses may include the accessory retail sales of products related to the services provided. Professional Office A room or group of rooms used for conducting the affairs of a business, medical, professional or service industry. Public Facilities A non-commercial land use (publicly or privately owned) to be used and/or allocated for the general good of the public. These uses include, but are not limited to: governmental offices, parks, utilities and community centers. Privately-owned facilities will be subject to applicable land use regulations. Q Reserved for “Q” Definitions R Recreational Facilities Any area intended for active recreational use, structure, or building associated with and located on a parks and open space use. Recreational facilities include, but are not limited to: clubhouses, tennis courts, basketball courts, baseball diamonds, pools, playground equipment, bleachers, etc. Recycling Collection Center A site for bins or trailers where recyclable materials are dropped off by individuals for collection by a recycling service. The cleaning and processing of recyclable materials is not permitted. Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëè Regular Council Meeting - July 17, 2012 - Page 157 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Religious Uses Religious Use is assembly for religious worship. Typical uses include churches, synagogues and temples. S Seasonal Outdoor Sales Seasonal sales are occasional or periodic commercial activities held in an open area or enclosed structure where sellers rent space on a short-term basis to display or sell goods to the public. Examples include farmers markets, Christmas tree and pumpkin sales lots. Self Storage The renting or leasing of space for storage of personal effects. Typical uses include multiple unit storage facilities or mini warehouses. T– V Reserved for “T – V” Definitions W Wholesaling and Warehousing The storage, wholesale, and distribution of manufactured products, supplies, and equipment to retailers and other commercial, industrial, institutional, and professional business users, as well as to other wholesalers. Wireless Communication Facilities Commercial system designed and operated for the transmission and reception of signal to and from multiple transmitter locations to multiple reception locations. Typical uses include cellular telephone, personal communications service, enhanced specialized mobile radio and paging services. X – Z Reserved for “X – Z” Definitions Ü»ª»´±°³»²¬ Î»¹«´¿¬·±² ëç Regular Council Meeting - July 17, 2012 - Page 158 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² ×³°´»³»²¬¿¬·±² ¿²¼ ß¼³·²·¬®¿¬·±² êð Regular Council Meeting - July 17, 2012 - Page 159 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² A. Purpose This section of the Specific Plan outlines the implementation of the Plan throughout the community’s development. It identifies the parties responsible for ensuring the project is built in coordination with infrastructure, landscaping and signage improvements providing a continuity of design. This section also provides guidance regarding the general administration of, and amendment procedures for, the Specific Plan. B. Proposed Changes to Zoning Ordinance The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the Tortolita