HomeMy WebLinkAboutBarrios de Marana Specific PlanBarrios de Marana
Specific Plan
PCZ -06084
Adopted March 2007
amzTHEPLANNINGCENTER
COa division of TPC Group, Inc.
110 s church ste 6320 tucson az 85701 520.623.6146 fax 520.622.1950
www. ozpionningcenter, com
BARRIOS DE MARANA
SPECIFIC PLAN
Submitted to:
TOWN OF MARANA
11555 West Civic Center Drive
Tucson, Arizona 85653
Prepared for:
Barrios de Marana, LLC
4951 East Grant Road #105-243
Tucson, Arizona 85712
Prepared by.-
THE
y.
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
With assistance from:
Curtis Lueck & Associates
5460 West Four Barrel Court
Tucson, Arizona 85743
(520) 743-8748
:o•
CMG Drainage
4574 North 1st Avenue, Suite 100
Tucson, Arizona 85718
(520) 882-4244
THE
PLANNING
CENTER
July 2006
Adopted March 2007
For clarification of material contained
in this Specific Plan, please contact:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone (520) 623-6146
Fax (520) 622-1950
OOWNTHE
PLANNING
%JWCENTER
MARANA ORDINANCE NO. 2007-03
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A SPECIFIC PLAN FOR
THE BARRIOS DE MARANA SPECIFIC PLAN.
WHEREAS, The Planning Center represents the propertyowners of approximately 38 acres
of land located within a portion of Section 22, Township 1 I South, Range 11 East, as depicted on
Exhibit "A", attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on December 20, 2006,
and at said meeting voted unanimously to recommend that the Town Council approve said rezoning,
adopting the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members ofthe public at the regular Town Council meeting held March 6, 2007 and has determined
that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land
use designation from Town Core to Master Planning Area, and should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. A minor amendment to the General Plan of approximately 38 -acres of land located within
a portion of Section 22, Township 11 South, Range I 1 East, about a half mile north of the Marana
Municipal Complex, just north of the terminus of Marana Main Street and Grier Road intersection
(the "Rezoning Area"), changing the land use designation from Town Core to Master Planning Area.
Section 2. The zoning of approximately 38 -acres of land located within a portion of Section 22,
Township I I South, Range 11 East, about a half mile north of the Marana Municipal Complex, just
north of the terminus of Marana Main Street and Grier Road intersection (the "Rezoning Area"), is
hereby changed from Zone "A" (Small Lot Zone) to "F" (Specific Plan) creating the .Barrios de
Marana Specific Plan..
Section 3. The purpose ofthis rezoning is to allow the use of the Rezoning Area for attached multi-
family housing and Mixed-use consisting of commercial and residential, subject to the following
conditions, the violation of which shall be treated in the same manner as a violation of the Town of
Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance):
1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan
as current at the time of any subsequent development, including, but not limited to, requirements
for public improvements.
�00004330.DGC fl
Manana Ordinance No, 2007.03 Y2=7 COUNCIL MEETING ADOPTED VERSION
Page 1 of 4
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2. This rezoning is valid for five years from the date of Town Council approval. If the developer
fails to have a plat recorded prior to the five years the Town may initiate the necessary action to
revert the property to the original zoning, upon action by the Town Council.
3. Any preliminary plat or development plan shall be in general conformance with the Land Use
Concept of the Barrios de Marana Specific Plan.
4. The Developer shall dedicate, or cause to havededicated, 90 feet ofright-of-way forcontinuation
of Marana Main Street from the southern property line to the northwest property line and 62 feet
of right-of-way for the future linkage between Marana Main Street and Frontage Road.
5. A master drainage study must be submitted by the Developer and accepted by the Town prior to
approval of any preliminary plat or development plan.
6. A sewer service agreement and master sewer plan must be submitted by the Developer and
accepted by Pima County Wastewater Management and the Town Engineer prior to the approval
of the sewer plans.
7. A water service agreement and a master water plan must be submitted by the Developer and
accepted by the Town of Marana Utilities Director prior to the approval of the water plans.
