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Tortolita Shadows Specific Plan
Ii o�ta ?Jeve�otmenf Capa6ifi� �'eporf It Ammbl PCS Taaa4 MARANA ORDINANCE NO. 201.2.05 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 278 ACRES .LOCATED NORTHEAST OF 1-10 APPROXIMATELY 1.2 MILES NORTHWEST OF THE I-10/TANGERINE ROAD INTERCHANGE FROM `E' (TRANSPORTATION CORRIDOR ZONE) TO `F' (SPECIFIC PLAN), CREATING THE TORTOLITA SHADOWS SPECIFIC PLAN, AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN WHEREAS Tt�a.'RRA rAR PROPI RHES, INC., an Arizona corporation, owns approximately 278 acres of property located at the Moore Road alignment northeast of I-10 approximately 1.2 miles northwest of the I-10/Tangerine Road interchange within a portion of Section 25, Township 11 South, Range 1.1 East, as described on Exhibit "A" attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and WHEREAS the Marana Planning Commission held a public hearing on April 2.5, 2012, and voted unanimously 5-0 to recommend that the Town Council approve this rezoning; and WHEREAS the Marana Mayor and Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held July 17, 2012, and determined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town ofMarana, Arizona, as follows: Section 1. A minor amendment to the General Plan is hereby approved for the Rezoning Area, changing its General Plan designation from Commercial (C) and Medium Density Residential (MDR) to Master Plan Area (MPA). Section 2. The zoning of the Rezoning Area is hereby changed from `E' (Transportation Corridor Zone) to `F' (Specific Plan) creating the Tortolita Shadows Specific Plan. Section 3. This rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): Compliance with all provisions of Town Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. The developer- will be required to process subdivision plats, development plans, landscape plans, Native Plant Permits, and all associated improvement plans through the Town of Marana. Marana Ordinance No. 2012.05 - I - 7/11/2012 11:26 AM By/FC 3. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Adonis Road and ]Moore Road with the recording of the final block plat or within 60 days of demand by the Town. 4. The following conditions pertain to the design and construction of transportation improvements, which shall be the responsibility of the developer. a. The design and construction of Adonis Road to the Town's four lane arterial roadway standard along the entire frontage of the project. (As indicated in the Specific Plan document, Adonis Road shall have been built by others (or this developer) to connect with Cochie Canyon Trail to the north and Tangerine Road to the south prior to or concurrent with the development of the first phase of this project. b. The design and construction of traffic signals at each of the two loop road intersections with Adonis Road (as shown on the Circulation Concept exhibit in the Specific Plan) when found warranted by traffic studies. c. Any other roadway or traffic control improvements found warranted based on the data and findings of additional traffic studies that shall be prepared at the platting or development plan review stages of this project. 5. Public vehicular and utility access through Tortolita Shadows to the adjacent portion ofthe Mary DeConcini Trust property (parcels 217-33-001E and 217-33-00117) shall be dedicated when a subdivision plat is recorded or a development plan is approved for Tortolita Shadows Parcel 6, 7, or 9. No building permits shall be issued for any construction within Parcels 6, 7 or 9 of Tortolita Shadows unless and until the dedication of public vehicular and utility access is provided to the adjacent Mary DeConcini Trust property. 6. A master drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of any preliminary plat or development plan. 7. The owner or developer of Tortolita Shadows shall dedicate to the Town of Marana a minimum 35 -foot wide drainage easement along the south boundary of the Rezoning Area to complement the 35 -foot wide drainage easement to be dedicated by the owner or developer of the adjacent .Mandarina property. The owner or developer of both properties shall share equally in the cost to construct and maintain a joint use drainage channel and easement area between the two developments. The easement shall be dedicated within 60 days of demand by the Town of Marana. 8. The developer shall dedicate to the Town of Marana, at minimum, a 170 -foot wide drainage easement to be located adjacent to the Union Pacific Railroad to accommodate the Tangerine Road Traffic Interchange drainage outflow to the Barnett Channel. If the Town determines based on additional drainage studies that an easement of this width is insufficient, the owner or developer shall dedicate the width necessary to accommodate the future drainage improvements. The easement shall be dedicated within 60 days of demand by the Town of Marana. 9. This project is located within the Northwest Marana Transportation and Marana Park Benefit Areas, and will be subject to those fees at time of building permitting of each residential structure. 10. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 11. No approval, permit or authorization by the Town of Marana authorizes violation of any Federal or State law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations, Marana Ordinance No. 2012.05 - 2 - 7/11/2012 11:26 AM BV/IAC compliance with applicable laws and regulations, 12. The maximum allowable residential units for the project shall not exceed 1,788. 13. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II for the Town providing designation of assured water supply and water service to said property. If Type I or Type II is needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 14. The property is within the intended water service area of the Town. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Marana Utilities Director prior to the approval of the initial final plat by the Town Council. 15. Installation of a non -potable water system may be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. The Town or its designated provider shall provide water for such a system. 16. A sewer service agreement and master sewer plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat or development plan. 17. [Deleted by Council motion.] 18. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Tortolita Shadows Specific Plan in accordance with the requirements defined in the Land Development Code and Specific Plan. 19, Within 60 days of adoption of the Rezoning Ordinance by the Mayor and Council approving the Tortolita Shadows Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Tortolita Shadows Specific Plan: one non -bound original; 40 bound copies; and one electronic copy on CD in Microsoft Word or other acceptable format. Section 4. This Ordinance shall not be effective until the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Property Owners and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R. S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Marana Ordinance No. 2012.05 -3 - 7/11/2012 11:26 AMBV/FC Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor Arizona, this 17th day of July, 2012. ATTEST: ocelyn C ronson, Town Clerk and Town Council of the Town of Marana, Mayor Ed Honea Marana Ordinance No. 2012.05 - 4 - 7/11/2012 11:26 AM BV/FC EXHIBIT A Parcel 1 The West Half of the Southeast Quarter of Section 25, Township l I South, Range I I East, Gila and Salt River Base and Meridian, Pima County, Arizona, EXCEPT the following parcel: A parcel of land in the West Half of the Southeast Quarter of Section 25, Township 1 I South, Range 1 I East, Gila and Salt River Base and Meridian, and being more particularly described as follows: BEGINNING at the Northeast corner of said Section 25; THENCE along the East boundary of said Section 25 South 00 degrees 28 minutes 45 seconds East, 5276.53 feet to the Southeast corner of said Section 25; THENCE North 31 degrees 22 minutes 00 seconds West, 2576.25 feet to a point in the East boundary of said West Half of the Southeast Quarter of Section 25 being the TRUE POINT OF BEGINNING; THENCE North 30 degrees 26 minutes 46 seconds West, 493.84 feet to a point in the North boundary of said West Half of the Southeast Quarter of Section 25 that bears South 30 degrees 16 minutes 06 seconds West, 3069.28 feet from said Northeast corner of Section 25; THENCE along said North boundary North 89 degrees 32 minutes 12 seconds East 246.76 feet to the Northeast corner of said West Half of the Southeast Quarter; THENCE along the East boundary of said West Half of the Southeast Quarter South 00 degrees 28 minutes 01 seconds East 427.75 feet to the TRUE POINT OF BEGIiNNING. AND FURTHER EXCEPT the South 75 feet. Parcel 2;; The South 75 feet of the West Half of the Southeast Quarter of Section 25, Township I I South, Range I 1 East, Gila and Salt River Base and Meridian, Pima County, Arizona. Parcel 3: The Southwest quarter and the South half of the South half of the Northwest quarter of Section 2.5, Township I I South, Range i I East, Gila and Salt .River Base and Meridian, Pima County, Arizona, lying Northeast of the Northerly right-of-way line of the Southern Pacific Railroad. Tortolita Shadows Specific Plan PCZ -10004 Submitted to: TOWN OF MARANA Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: TERRAMAR PROPERTIES, INC. 2200 East River Road, Suite 105 Tucson, Arizona 85718 Phone; (520) 577-7800 Prepared by: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Phone; (520) 623-6146 With assistance from: THE WLB GROUP 4444 East Broadway Boulevard Tucson, Arizona 85711 Phone; (520) 881-7480 And: MATHIEU ENGINEERING CORPORATION 5960 East Second Street Tucson, Arizona 85711 Phone; (520) 747-1133 August 2012 R2 Tortolita Shadows Specific Plan 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 (58 Table of Contents Tortolita Shadows Specific Plan M. McHarg Composite Map............................................................................................................................... 42 List of Exhibits ExhibitB.1: Existing Zoning.....................................................................................................................................2 ExhibitB.2.b: Existing Land Uses...........................................................................................................................4 Exhibit B.2.d: Development Context.......................................................................................................................6 ExhibitC: Topography.............................................................................................................................................8 Exhibit D.1: Off -Site Hydrology............................................................................................................................ 10 ExhibitD.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 ExhibitG: Soil Associations................................................................................................................................. 21 ExhibitH.1.a: Photo Key Map.............................................................................................................................. 23 ExhibitH.1.b: Site Photos.................................................................................................................................... 24 Exhibit H.1.b: Site Photos, continued.................................................................................................................. 25 ExhibitH.2: Visibility.............................................................................................................................................. 27 ExhibitI: Traffic...................................................................................................................................................... 31 Exhibit J: Recreation and Trails........................................................................................................................... 33 ExhibitL.1.a: PCWRD Letter............................................................................................................................... 35 Exhibit L. 1.b: Existing Sewer Network................................................................................................................. 36 Exhibit1.2: Water.................................................................................................................................................. 38 Exhibit1.4: Schools............................................................................................................................................... 41 ExhibitM: McHarg Composite Map..................................................................................................................... 43 (58 Table of Contents ii Tortolita Shadows Specific Plan 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. Development Capability Report Tortolita Shadows Specific Plan LEGEND Marana Zoning Site Boundary 0 A Small Lot Zone = E Transportation Corridor Zone NORTH 0' 750' 1,500' — — Quarter Mile Radius AG Agricultural F Specific Plan,;` 1 ,i Interstate F—� LI Light Industrial nrE NAL1E TPI-04_zoning mxd SOURCE: Pima Ccunh- DOT GIS, 2010 Town of lJorona Gu, 2010 Development Capability Report Tortolita Shadows Specific Plan 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 & 1-10 Motorplex Specific Plan, Gladden Farms 11 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 (Mandarins, 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. Development Capability Report 3 Tortolita Shadows Specific Plan LEGEND Site Boundary Q Wells (Registery ID Number labeled) NORTH D' 75D f 500, Quarter Mile Radius �1 State Trust Land RLE NAME: TPI -04_ existing_ development.mxd Bureau of Reclamation CAP SOURCE: Pima County DOT GIs, 2009 ( ) Town of Morena GIS, 2009 Development Capability Report Tortolita Shadows Specific Plan d. Pending and Conditional Rezonings 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. Development Capability Report 5 Tortolita Shadows Specific Plan Exhibit 13.2.d: Development Context J= LE GE 11D Site Boundary Wells (R eg istry ID Num ber la bele d) NPI 75cr 1,50cr FCMCr = Quarter Mile Radius T. State Trust Land FIS NAME: Bureau of Reclamation (CAP) !iXFKF, c=?