Shadows Specific Plan is the responsibility of the Master Developer, the Builder, the Tortolita Shadows Master Association and the Town of Marana. The Master Developer, or their successors and assigns, is responsible for providing the basic infrastructure needs including roads, sewer and water in a timely and efficient manner. The Master Developer forms the Tortolita Shadows Master Association and is responsible for recording the Master CC&Rs. Tortolita Shadows LLC, or their successors and assigns, will be the Master Developer for this Specific Plan. The Builder, residential or commercial, is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. The Tortolita Shadows Master Association (“the Association”) is a non-profit entity established by the Master Developer that governs all other sub-associations within the community. The Association establishes the Design Review Committee (DRC) that reviews all plans for proposed construction within the Specific Plan area. It is also responsible for the enforcement of the CC&Rs and maintenance and management of all shared private common areas that are not dedicated to the Town of Marana or maintained by a subdivision homeowners’ association. ×³°´»³»²¬¿¬·±² ¿²¼ ß¼³·²·¬®¿¬·±² êï Regular Council Meeting - July 17, 2012 - Page 160 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² The Town of Marana Development Services Department will be responsible for ensuring all policies and standards laid out in the Specific Plan are adhered to during the review of all development in the Specific Plan. The Town of Marana shall be responsible for the maintenance and management of all public roadways and drainage easements dedicated to the Town. The Association may maintain recreational/open space areas dedicated to the Town. It has been determined that regional parks are not required, and therefore, the proposed neighborhood parks will remain private and be maintained by the Association. Park Development Impact Fees will be assessed at the time of development. D. Development Review Procedure The Town of Marana will conduct all plan reviews typically performed including: block plats, development plans, subdivision plats, landscape plans, improvement plans and native plant preservation plans within Tortolita Shadows. In addition, all development is subject to the building permit process as outlined by the Town of Marana. A Design Review Committee (DRC) shall be established prior to submittal of any development plan or tentative plat to the Town of Marana. The DRC shall review and approve/disapprove all new construction within Tortolita Shadows for conformance with the Development Regulations outlined in Section III of this Specific Plan, including all homes, subdivision plats and improvements, development plans, landscaping, signage and all variances and appeals, prior to submittal to the Town of Marana for approval and permitting in accordance with Town procedures. Conditional Uses will require review and approval by the Marana Planning Commission to ensure compatibility with surrounding uses and may be subject to conditions and mitigation as determined to be appropriate by the Planning Commission. Conditional uses shall follow the procedures set forth in the Marana Land Development Code. E. Phasing Tortolita Shadows