S. 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.
9. The property owner shall not cause any lot split of any kind without an approved subdivision.
10. Potential buyers shall be notified that some or all of the property in this rezoning is subject to an
annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users'
Association.
11. The property owner shall transfer with the final plat, by the appropriate Arizona Department of
Water Resources form, those water rights being IGR, Type 1 or Type II to the Town of Marana
for the Town providing designation of assured water supply and water service to said property, If
Type I or Type 11 are 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.
12. Prior to the issuance of a building permit and pursuant to Marana Ordinance No. 99.02 the
property owner(s) within the Lower Santa Cruz River Levee Benefit Area shall enter into a
Development Agreement with the Town of Marana to reimburse the Town for its share of costs
for construction of the levee.
13. An annual report shall be submitted within 30 days of the anniversary of the Town Council's
approval of the Specific Plan in addition to those requirements listed in the Land Development
Code and Specific Plan.
14. Upon adoption of the ordinance by the Mayor and Council approving the Barrios de Marana
Specific Plan, the applicant shall provide the Planning Department with the following final
edition of the Barrios de Marana Specific Plan: one non -bound original; twenty-five bound
(M)D4330.DOC Il
Marana Ordinance No. 2007.03 3120M7 COUNCIL MEETING ADOPTED VERSION
Page 2 of 4
t%n Barrios de Marana
COO Specific Plan
copies; and two digital copies, one in PDF format and one in Microsoft Word or other acceptable
format, within thirty days of the adoption of the ordinance.
15. A voluntary contribution of $1,200 per dwelling unit paid to the Marana Unified School District
at the time of building permit.
16. The applicant shall modify the Development Standards within the Mixed -Use land use
designation as follows:
a. All buildings along Marana Main Street shall be a minimum of two stories and contain
varied roof heights, features, styles and colors.
b. All buildings along Marana Main Street shall contain varied facades, with generous first
floor heights, architectural details and special comer treatments.
17. The applicant shall modify the permitted uses for the Mixed -Use land use designation to provide
that the "Multi -Family (Attached) Residential" use is prohibited within the first floor ofbuildings
that front Marana Main Street.
18. The applicant shall modify the permitted uses for the Residential land use designation to delete
the live/work units as an allowable use.
14. Any and all structures, any portion of which is located within the following areas, shall not
exceed one story and 22 feet in height:
A. Within 60 feet of (i) the west boundary of the Rezoning Area, (ii) Grier Road or (iii) the
property located at 13655 W. McDuff Road.
B. Within 120 feet of any currently existing residence outside of the Rezoning Area.
C. Fronting on the Marana Vista Estates subdivision, Grier Road, and residential properties on
McDuff Road.
20. There shall be no more than 350 total allowable residential units within the Residential Land Use
designation area.
2I . At least 60% of the land area of the Residential Land Use designation area shall be developed
with residential units designed, developed and offered for individual sale.
22. The applicant shall delete the reference to minimum gross area per dwelling unit within the
Residential Land Use designation area.
Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period
established by Arizona Revised Statutes section ("A.R.S. §-) 19-142(D) shall begin when the Town
files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed
by the Developer 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 ed seq., and specif cal ly 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 15 calendar days after the motion approving this Ordinance, this
Ordinance shall be void and of no farce 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
100OD4330.DOC 11
Marana ordinance No. 2007.03 3/20/07 COUNCIL MEETING ADOPTED VERSION
Page 3 of 4
t%n Barrios de Marana
COO Specific Plan
repealed, effective as of the effective date of Ordinance No. 2007.03.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof.
PASSED AND ADOPTED by the Mayor and Council of the Town ofMarana, Arizona, this
20t` day of March, 20-07.