-'.-<jCo_rJVD0TGF 2012 ;A:jr<j 2012 Development Capability Report 6 Tortolita Shadows Specific Plan 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 Development Capability Report 7 0 Tortolita Shadows Specific Plan txnlolt u: I O e d V q ° o TFZV o Mandarina o 70 <,QO90 Specific Plan 4 o Q Legend NORTHTHE Site Boundary • There are no slopes 15 percent or greater, no rock' � PLANNING �$� 2' Elevation Contour outcrops and no peaks or ridges on the site. CENTER 0 200' 400' 800' Parcel — — Cap Canal scale: 1'=soo' Ti L-iP104_FI NERS EXH18113OWG40PO Development Capability Report 8 Tortolita Shadows Specific Plan 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. Development Capability Report 9 Tortolita Shadows Specific Plan Exhibit D.1: Off -Site Hydrology .i sa )i NVToad �t xa 1.-4 7L�Is��n# ftlwoll a a t ..dmm`�, �:e3:��*`3a�+u��, �`� .k,'• .'r �'��.;,�� '.r=:z�... 4,�'i�`�1�;J1�. _ �r`�si��,7� E.��^w"���h.. '' e .. ........... ,. 4) Development Capability Report 10 Tortolita Shadows Specific Plan 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-21D. 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 A01 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). Development Capability Report 11 Tortolita Shadows Specific Plan 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. Development Capability Report 12 Tortolita Shadows Specific Plan 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.) Development Capability Report 14 Tortolita Shadows Specific Plan 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. Development Capability Report 15 Tortolita Shadows Specific Plan Exhibit E.1: Vegetative Communities LEGEND Site Boundary Town of Marana Riparian Habitat C (Draft HCP) Agriculture / Developed 1 Water / Bare Ground © Sonoran Desertscrub NORTH D' 40Y 800' FILE NAME : TPI-04yegetation.mxd SOURCE: Pima County DOT GIS, 2010 Town of Marano, 2010 Development Capability Report 16 f § k 3 \ w f ) ° E : §z �f f § §w� \\ r (\� (E? §§$ 7/ Q [ 2$[! | P k @ ()§�F / ) E # ` 77 ! k _: \2 ! § ( §2K \> ) - R,6 ; § 2k/ }§ (9���� �\ | } z . . . . \�\ Tortolita Shadows Specific Plan 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 BLM State Chionactis occipitalis klauberi Tucson Shoveled -nosed Snake WSC: Wildlife of Special Concern S Coccyzus americanus occidentalis Western Yellow -billed Cuckoo C WSC Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -Owl SC S WSC Gopherus agassizii (Sonoran Population) Sonoran Desert Tortoise SC S WSC 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 Development Capability Report 18 C U n U U N Q U) 3 0 U c- /) V 0 4- 0 CD M Q R 05 V V V J 3 (n N U Q (� N y N M € CU 2" O O a 'U E N .m m 0 mi H 7 Z oo 6� Cfl y. "Lf O Q` 7 O O l4 L CQ r m C « O E O U— m O oa m E m 'mtll � V O N NEver W UI O a'Z 'M�=7, V -o oao:? �nwwo-jn Un QO Qd S6 �w a N O 7`( N 4l O N � m E m> w F-66aoE mO ti m S�yU �� N o E a cs pl � Em o c '� o d E K c z m m 0 c m zm�m U��U C � mEamE,m °maco o Nmmmc a o at)0a:aL 6 V) 0°m� O3 OL EaaU:)i3a-j o a- Cs U m m r �- ❑ V cn > E m `o ® E n m E - " V V C7 00. fA M J Q H Z z 0 Q U J CL a rn M Q 2- 3 (n N U Q (� N y N C"7 € CU 2" O O a 'U E .m m 0 mi o '3 '� O C Q1 w Z oo 6� Cfl y. "Lf O Q` 7 O O l4 L CQ r m C « O E O U— m O oa m E m 'mtll � V O N NEver UI O a'Z 'M�=7, .v O o a oo -o oao:? �nwwo-jn 0 vti 5 Eu QO Qd S6 �w a N O 7`( N 4l O N N w V' M =- O C O O ".' � m> w F-66aoE mO ti m S�yU �� N o E a cs pl � Em o c '� o d E K c z m m 0 c O � O W O zm�m U��U aamar?0 �u•"'i6 +. N 2 aOi O N mEamE,m °maco o Nmmmc a �� cOi at)0a:aL 6 V) 0°m� O3 OL EaaU:)i3a-j o a- Cs J Q H Z z 0 Q U J CL a rn Tortolita Shadows Specific Plan 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 Development Capability Report 20 Characteristic Soil -Make-up Runoff Hazard of Potential Erosion The content of gravel The Anthony soil is formed in mixed material that was 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. Anthony This soil occurs on The Anthony soil is formed in mixed material that was Gravelly Sandy flood plains and deposited on flood plains and alluvial fans by rivers and Loam, 1 to 3 alluvial fans in the streams. It is brown gravelly sandy loam to a depth of 60 Moderate Medium percent slopes Santa Cruz and Avra inches or more. The soil is mildly alkaline to moderately 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 Slow Not a percent slopes Santa Cruz and Avra down by water on floodplains and alluvial fans. The soil Hazard 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 Gila Loam, Ito 3 above the flood plains inches or more. These soils formed in mixed material laid percent slopes of major down by water on floodplains and alluvial fans. The soil Medium Moderate others are on ,while others are on flood is brown to pale -brown loam. plains of minor tributaries. Level to nearly level The Grabe soil is a grayish -brown loam and extends to a Grabe Loam soil found on floodplains and alluvial depth of 28 inches. It is moderately alkaline and Slow Not a hazard fans. calcareous. The Grabe soil is a grayish -brown loam and extends to a Grabe Silty Clay The surface layer is depth of 28 inches. It is moderately alkaline and Loam silty clay loam 6 to 12 calcareous throughout. The soil formed in recent Slow Slight or inches thick. alluvium deposited on flood plains, alluvial fans, and None valley slopes. This soil is located on The Pima soil is well -drained and formed in recent Pima Silty Clay flood plains in the alluvium deposited on flood plains. The soil is grayish - Loam Santa Cruz and Avra brown and pinkish -gray silty clay loam and clay loam that Medium Slight or Valleys. is as deep as 60 inches and more. It is moderately None alkaline and generally is calcareous throughout. Development Capability Report 20 Grier 1Ir-7`�°ar! Gh Pin f rjh Tortolita Shadows Specific Plan Exhibit G: Soil Associations i 1 AhD fib"\ LEGEND Soil Survey - - Site Boundary AhB (Anthony Sandy Loam) 0 Gh (Grabe Loam) Interstate AnB (Anthony Gravelly Sandy Loam)= Gm (Grabe Silty Clay Loam) NORTHI a 400 800 GbA (Gila Loam) Pm (Pima Silty Clay Loam) GbB (Gila Loam) FILENAME: TPI-04_topography.mxd SOURCE: Pima County DOT GIS, 2009 Development Capability Report 21 Tortolita Shadows Specific Plan 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.) Development Capability Report 22 Air Tortolita Shadows Specific Plan �7 iTl VIII: � Ii=ii J �L•I�� LEGEND Site Boundary Interstate NORTH 0' 400' 800' Photo ID & Location the photo was taken FILE NAME : TPI-04_phatokey.mxd SOURCE: Pima County DCN GIS, 2010 aIV Development Capability Report 23 a, Tortolita Shadows Specific Plan Exhibit HA.