will be built in several phases, as future conditions dictate. The spine infrastructure needed to serve the community shall be constructed and extended as needed for the development of the community or as dictated by the Town of Marana. The general phasing of the project is expected to start with the southeastern corner of the Specific Plan area, moving north then west, with the employment and commercial uses within the westernmost U and AC areas expected to develop in the final phases. This conceptual phasing plan is subject to change, as long as the necessary infrastructure is in place to accommodate development. The current estimate for build-out is 20 years. ×³°´»³»²¬¿¬·±² ¿²¼ ß¼³·²·¬®¿¬·±² êî Regular Council Meeting - July 17, 2012 - Page 161 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² F. Specific Plan Administration Administrative Change 1. Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided such changes are not in conflict with the overall intent as expressed in the Tortolita Shadows Specific Plan. Any changes must conform to the goals and objectives of the Specific Plan. The Tortolita Shadows Specific Plan shall be administered and enforced by the Town of Marana in accordance with the provisions of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code and other Town regulations, as applicable The Planning Director’s decision regarding administrative changes and determination of substantial change, as outlined below, shall be subject to appeal by the Town Council. Categories of administrative changes include, but are not limited to: The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director. Changes to the community infrastructure phasing and alignment, such as roads, drainage, water and sewer systems that do not increase the development capacity in the Specific Plan area, provided infrastructure development is precedent or concurrent. Changes to development regulations that are in the interest of the community and do not adversely affect health or safety issues. Modifications in the design and construction of infrastructure based upon technological advances when proposed modification is accepted by the Town. Infrastructure capacity based upon planned target densities and intensities of use and phasing of infrastructure precedent or concurrent with development will remain unchanged. Minor modifications or adjustments to intrusions, encroachments, easements, rights-of-way, or open spaces, so long as the modifications fall within the general overall range and target densities for the community and there is no net reduction in open space. The determination that a use may be allowed which is not specifically listed as permitted, but which may not be determined as analogous and/or accessory use explicitly listed as permitted, as made by the planning director. ×³°´»³»²¬¿¬·±² ¿²¼ ß¼³·²·¬®¿¬·±² êí Regular Council Meeting - July 17, 2012 - Page 162 of 198 Ì±®¬±´·¬¿ Í¸¿¼±© Í°»½·º·½ Ð´¿² Substantial Change 2. This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. Depending on the type of request, the Planning Director may determine the request to be a substantial change to the Specific Plan. A substantial change requires the applicant to submit all sections or portions of the Tortolita Shadows Specific Plan that are