ATTEST:
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?celytnBronson, Town Clerk
OVED AS TO FORM:
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*FC y, Tows mey
Mayor Ed Honea
t%n Barrios de Marana iv
COO Specific Plan
EXHIBIT "A"
A parcel of land lying within the Southwest Quarter of Section 22, Township 11 South,
Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as
follows:
BEGINNING at the South Quarter Section corner of said Section 22;
THENCE North 89 degrees 58 minutes 00 seconds West along the South line of said Section
22, a distance of 330.00 feet;
THENCE North 00 degrees 24 minutes 11 seconds East, a distance of 30.00 feet to the
intersection of the West right of way line of McDuff Road as established in Road Maps Book
14 at page 20 with the North line of Grier Road as established by Proceedings No. 113 and
the TRUE PLACE OF 81EGINNING;
THENCE North 89 degrees 58 minutes 00 seconds West along the North right of way line of
Grier Road, a distance of 1,259.18 feet;
THENCE North 00 degrees 34 minutes 15 seconds East, a distance of 1,652.23 feet;
THENCE North 89 degrees 57 minutes 54 seconds East, a distance of 692.68 feet;
THENCE South 54 degrees 03 minutes 49 seconds East along the existing right of way line
of Interstate Highway 1-10, a distance of 65.95 feet;
THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 484.34 feet;
THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 210.00 feet;
THENCE South 00 degrees 24 minutes 1 I seconds West, a distance of 373.00 feet;
THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 298.00 feet to a point
on the West right of way line of said McDuff Road;
THENCE South 00 degrees 24 minutes 11 seconds West along said right of way line, a
distance of 481.44 feet;
THENCE South 89 degrees 36 minutes 40 seconds West along an existing fence line, a
distance of 170.69 feet;
THENCE South 00 degrees 42 minutes 25 seconds East along an existing fence line, a
distance of 179.88 feet;
THENCE North 89 degrees 29 minutes 43 seconds East along an existing fence line, a
distance of 167.21 feet to the West right of way line of said McDuff Road;
THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 96.00 feet to the
TRUE PLACE OF BEGINNING.
t%n Barrios de Marana v
COO Specific Plan
Table of Contents
Section I: Introduction
A. Specific Plan Summary ...........................................................................................................1-1
B. Location...................................................................................................................................1-1
C. Authority and Scope................................................................................................................1-4
D. Legal Description....................................................................................................................1-4
Section II: Development Capability Report
A. Introduction.............................................................................................................................II-1
2. High Densities of a Given Species...............................................................................
B. Existing Land Uses................................................................................................................11-1
1. Existing On -Site Land Use and Zoning...........................................................................11-1
II -13
2. Existing Conditions on Properties within a'/4 -Mile Radius.............................................11-3
Soils.....................................................................................................................................11-16
3. Well Sites.........................................................................................................................11-5
H.
C. Topography and Slope..........................................................................................................11-7
11-16
1. Hillside Conservation Areas............................................................................................11-7
1. Viewsheds Onto and Across the Site...........................................................................
2. Rock Outcrops.................................................................................................................11-7
3. Slopes 15 Percent or Greater..........................................................................................11-7
II -20
4. Other Significant Topographic Features.........................................................................11-7
Barrios de Marana
5. Pre -development Cross-Slope........................................................................................11-7
COO
D. Hydrology...............................................................................................................................11-9
1. Existing Drainage Conditions..........................................................................................11-9
2. On -Site Hydrology........................................................................................................ II -10
E. Vegetation........................................................................................................................... II -12
1. Vegetative Communities and Associations on the Site ............................................... II -12
2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered
Species................................................................................................................................ 11-12
3. Vegetative Densities..................................................................................................... 11-12
F. Wildlife................................................................................................................................. 11-13
1. Presence of State -Listed Threatened or Endangered Species .................................. 11-13
2. High Densities of a Given Species...............................................................................
II -13
3. Aquatic or Riparian Ecosystems..................................................................................
II -13
G.
Soils.....................................................................................................................................11-16
H.
Viewsheds...........................................................................................................................
11-16
1. Viewsheds Onto and Across the Site...........................................................................
II -19
2. Visibility to Adjacent Off -Site Uses...............................................................................
II -20
t%n
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COO
Specific Plan
Table of Contents
I. Traffic Circulation and Road System..................................................................................
II -22
1. Existing Roadways.......................................................................................................
II -22
2. Intersections..................................................................................................................