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 and Santa Catalina Mountains in the background. N Photo 4: Looking southwest at the existing railroad tracks. r �a�-h 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. (58 Development Capability Report 24 Tortolita Shadows Specific Plan Photo 7: Looking north at existing water culvert in the center of the site. Photo 8: From the middle of the southern site boundary looking south (off-site). Photo 9: Looking northwest onto the site from the southeastern corner. Photo 10: Looking at Central Arizona Project (CAP) Canal near the southeastern project boundary. Photo11: From the middle of the western project boundary looking southeast onto site. Photo 12: From the northwest corner of the property looking east. (58 Development Capability Report 25 Tortolita Shadows Specific Plan 2. Visibility from Adjacent Off -Site Uses The site has high visibility, especially from vehicle traffic along 1-10 and 1-10 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.) Development Capability Report 26 SQ, N Tortolita Shadows Specific Plan Exhibit H.2: Visibility rX o0 LEGEND Visibility Site Boundary ® High Interstate ® Medium NORTH j 400' eoo, i CAP Canal 0 Low FILE NAME: TPI-04_vis1b11ity.mxd SOURCE: Pima County DOT GIS, 2009 Development Capability Report 27 Tortolita Shadows Specific Plan 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 1-10 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 (1-10) 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 1-10, the Town of Marana and the Town of Oro Valley. Moore Road, an arterial route, runs east -west on the west side of 1-10 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 1-10, 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 1.1: 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. Development Capability Report 28 Tortolita Shadows Specific Plan Table 1.1: Roadway Inventory 2. Roadway Improvements Table 1.3: 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. (58 Development Capability Report 29 Interstate Moore Tangerine Grier Barnett 10 Road Road Road Road Major Routes Arterial Arterial Arterial Minor State 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 Ownership Marana Marana Marana Marana State of Arizona ADT (Source, 21000 8,000 1,000 49,000 Year) (PAG, (PAG, N/A (PAG, (PAG, 2006) 2005) 2006) 2006) Capacity (Florida Dept 15,600 15,600 15,600 15,600 115,300 ta Transportation, 2002) Conforms to Yes Yes Yes Yes Yes Width Standards Surface Paved Paved Paved Paved Paved Conditions 2. Roadway Improvements Table 1.3: 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. (58 Development Capability Report 29 Tortolita Shadows Specific Plan Table 1.3: 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. Development Capability Report 30 Grier Road (601250) Barnett Road I � Road (2501250) ..- —t'7 Tortolita Shadows Specific Plan Exhibit I: Traffic t 1 '�� -- t I � t a' ti t t � ` SOJ r.ra Mandarina (0/?S0) ! ♦ \Specific Plan t oe i Brine F ra ms Road f25012501 LEGEND site Boundary_ _ Planned Routes NORTH 0 1,.500, 3,000, — — One -Mile Radius (Marana General Plan 2007) Interstate Bicycle Routes (250/25o) Existing/Future Right -of -Way FILE NAME: TPI-04_trafflc.mxd CAP Canal SOURCE: Pima County DOT GIs, 2009 Town of M•_u --inD GIS, 2009 Development Capability Report 31 Tortolita Shadows Specific Plan 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 EI 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. Development Capability Report 32 Tortolita Shadows Specific Plan Exhibit J: Recreation and Trails • as .• �O ' • ' O • _ r r a� ••.:w. ski � sso / n4( •�a 00. i�A 1 Barnett Road � I � I I � Moore Road ,�• • • Tangerine Farms Road • Wild Burro Wash • • • Local Parks `" • • 1. San Lucas Community Park • • 00000 `Sa11• 2. Ora Mae Harn Park •' • • • • • :R►ver • il 3. Marana. Heritage River Park • i 4- Rill to Vista Neighborhood Park • LEGEND Site Boundary 0000 Trail NORTH 0 1,500' 3,000' — — One -Mile Radius 0 Parks, Interstate EILE NAME: TPI -04 recreation.mxd CAP Canal SOURCE. Pima County DOT GIS, 2009 Town of Ma€ona GIS, 2009 Development Capability Report 33 Tortolita Shadows Specific Plan 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. Development Capability Report 34 Tortolita Shadows Specific Plan Exhibit L.1.a: PCWRD Letter Pima County Regional Wastewater Reclamation Department 201 N. Stone Ave., 8t" Floor Michael Gritzuk, RE, Tucson, Arizona 85701 Visit our website: Director (520) 740-6500 http://www.pima.gov/wwm March 14, 2008 Aaron Einfrank The Planning Center 110 S. Church, Suite 6320 Tucson, AZ 85701 Capacity Response No. 08-054 Type I RE: Tortolita Shadows Specific Plan, 1500 Residential Lots and 25 Acres of Commercial Development on Parcels # 217-33-002J, -002H, -002M, -001 H, -0030, - 0040, -0050, -0060 & -0070. 370,000 gpd Estimated Flows. Greetings: The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF). Conveyance is not currently available to this project. 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 1-10, just west of the subject property. That project is privately contracted, and Pima County Regional Wastewater Reclamation Department has no control over the timing. Your development would need to construct an off site sewer to connect to this extension. This would involve boring under 1-10. Oversizing and flow through may be required. A Sewer Service Agreement will be necessary. Treatment Capacity is not available for this project at this time. It is expected to become available upon completion of the second 1.5 MGD (million gallons per day) upgrade of the MWTF, planned for 2011-2012. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. To reserve capacity in the downstream public sewer system, a development plan or subdivision plat must be submitted for review and approval, so that a Sewer Service Agreement may be executed between the owner / developer and the County. If further information is needed, please feel free to contact us at (520) 740-6500. Respectfully, <'7 .Je ry St it on, P. E. nager, Capacity Management Section JS:ks c: Subhash Raval; T11, R11, Sec. 25 Development Capability Report 35 Tortolita Shadows Specific Plan CXnlDIt L."I.D: Cxisting newer NetworK LEGEND Site Boundary NORTH 0' 1,500' 3,000' Interstate CAP Canal FILL NAME'. TPI -04 sewer.mxd Public Sewer Network SOURCE: Pima county DCT GIS, 2009 Development Capability Report 36 Tortolita Shadows Specific Plan 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. Development Capability Report 37 Tortolita Shadows Specific Plan Exhibit 1.2: Water RECEIVED DEC 09 M MARANA TOWN OF MARANA WATER DEPARTMENT December 8, 2009 Kelly Lee The Planning Center 110 So. Church Ste. 6320 Tucson, AZ. 85701 Subject: Tortolita Shadows Master Planned Community at Interstate 10 north of Tangerine Road Project: TPI -04 Dear Ms. Lee: WATER SUPPLY The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. The development lies within the boundary of the Town of Marana water service area, therefore, water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water service agreement identifying water use, fire flow requirements, and all major on-site and off-site water facilities. The developer shall construct a water distribution system to serve the development and transfer title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service the system. 