affected by the change(s). After review, the Planning Director shall refer the request with his/her recommendations to the Planning Commission for public hearing. The Planning Commission shall make its recommendation to the Town Council, which, after public hearing, shall approve, reject or modify the proposed amendment. Interpretation 3. The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. If any provision within this Specific Plan is ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of the Specific Plan. Appeals to the Planning Director’s interpretation may be made to the Board of Adjustment within 30 days from the date of the interpretation. Annual Report 4. The Master Association shall be the entity responsible for monitoring development activity within Tortolita Shadows through project build-out. A report summarizing development progress shall be completed by the Master Association and submitted to the Town of Marana on an annual basis. The report shall include the following information: Summary of the past year’s development activities; Summaries of utility, drainage and street improvement activities; Changes in ownership; Status of sales or leases to others; Description of all instances of any nonconforming issues that have taken place within the past year; and Estimates of development and infrastructure improvement activities for the upcoming year. ×³°´»³»²¬¿¬·±² ¿²¼ ß¼³·²·¬®¿¬·±² êì Regular Council Meeting - July 17, 2012 - Page 163 of 198 CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2012.05 TP,I., an Arizona corporation , owns the ERRAMAR ROPERTIES NC land referred to in this instrument as the which is particularly described in Exhibit A attached to Marana Ordinance No. 2012.05 incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case PCZ-10004, filed on behalf of the Owner. The Owner hereby agrees and consents to all of the conditions imposed by the Rezoning Ordinance, including all stipulations adopted by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance, and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also consents to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. Dated this ___ day of July, 2012 TP,I., ERRAMAR ROPERTIES NC an Arizona corporation By: Terry L. Klipp, President SA ) TATE OF RIZONA ss. County of Pima ) The foregoing instrument was acknowledged before me on July ____, 2012, by Terry L. Klipp, President of TP,I., an Arizona corporation, on ERRAMAR ROPERTIES NC behalf of the corporation. 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July 17, 2012 - Page 185 of 198 ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× êéíÝ íù Ê×ÉÍÐÇÈÓÍÎê×ÉÍÐÇÈÓÍÎ éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛØÍÌÈÓÍÎÍÖê×ÉÍÐÇÈÓÍÎîÍ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛØÍÌÈê×ÉÍÐÇÈÓÍÎîÍ ÕÈÔ×ïÛÎÛÕ×ÊÈÍ×Ä×ÙÇÈ×ÛÎÛÕÊ××Ï×ÎÈÊ×ÐÛÈÓÎÕÈÍ ÖÇÈÇÊ×ÙÛÌÛÙÓÈÃÛÈÈÔ×ïÛÊÛÎÛåÛÉÈ×ÅÛÈ×Êê×ÙÐÛÏÛÈÓÍÎöÛÙÓÐÓÈÃÈÍÌÊÍÆÓØ×ÅÛÉÈ×ÅÛÈ×ÊÈÊ×ÛÈÏ×ÎÈÖÍÊÈÔ× ûÊÚÍÐ×ÉæÓ×ÒÍÉØ×Æ×ÐÍÌÏ×ÎÈÌÊÍÒ×ÙÈ Regular Council Meeting - July 17, 2012 - Page 186 of 198 MARANA RESOLUTION NO. 2012-059 RELATING TO UTILITIES; AUTHORIZING THE MANAGER TO EXECUTE AN AGREEMENT RELATING TO FUTURE CAPACITY AT THE MARANA WASTEWATER RECLAMATION FACILITY TO PROVIDE WASTEWATER TREATMENT FOR THE ARBOLES VIEJOS DEVELOPMENT PROJECT WHEREAS the developer