51 01) W. INA ROAD = TUCSON. ARIZONA 05743 = PH; t5201 382-2574 = FAX 382.2540 = TTY 382-3444 Development Capability Report 38 Tortolita Shadows Specific Plan Exhibit 1.2: Water, continued The comments made herein are valid for a period of one year only. if you have any questions, please call our office at 520-382-2570. Sinc�er/e�l40'rien Dorothy Utilities Director (58 Development Capability Report 39 Tortolita Shadows Specific Plan 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 1-10. 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 School School Capacity Current Enrollment 2006-2007 Estes Elementary School 633 601 Marana Junior High School 1300 1049 Marana High School 2300 1800 Development Capability Report 40 Tortolita Shadows Specific Plan Exhibit 1A Schools LEGEND Site Boundary 0 Estes Elementary School Q Marana High School � one Mile Radius 19 Marana Middle School NORTH 0' 2500' 5000' Redeemer Evangelical ` � Lutheran School Private School © Marana Plus PJternative Ed \_ [� Sun &Shield Christian Academy FILE NAVE: TPI-04_School:.mxd Public School a/ y SOURCE: Pima County DOT GIS, 2008 Development Capability Report 41 Tortolita Shadows Specific Plan 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. Development Capability Report 42 Tortolita Shadows Specific Plan U—MIU L M. IVIL F10I %,U111 V,IIC IYIQ 0 a 0 o °32'13" 6447©' FFa o q \ I ZONE A a \ — 1C\ 1. r w Q ZOfJEAN d ti \ Cn zt .14 0( 7 S� '4 Q2 0 9rF SII ° ° Mandarina Specific Plan � a LEGEND NORTH tv THE , '18 PLANNING [ I J Site Boundary® FEMA Zone AH Field Verified 2016 2' Elevation Contour FEMA Zone A Riparian Area L _/I o 200 CENTER 400' Boo, —100YR— FEMA 100 -Year Floodplain C ------ Watershed Boundary FEMA Zone X S�Ie:1•=Boo' -�- Existing Levee or Berm • Majority of property is highly visible from off-site locations. Te LTP104 rte NEM EXH[e'[s°' GkC0MPC61rt . There are no slopes 15 percent or greater, no rock — — Cap Canal outcrops and no peaks or ridges on the site. Development Capability Report 43 i�a..ayris ��ec� fic an PCS Toaa4 MARANA ORDINANCE NO. 201.2.05 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 278 ACRES .LOCATED NORTHEAST OF 1-10 APPROXIMATELY 1.2 MILES NORTHWEST OF THE I-10/TANGERINE ROAD INTERCHANGE FROM `E' (TRANSPORTATION CORRIDOR ZONE) TO `F' (SPECIFIC PLAN), CREATING THE TORTOLITA SHADOWS SPECIFIC PLAN, AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN WHEREAS Tt�a.'RRA rAR PROPI RHES, INC., an Arizona corporation, owns approximately 278 acres of property located at the Moore Road alignment northeast of I-10 approximately 1.2 miles northwest of the I-10/Tangerine Road interchange within a portion of Section 25, Township 11 South, Range 1.1 East, as described on Exhibit "A" attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and WHEREAS the Marana Planning Commission held a public hearing on April 2.5, 2012, and voted unanimously 5-0 to recommend that the Town Council approve this rezoning; and WHEREAS the Marana Mayor and Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held July 17, 2012, and determined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town ofMarana, Arizona, as follows: Section 1. A minor amendment to the General Plan is hereby approved for the Rezoning Area, changing its General Plan designation from Commercial (C) and Medium Density Residential (MDR) to Master Plan Area (MPA). Section 2. The zoning of the Rezoning Area is hereby changed from `E' (Transportation Corridor Zone) to `F' (Specific Plan) creating the Tortolita Shadows Specific Plan. Section 3. This rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): Compliance with all provisions of Town Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. The developer- will be required to process subdivision plats, development plans, landscape plans, Native Plant Permits, and all associated improvement plans through the Town of Marana. Marana Ordinance No. 2012.05 - I - 7/11/2012 11:26 AM By/FC 3. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Adonis Road and ]Moore Road with the recording of the final block plat or within 60 days of demand by the Town. 4. The following conditions pertain to the design and construction of transportation improvements, which shall be the responsibility of the developer. a. The design and construction of Adonis Road to the Town's four lane arterial roadway standard along the entire frontage of the project. (As indicated in the Specific Plan document, Adonis Road shall have been built by others (or this developer) to connect with Cochie Canyon Trail to the north and Tangerine Road to the south prior to or concurrent with the development of the first phase of this project. b. The design and construction of traffic signals at each of the two loop road intersections with Adonis Road (as shown on the Circulation Concept exhibit in the Specific Plan) when found warranted by traffic studies. c. Any other roadway or traffic control improvements found warranted based on the data and findings of additional traffic studies that shall be prepared at the platting or development plan review stages of this project. 5. Public vehicular and utility access through Tortolita Shadows to the adjacent portion ofthe Mary DeConcini Trust property (parcels 217-33-001E and 217-33-00117) shall be dedicated when a subdivision plat is recorded or a development plan is approved for Tortolita Shadows Parcel 6, 7, or 9. No building permits shall be issued for any construction within Parcels 6, 7 or 9 of Tortolita Shadows unless and until the dedication of public vehicular and utility access is provided to the adjacent Mary DeConcini Trust property. 6. A master drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of any preliminary plat or development plan. 7. The owner or developer of Tortolita Shadows shall dedicate to the Town of Marana a minimum 35 -foot wide drainage easement along the south boundary of the Rezoning Area to complement the 35 -foot wide drainage easement to be dedicated by the owner or developer of the adjacent .Mandarina property. The owner or developer of both properties shall share equally in the cost to construct and maintain a joint use drainage channel and easement area between the two developments. The easement shall be dedicated within 60 days of demand by the Town of Marana. 8. The developer shall dedicate to the Town of Marana, at minimum, a 170 -foot wide drainage easement to be located adjacent to the Union Pacific Railroad to accommodate the Tangerine Road Traffic Interchange drainage outflow to the Barnett Channel. If the Town determines based on additional drainage studies that an easement of this width is insufficient, the owner or developer shall dedicate the width necessary to accommodate the future drainage improvements. The easement shall be dedicated within 60 days of demand by the Town of Marana. 9. This project is located within the Northwest Marana Transportation and Marana Park Benefit Areas, and will be subject to those fees at time of building permitting of each residential structure. 10. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 11. No approval, permit or authorization by the Town of Marana authorizes violation of any Federal or State law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations, Marana Ordinance No. 2012.05 - 2 - 7/11/2012 11:26 AM BV/IAC compliance with applicable laws and regulations, 12. The maximum allowable residential units for the project shall not exceed 1,788. 13. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II for the Town providing designation of assured water supply and water service to said property. If Type I or Type II is needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 14. The property is within the intended water service area of the Town. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Marana Utilities Director prior to the approval of the initial final plat by the Town Council. 15. Installation of a non -potable water system may be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. The Town or its designated provider shall provide water for such a system. 16. A sewer service agreement and master sewer plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat or development plan. 17. [Deleted by Council motion.] 18. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Tortolita Shadows Specific Plan in accordance with the requirements defined in the Land Development Code and Specific Plan. 19, Within 60 days of adoption of the Rezoning Ordinance by the Mayor and Council approving the Tortolita Shadows Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Tortolita Shadows Specific Plan: one non -bound original; 40 bound copies; and one electronic copy on CD in Microsoft Word or other acceptable format. Section 4. This Ordinance shall not be effective until the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Property Owners and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R. S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Marana Ordinance No. 2012.05 -3 - 7/11/2012 11:26 AMBV/FC Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor Arizona, this 17th day of July, 2012. ATTEST: ocelyn C ronson, Town Clerk and Town Council of the Town of Marana, Mayor Ed Honea Marana Ordinance No. 2012.05 - 4 - 7/11/2012 11:26 AM BV/FC EXHIBIT A Parcel 1 The West Half of the Southeast Quarter of Section 25, Township l I South, Range I I East, Gila and Salt River Base and Meridian, Pima County, Arizona, EXCEPT the following parcel: A parcel of land in the West Half of the Southeast Quarter of Section 25, Township 1 I South, Range 1 I East, Gila and Salt River Base and Meridian, and being more particularly described as follows: BEGINNING at the Northeast corner of said Section 25; THENCE along the East boundary of said Section 25 South 00 degrees 28 minutes 45 seconds East, 5276.53 feet to the Southeast corner of said Section 25; THENCE North 31 degrees 22 minutes 00 seconds West, 2576.25 feet to a point in the East boundary of said West Half of the Southeast Quarter of Section 25 being the TRUE POINT OF BEGINNING; THENCE North 30 degrees 26 minutes 46 seconds West, 493.84 feet to a point in the North boundary of said West Half of the Southeast Quarter of Section 25 that bears South 30 degrees 16 minutes 06 seconds West, 3069.28 feet from said Northeast corner of Section 25; THENCE along said North boundary North 89 degrees 32 minutes 12 seconds East 246.76 feet to the Northeast corner of said West Half of the Southeast Quarter; THENCE along the East boundary of said West Half of the Southeast Quarter South 00 degrees 28 minutes 01 seconds East 427.75 feet to the TRUE POINT OF BEGIiNNING. AND FURTHER EXCEPT the South 75 feet. Parcel 2;; The South 75 feet of the West Half of the Southeast Quarter of Section 25, Township I I South, Range I 1 East, Gila and Salt River Base and Meridian, Pima County, Arizona. Parcel 3: The Southwest quarter and the South half of the South half of the Northwest quarter of Section 2.5, Township I I South, Range i I East, Gila and Salt .River Base and Meridian, Pima County, Arizona, lying Northeast of the Northerly right-of-way line of the Southern Pacific Railroad. Tortolita Shadows Specific Plan PCZ -10004 Submitted to: TOWN OF MARANA Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: TERRAMAR PROPERTIES, INC. 2200 East River Road, Suite 105 Tucson, Arizona 85718 Phone; (520) 577-7800 Prepared by: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Phone; (520) 623-6146 With assistance from: THE WLB GROUP 4444 East Broadway Boulevard Tucson, Arizona 85711 Phone; (520) 881-7480 _�. MATHIEU ENGINEERING CORPORATION 5960 East Second Street Tucson, Arizona 85711 Phone; (520) 747-1133 Final Version August 2012 Tortolita Shadows Specific Plan 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 (53 Table of Contents i Tortolita Shadows Specific Plan 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 ExhibitI.A.1: Regional Context.....................................................................................................................3 ExhibitI.A.2: Location Map...........................................................................................................................4 ExhibitII.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 ExhibitII.O: Sewer Concept....................................................................................................................... 26 ExhibitIII.D................................................................................................................................................... 43 (53 Table of Contents ii fe gntmducao" Tortolits, 8 offs Tortolita Shadows Specific Plan 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. Introduction 2 Tortolita Shadows Specific Plan txnlblt LAA: Keglonal context Jill PINAL COUNTY -�� `' _ _ _ � • _ — _ _ r- — - ------ __—PIMACOUNTYI oe � 0#' _Mp ar � 4 r h —, Marana Road �a! o " a " , - o -Moore Road 2 N - L EI Tiro Road Tangerine Road ro 0 Of Q N Avra o C s „1 Junsei KOaCI- !'LF k_1 Manville Road EI Camino Del Mi !'