of the Arboles Viejos development project entered into a sewer service agreement with Pima County in 2007 for the purpose of providing wastewater treatment for the project at the Marana Wastewater Reclamation Facility, which was then owned and operated by Pima County; and WHEREAS the developer of the Arboles Viejos development project is negotiating with Pima County for an extension of the 2007 sewer service agreement; and WHEREAS Arizona Revised Statutes Section (A.R.S. §) 9-514.01, paragraph N, authorizes Pima County to serve development projects located in unincorporated Pima County at the Marana Wastewater Reclamation Facility subject to availability of treatment capacity and upon Pima with the creation of the sewage treatment capacity needed to serve the project and actual operation and maintenance costs attributable to treatment of the sewage originating from the project; and WHEREAS the developer of the Arboles Viejos development project wishes to enter into an agreement with the Town of Marana to ensure that future capacity will be available at the Marana Wastewater Reclamation Facility to serve the Arboles Viejos development project if and when Pima County exercises its rights under A.R.S. § 9-514.01, paragraph N; and WHEREAS the Mayor and Council find that the best interest of the Town are served by entering into such an agreement. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, that the Town Manager is hereby authorized to sign an agreement with the developer of the Arboles Viejos development project relating to future capacity at the Marana Wastewater Reclamation Facility to provide wastewater treatment for the Arboles § 9-514.01, paragraph N, and containing such other reasonable terms and conditions as are necessary or prudent to address Arizona Department of Environmental Quality rules, regulations, and requirements relating to wastewater treatment capacity assurance, and such other terms and conditions as may be acceptable to the Town Manager, , the Town Attorney, and the developer of the Arboles Viejos development project. Resolution No. 2012-059 7/16/2012 Regular Council Meeting - July 17, 2012 - Page 187 of 198 PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF th MARANA, ARIZONA, this 17 day of July, 2012. Ed Honea, Mayor ATTEST: APPROVED AS TO FORM: Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Resolution No. 2012-059 7/16/2012 Regular Council Meeting - July 17, 2012 - Page 188 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï û öÊÛÎÑùÛÉÉÓØÃèÍÅÎûÈÈÍÊÎ×Ã öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× íÊØÓÎÛÎÙ×îÍ ê×ÐÛÈÓÎÕÈÍ÷Ð×ÙÈÓÍÎÉÊ×Ì×ÛÐÓÎÕïÛÊÛÎÛíÊØÓÎÛÎÙ×îÍ éÇÚÒ×ÙÈ ÅÔÓÙÔÛÇÈÔÍÊÓÂ×ØÛÉÌ×ÙÓÛÐèÍÅÎÍÖïÛÊÛÎÛ×Ð×ÙÈÓÍÎÍÎîÍÆ×ÏÚ×Ê ÖÍÊÈÔ×ÌÇÊÌÍÉ×ÍÖ ÆÍÈÓÎÕÇÌÍÎÅÔ×ÈÔ×ÊÈÔ×èÍÅÎÍÖïÛÊÛÎÛÉÔÛÐÐÚ×ÛÇÈÔÍÊÓÂ×ØÈÍÛÙËÇÓÊ×ÈÔ×ïÛÊÛÎÛ åÛÉÈ×ÅÛÈ×Êê×ÙÐÛÏÛÈÓÍÎöÛÙÓÐÓÈÃÛÎØÈÔ×ÅÛÉÈ×ÅÛÈ×ÊÖÛÙÓÐÓÈÓ×ÉÉ×ÈÚÛÙÑÛÊ×ÛÉÛÙÙ×ÉÉÊÓÕÔÈÉ ÛÎØÙÇÊÊ×ÎÈÛÎØÖÇÈÇÊ×É×ÊÆÓÙ×ÛÊ×ÛÙÍÎÎ×ÙÈ×ØÈÍÍÊÛÉÉÍÙÓÛÈ×ØÅÓÈÔÓÈ øÓÉÙÇÉÉÓÍÎ óÖÛÌÌÊÍÆ×ØÈÔÓÉÓÈ×ÏÅÓÐÐÙÛÎÙ×ÐÈÔ×ÉÌ×ÙÓÛÐîÍÆ×ÏÚ×ÊÅÛÉÈ×ÅÛÈ×Ê×Ð×ÙÈÓÍÎÈÍÛÐÐÍÅÌ×ÎØÓÎÕÙÍÇÊÈ ÌÊÍÙ××ØÓÎÕÉÈÍÌÐÛÃÍÇÈèÔ×ÆÍÈ×ÊÛÇÈÔÍÊÓÂÛÈÓÍÎ×Ð×ÙÈÓÍÎÅÓÐÐÈÔ×ÎÚ×ÉÙÔ×ØÇÐ×ØÖÍÊÛÐÛÈ×ÊØÛÈ×ÓÖÈÔ× èÍÅÎùÍÇÎÙÓÐÙÍÎÙÐÇØ×ÉÈÔÛÈÓÈÓÉÎ×Ù×ÉÉÛÊÃ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× íêøÝ ÍÊØÝ Ý íÊØÙÛÎÙ×ÐÓÎÕÉÌ×ÙÓÛÐåå×Ð×ÙÈÓÍÎíÊØÓÎÛÎÙ× íêøÝ ÝÍÊØÝ øíù éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ èÍÅÎÉÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛØÍÌÈÓÍÎÍÖíÊØÓÎÛÎÙ×îÍ ÙÛÎÙ×ÐÓÎÕÈÔ×îÍÆ×ÏÚ×ÊÉÌ×ÙÓÛÐ×Ð×ÙÈÓÍÎ ÚÃÊ×Ì×ÛÐÓÎÕíÊØÓÎÛÎÙ×îÍ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛØÍÌÈíÊØÓÎÛÎÙ×îÍ ×îÍÆ×ÏÚ×ÊÉÌ×ÙÓÛÐ×Ð×ÙÈÓÍÎÚÃÊ×Ì×ÛÐÓÎÕ íÊØÓÎÛÎÙ×îÍ Regular Council Meeting - July 17, 2012 - Page 189 of 198 MARANA ORDINANCE NO. 2012.08 RELATING TO ELECTIONS; REPEALING MARANA ORDINANCE NO. 2012.04, WHICH AUTHORIZED A SPECIAL TOWN OF MARANA ELECTION ON NOVEMBER 6, 2012 FOR THE PURPOSE OF VOTING UPON WHETHER THE TOWN OF MARANA SHALL BE AUTHORIZED TO ACQUIRE THE MARANA WASTEWATER RECLAMATION FACILITY AND THE WASTEWATER FACILITIES, SETBACK AREAS, ACCESS RIGHTS, AND CURRENT AND FUTURE SERVICE AREA CONNECTED TO OR ASSOCIATED WITH IT WHEREAS on June 26, 2012, the Mayor and Council adopted Ordinance No. 2012.04, au- thorizing a special Town of Marana election on November 6, 2012, in response to the June 14, 2012 Arizona Court of Appeals decision in the case Town of Marana v. Pima County finding that the Town of Maranathe Town of Marana to construct, purchase, acquire, lease, own and operate a municipal wastewater and sewer system was too general and unspecific to satisfy the voter authorization requirement of A.R.S. § 9-514 (A); and WHEREAS the Town Council of the Town of Marana finds that th will be served by delaying any election, for reasons including but not limited to (a) the chance that modification of the decision upon reconsideration by the Arizona Court of Appeals or upon review by the Arizona Supreme Court may make an election unnecessary or may require the voter approval language to be different than what is currently contemplated, (b) having the election at a normal Town-scheduled primary or general election will be less costly and less confusing to the public than adding the item at the end of a long ballot containing national, state, and local elections and measures, and (c) certain factors that have occurred since June 26 lead the Town Council to believe that voter authorization may ultimately be unnecessary; and WHEREAS voter authorization will be rescheduled for a later election when circumstances lead the Town Council to conclude that the election is necessary. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AS FOLLOWS: SECTION 1. Ordinance No. 2012.XX, adopted on June 26, 2012, is hereby repealed. SECTION 2. The Town Manager, Town Attorney, Town Clerk, and staff are hereby directed and authorized to undertake all other and further tasks required or beneficial to carry out the terms and objectives of this ordinance. - 1 - Ordinance No. 2012.08 7/16/2012 4:32 PM FC Regular Council Meeting - July 17, 2012 - Page 190 of 198 SECTION 3. The Town Clerk is hereby authorized and directed to place a public notice in the Daily Territorial, notifying the public that the November 6, 2012 special Town of Marana elec- tion is canceled. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this th 17 day of July, 2012. ___________________________________ ATTEST: Mayor Ed Honea ___________________________________ Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: __________________________ Frank Cassidy, Town Attorney - 2 - Ordinance No. 2012.08 7/16/2012 4:32 PM FC Regular Council Meeting - July 17, 2012 - Page 191 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï û öÊÛÎÑùÛÉÉÓØÃèÍÅÎûÈÈÍÊÎ×Ã öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û îÍÈûÌÌÐÓÙÛÚÐ× ê×ÉÍÐÇÈÓÍÎîÍ ê×ÐÛÈÓÎÕÈÍ÷Ð×ÙÈÓÍÎÉÊ×Ì×ÛÐÓÎÕê×ÉÍÐÇÈÓÍÎîÍ ÅÔÓÙÔ éÇÚÒ×ÙÈ ÛÇÈÔÍÊÓÂ×ØÈÔ×ÉÌ×ÙÓÛÐèÍÅÎÍÖïÛÊÛÎÛ×Ð×ÙÈÓÍÎÍÎîÍÆ×ÏÚ×Ê ÈÍÚ×ÙÍÎØÇÙÈ×ØÎÍÈÛÉ ÛÏÛÓÐÚÛÐÐÍÈ×Ð×ÙÈÓÍÎ øÓÉÙÇÉÉÓÍÎ óÖÈÔ×îÍÆ×ÏÚ×ÊÉÌ×ÙÓÛÐÅÛÉÈ×ÅÛÈ×Ê×Ð×ÙÈÓÍÎÓÉÙÛÎÙ×Ð×ØÈÔ×Ê×ÉÍÐÇÈÓÍÎÈÔÛÈÙÛÐÐ×ØÖÍÊÈÔ×îÍÆ×ÏÚ×Ê ×Ð×ÙÈÓÍÎÈÍÚ×Ô×ÐØÛÉÛÎÍÎÛÐÐÚÛÐÐÍÈÚÃÏÛÓÐ×Ð×ÙÈÓÍÎÉÔÍÇÐØÚ×Ê×Ì×ÛÐ×ØèÔÓÉÊ×ÉÍÐÇÈÓÍÎÛÙÙÍÏÌÐÓÉÔ×É ÈÔÓÉ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× êéíÝ ÛÐÐÏÛÓÐÚÛÐÐÍÈÝ×Ð×ÙÈÓÍÎÝÊ×ÉÍÝ Ý Ê×ÉÍÐÇÈÓÍÎê×ÉÍÐÇÈÓÍÎ êéíÝ ÛÐÐ ÏÛÓÐÚÛÐÐÍÈÝ×Ð×ÙÈÓÍÎÝÊ×ÉÍÌØÖ éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛØÍÌÈÓÍÎÍÖê×ÉÍÐÇÈÓÍÎîÍ Ê×Ì×ÛÐÓÎÕê×ÉÍÐÇÈÓÍÎîÍ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ óÏÍÆ×ÈÍÛØÍÌÈê×ÉÍÐÇÈÓÍÎîÍ ê×ÉÍÐÇÈÓÍÎîÍ Regular Council Meeting - July 17, 2012 - Page 192 of 198 MARANA RESOLUTION NO. 2012-060 RELATING TO ELECTIONS; REPEALING RESOLUTION NO. 2012-54, WHICH AUTHORIZED THE SPECIAL TOWN OF MARANA ELECTION ON NOVEMBER 6, 2012 TO BE CONDUCTED NOT AS A MAIL BALLOT ELECTION WHEREAS Marana Resolution No. 2012-54 provided for the November 9, 2012 election to be conducted not as a mail ballot election; and WHEREAS the Town Council of the Town of Marana has now canceled the special Town of Marana election on November 6, 2012, for the purpose of having the qualified electors vote on the acquisition of the Marana Wastewater Reclamation Facility and the wastewater facilities, setback areas, access rights, and current and future service area connected to or associated with it, as provid- ed in A.R.S. § 9-514 (A); and WHEREAS the Town Council finds that Marana Resolution No. 2012-54 is no longer neces- sary. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, that Marana Resolution No. 2012-54 is hereby repealed. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this th 17 day of July, 2012. ___________________________________ Mayor Ed Honea ATTEST: APPROVED AS TO FORM: ___________________________________ __________________________ Jocelyn C. Bronson, Town Clerk Frank Cassidy, Town Attorney Resolution No. 2012-060 7/16/2012 Regular Council Meeting - July 17, 2012 - Page 193 of 198 åùóæóùù÷îè÷êøêóæ÷ïûêûîûûêóâíîû ùÍÇÎÙÓÐùÔÛÏÚ×ÊÉòÇÐÃ ìï ïÛÃÍÊÛÎØùÍÇÎÙÓÐ èÍóÈ×Ï ø ø×ÐìÍÉÈø×ÌÇÈÃèÍÅÎïÛÎÛÕ×Ê öÊÍÏ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×Û ùÍÏÏÇÎÓÈÃ éÈÊÛÈ×ÕÓÙìÐÛÎöÍÙÇÉûÊ×ÛûØØÓÈÓÍÎÛÐóÎÖÍÊÏÛÈÓÍÎ íÎ×ÍÖÈÔ×ÓÎÓÈÓÛÈÓÆ×ÉÇÎØ×ÊÈÔ×ÖÍÙÇÉÛÊ×ÛÍÖùÍÏÏÇÎÓÈÃÓÉÈÍÓÎÙÊ×ÛÉ×Ê×ÉÓØ×ÎÈÛÎØÆÓÉÓÈÍÊÌÛÊÈÓÙÓÌÛÈÓÍÎ ÓÎÈÔ×èÍÅÎÉÉÓÕÎÛÈÇÊ××Æ×ÎÈÉóÎÍÊØ×ÊÈÍÛÙÙÍÏÌÐÓÉÔÈÔÓÉÓÎÓÈÓÛÈÓÆ×ÈÔ×éÈÊÛÈ×ÕÓÙìÐÛÎÓØ×ÎÈÓÖÓ×ÉÈÔ× Î××ØÈÍÊ×ÙÊÇÓÈÏÍÊ×ÙÍÏÏÇÎÓÈÃÏ×ÏÚ×ÊÉÛÎØÌÛÊÈÎ×ÊÉÈÍÌÐÛÎÛÎØÉÈÛÖÖÈÔ××Æ×ÎÈÉèÔÓÉÌÊ×É×ÎÈÛÈÓÍÎ ÅÓÐÐÚ×ÕÓÆ×ÎÚÃÈÔ×ÙÍÏÏÇÎÓÈÃÕÊÍÇÌÈÛÉÑ×ØÅÓÈÔÌÐÛÎÎÓÎÕÛÎØÌÊ×ÌÛÊÓÎÕÖÍÊÈÔÓÉÃ×ÛÊÉöÍÇÎØ×ÊÉøÛÃ ×Æ×ÎÈ ê×ÐÛÈÓÎÕÈÍùÍÏÏÇÎÓÈÃø×Æ×ÐÍÌÏ×ÎÈØÓÉÙÇÉÉÓÍÎÛÎØØÓÊ×ÙÈÓÍÎÊ×ÕÛÊØÓÎÕÌÐÛÎÎÓÎÕÛÎØ éÇÚÒ×ÙÈ ÌÊ×ÌÛÊÛÈÓÍÎÖÍÊÈÔ× öÍÇÎØ×ÊÉøÛÃ×Æ×ÎÈ øÓÉÙÇÉÉÓÍÎ èÔ×ÙÔÛÓÊÍÖÈÔ×ïÛÊÛÎÛöÍÇÎØ×ÊÉøÛÃÌÐÛÎÎÓÎÕÙÍÏÏÓÈÈ××è×ÊÓïÇÊÌÔÃÅÓÐÐÌÊ×É×ÎÈÛÎÍÆ×ÊÆÓ×ÅÍÖ ÈÔ×ÙÍÏÏÓÈÈ××É×ÖÖÍÊÈÉÓÎÌÐÛÎÎÓÎÕÛÎØÌÊ×ÌÛÊÓÎÕÖÍÊÈÔÓÉÃ×ÛÊÉöÍÇÎØ×ÊÉøÛÃ×Æ×ÎÈÖÍÊùÍÇÎÙÓÐÉ ÙÍÎÉÓØ×ÊÛÈÓÍÎÛÎØØÓÉÙÇÉÉÓÍÎ ûèèûùôï÷îèé îÛÏ×ø×ÉÙÊÓÌÈÓÍÎèÃÌ× îÍûÈÈÛÙÔÏ×ÎÈÉûÆÛÓÐÛÚÐ× éÈÛÖÖê×ÙÍÏÏ×ÎØÛÈÓÍÎ éÇÕÕ×ÉÈ×ØïÍÈÓÍÎ ùÍÇÎÙÓÐÉÌÐ×ÛÉÇÊ× Regular Council Meeting - 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