�; DH \J LEGEND Site Boundary State Trust Land Topographic InterstateBureau of Land Management Hillshade NORTH 0 1.75 mile: 3.5 Rik Marana Town Boundary _National Park �--! FILE NArvE: TPI-04_regionaLlocation.mxd county Boundary SOURCE: Pima County DOT GIS, 201C Introduction 3 458 11 S11 E23 eraRoad,(Rural t X150 Future k 11 S11 E26 0 11 S11 E24 21733002H --! 11 S11 E2f5 21733002J 217330030 k 0040 217330060050 Tortolita Shadows Specific Plan 21733001H 11 S11 E36 CX[111J11 LH.L: LUGMIU11 IVIdFJ 217330016 11 S12E19 11S12E30 11 S12E31 LEGEND L 1 Site Boundary Township, Range, Section Parcel ID #s: 217-33-00113, 217-33-001H, 217-33-002J, 217-33-002H, 217-33-002M, N°RT" ` 750' 150C � �� I � PMMMMMI NOTE: Project site located in Township 11 S, Range 11 E, Section 25 217-33-0030, 217-33-0040, 217-33-0050, 217-33-0060, 217-33-0070 FILE NAVE: TPI-04_location.mxd SOURCE: Pima County DOT GIS, 2012 00 Introduction 4 Tortolita Shadows Specific Plan 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; Introduction 5 Tortolita Shadows Specific Plan 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. coa Introduction 6 z �we(o�im�EPian Tortolita Shadows Specific Plan 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 1-10 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. Development Plan 8 Tortolita Shadows Specific Plan 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 1-10 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 ILD) 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 cafes. Development Plan 9 Tortolita Shadows Specific Plan 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 Parcel Number Land Use Gross Acreage Target Density Maximum # of 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 4.6 N/A N/A ROW 32.4 N/A N/A TOTAL 278 1,788 *assumes 50% of the Activity Center area is developed with residential uses Development Plan 10 0 Q v Tortolita Shadows Specific Plan E. Circulation Concept Plan All incoming traffic along 1-10 will exit the 1-10 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 ILE: 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. Public vehicular and utility access through Tortolita Shadows to the adjacent portion of the Mary DeConcini Trust property (parcels 217-33-001 E and 217-33-001 F) shall be dedicated when a subdivision plat is recorded or a development plan is approved for Tortolita Shadows Parcel 6, 7, or 9. No building permits shall be issued for any construction within Parcels 6, 7 or 9 of Tortolita Shadows unless and until the dedication of public vehicular and utility access is provided to the adjacent Mary DeConcini Trust property. Development Plan 12 Tortolita Shadows Specific Plan Exhibit ILE: Circulation Concept LEGEND :j Site Boundary Proposed Traffic Signal (as warranted by traffic conditions) +M Arterial Road +— Collector Road NORTH fUM THE PLANNING 00 CENTER D 20G' 4DU Boa^ Scale: 1"40a fins Tc" w MEM FMIe .ow kCIe ULAMN Development Plan 13 Tortolita Shadows Specific Plan 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 115 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 Development Plan 14 Tortolita Shadows Specific Plan 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. Development Plan 15 Tortolita Shadows Specific Plan LEGEND THE Site Boundary Open SpacelDrainage (OS/D) • • > Proposed Local Trail + • > CAP Canal Trail • • > Community Trail Cap Canal Neighborhood Park NORTH THE PLANNING CENTER 0 200' 400' 000' scale; 1"=000' fll-L-TPI-04PL ERS EMINTS.OWG�WEN SPACE AND NECREAVON -ept Development Plan 16 Tortolita Shadows Specific Plan 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. Development Plan 17 Tortolita Shadows Specific Plan 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 Development Plan 18 Tortolita Shadows Specific Plan 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 Development Plan 19 Tortolita Shadows Specific Plan adjacent Mandarina property may not be used by the subject property owners for any purpose including the storage of storm water flow. Development Plan 20 avn .sr x s % Rip.- a N� a qa LLV S O�ys F m y % O y �O ,zp a � w i ;P CC- c iJU / 4 p /y^PO 2 iV O ,moo j O 'J 9d m Z � O O W Z U O a�e�og qyx_ y a v Tortolita Shadows Specific Plan K. Environmental Resources 1. Waters of the United States 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. 2. Federally Endangered Species and Other Special Species 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. Development Plan 22 Tortolita Shadows Specific Plan 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 1. Police Service Tortolita Shadows is located within the limits of the Town of Marana and shall be served by the Town of Marana Police Department. Development Plan 23 Tortolita Shadows Specific Plan 2. Fire Service 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. 3. Schools 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. 03 Development Plan 24 Tortolita Shadows Specific Plan O. Utilities 1. Water 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. 2. Wastewater The project site is tributary to the Marana Wastewater Treatment Facility. Connection to the existing sewer can be accomplished by boring under 1-10 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 11.0: Sewer Concept.) 3. Other Utilities 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. 4. Sanitation and Recycling Services 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. Development Plan 25 Q G1 v c 0 U v N 3. Devefo�imenE�u%aG'o�u ro,�folifas!cs Tortolita Shadows Specific Plan 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 1. Applicable Codes 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. 2. Additional Uses 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. 3. Accessory Uses and Structures 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 Development Regulations 28 Tortolita Shadows Specific Plan 4. General Non -Residential Development Standards 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. 453 Development Regulations 29 Tortolita Shadows Specific Plan C. Development Standards 1. Suburban (S) a. Permitted Uses • 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 b. Single -Family Residential Standards • 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. 453 Development Regulations 30 Tortolita Shadows Specific Plan C. Accessory Structures • Minimum Building Setbacks: • Front: 20 feet • Side & Rear: 5 feet 2. Urban (U) a. Permitted Uses • 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/Cafes • Fuel Dispensing Facilities • General Merchandise Sales 63 Development Regulations 31 Tortolita Shadows Specific Plan • 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. vim' Development Regulations 32 Tortolita Shadows Specific Plan b. Single -Family Residential Development Standards • 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. C. Multi -Family Residential Development Standards • 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 d. Non -Residential Development Standards • 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 e. Accessory Structures • Minimum Building Setbacks: • Front: 20 feet • Side & Rear: 5 feet 3. Activity Center (AC) Development Regulations 33 Tortolita Shadows Specific Plan a. Permitted Uses • 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/Cafes • 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: 453 Development Regulations 34 Tortolita Shadows Specific Plan . 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 Development Regulations 35 Tortolita Shadows Specific Plan . 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. 63 Development Regulations 36 Tortolita Shadows Specific Plan b. Multi -Family Residential Development Standards • 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 c. Non -Residential Development Standards • Minimum Site Setbacks: See Section BAMaximum Building Height: 75 feet • Maximum Building Coverage: 65 percent for all structures on-site d. Accessory Structures • Minimum Building Setbacks: • Front: 20 feet • Side & Rear: 5 feet Development Regulations 37 Tortolita Shadows Specific Plan 4. Open Space/Drainage (OS/D) a. Permitted Uses • Open Space • Recreational Facilities/Parks • Wireless Communications Facilities, subject to: . Standards for Wireless Communication Facilities in the Town of Marana Land Development Code. 5. Landscape Buffer Standards 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. vii Development Regulations 38 Tortolita Shadows Specific Plan s. Parking Standards 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; wv= Development Regulations 39 Tortolita Shadows Specific Plan D. Development Standards 1. Design Review Committee 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, landscape plans, utility design and construction, 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. 2. Master Developer 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. 3. Community Standards 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. a. Layout 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 Development Regulations 40 Tortolita Shadows Specific Plan 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. b. Circulation 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. cO Development Regulations 41 Tortolita Shadows Specific Plan • 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. c. Community Trails 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. Development Regulations 42 Tortolita Shadows Specific Plan d. Neighborhood Trails 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. DRAINAGE CHANNEL Exhibit IIID. Neighborhood Trail along Open Space/Drainage 453 Development Regulations 43 Tortolita Shadows Specific Plan e. Landscaping 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. Development Regulations 44 Tortolita Shadows Specific Plan f. Signage 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. g. Safety 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. Development Regulations 45 Tortolita Shadows Specific Plan h. Public Areas • 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 . 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 . 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. (58 Development Regulations 46 Tortolita Shadows Specific Plan 4. Single Family Residential Detached Housing Development 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. 5. Commercial Design Standards The Commercial Design Standards contained within the Town of Marana Land Development Code shall be applied to all commercial development. 6. Multi -Family Development Standards a. Site Planning 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. b. Architecture • 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. Development Regulations 47 Tortolita Shadows Specific Plan . 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. 63 Development Regulations 48 Tortolita Shadows Specific Plan C. Overall Massing/Articulation • 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. 63 Development Regulations 49 Tortolita Shadows Specific Plan d. Materials • 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. Development Regulations 50 Tortolita Shadows Specific Plan e. Site Entries • 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. f. Garages, Parking and Accessory Buildings • 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. g. Roofs • 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. h. Streets . 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. cO Development Regulations 51 Tortolita Shadows Specific Plan i. Landscaping 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 453 Development Regulations 52 Tortolita Shadows Specific Plan �. Open Space 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. Development Regulations 53 Tortolita Shadows Specific Plan k. Walls and Fencing • The materials used for the walls and fencing shall reflect those used in the monumentation to create an overall theme for the project. • View fencing is allowed along the open space corridors. • All types of chain link fencing are prohibited. �. Lighting . 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. m. Stairways . 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. cO Development Regulations 54 Tortolita Shadows Specific Plan n. Services and Utilities Placement • 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. o. Energy and Atmosphere • 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. Development Regulations 55 Tortolita Shadows Specific Plan 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. W Bankina 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 Q 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. Development Regulations 56 Tortolita Shadows Specific Plan 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 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. Development Regulations 57 Tortolita Shadows Specific Plan 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 IN 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. 63 Development Regulations 58 Tortolita Shadows Specific Plan 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 Development Regulations 59 t�. 9mpfemenfafion andXriminitbrafi"on s Tortolita Shadows Specific Plan 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. Implementation and Administration 61 Tortolita Shadows Specific Plan 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. Implementation and Administration 62 Tortolita Shadows Specific Plan F. Specific Plan Administration 1. Administrative Change 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. 453 Implementation and Administration 63 Tortolita Shadows Specific Plan 2. Substantial Change 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. 3. Interpretation 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. 4. Annual Report 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. vim# Implementation and Administration 64