11-24
3. Alternate Modes............................................................................................................
11-25
J. Recreation and Trails..........................................................................................................
11-25
1. Open Space, Recreation Facilities, Parks, and Trails .................................................
11-25
K. Cultural Resources.............................................................................................................
11-27
L. Existing Infrastructure and Public Facilities........................................................................
11-27
1. Sewer............................................................................................................................
11-27
2. Fire Service...................................................................................................................
11-27
3. Water.............................................................................................................................11-32
Post Development Hydrology............................................................................................
4. Schools..........................................................................................................................11-32
H.
5. Private Utilities..............................................................................................................
11-32
M. McHarg Composite Map.....................................................................................................
11-32
Section III: Development Plan
A.
Purpose and Intent................................................................................................................III-1
B.
Objectives of the Specific Plan.............................................................................................III-1
C.
Relationship to Adopted Plans.............................................................................................III-2
D.
Compatibility with Adjoining Development...........................................................................III-3
E.
Land Use Concept Plan........................................................................................................III-5
F.
Grading Concept................................................................................................................
III -10
G.
Post Development Hydrology............................................................................................
III -10
H.
Viewsheds..........................................................................................................................
111-11
I.
Circulation Concept Plan...................................................................................................
III -13
J.
Open Space and Recreation Concept..............................................................................
111-16
K.
Cultural Resources............................................................................................................
III -18
L.
Infrastructure and Public Facilities.....................................................................................
III -18
1. Sewer...........................................................................................................................
111-18
2. Fire Service..................................................................................................................
III -18
3. Water............................................................................................................................III-18
4. Schools.........................................................................................................................III-19
5. Public Utilities...............................................................................................................
III -19
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Table of Contents
Section IV: Development Regulations
A. Purpose and Intent...............................................................................................................
IV -1
B. General Provisions...............................................................................................................
IV -1
1. Applicability of Town of Marana Land Development Code ..........................................
IV -1
2. Building Code.................................................................................................................
IV -1
3. Additional Uses..............................................................................................................
IV -2
4. Mix of Uses....................................................................................................................
IV -2
5. Definitions.......................................................................................................................IV-2
V-2
C. Development Standards......................................................................................................
IV -3
1. Permitted Uses (Mixed-Use).........................................................................................
IV -3
2. Accessory Uses (Mixed-Use)........................................................................................IV-4
V-2
3. Permitted Uses (Residential).........................................................................................
IV -4
4. Accessory Uses (Residential).......................................................................................
IV -4
5. Development Standards (Mixed-Use)...........................................................................
IV -5
6. Development Standards (Residential)..........................................................................
IV -5
D. Design Standards................................................................................................................
IV -6
1. Design Standards (Mixed-Use).....................................................................................
IV -6
2. Design Standards (Residentail)..................................................................................
IV -10
Section V: Implementation and Administration
A.
Purpose.................................................................................................................................
V-1
B.
Proposed Changes to Zoning Ordinance.............................................................................
V-1
C.
General Implementation Responsibilities.............................................................................
V-1
D.
Development Review Procedure..........................................................................................
V-2
E.
Design Review Process........................................................................................................
V-2
F.
Phasing..................................................................................................................................
V-2
G.
Specific Plan Administration.................................................................................................
V-3
1. Enforcement....................................................................................................................
V-3
2. Administrative Change...................................................................................................
V-3
3. Substantial Change........................................................................................................
V-3
4. Interpretation...................................................................................................................
V-4
5. Fees................................................................................................................................
V-4
6. Annual Report.................................................................................................................V-4
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Specific Plan
Table of Contents
Appendices
LegalDescription......................................................................................................................... A-1
PublicParticipation Plan............................................................................................................. B-1
List of Exhibits
Exhibit1.B.1: Location Map..........................................................................................................I-2
Exhibit 1.B.2: Aerial Photograph...................................................................................................1-3
Exhibit 11.6.1: Existing Zoning.....................................................................................................II-2
Exhibit II.B.2.b: Existing Land Uses............................................................................................II-4
Exhibit II.B.2.e: Subdivisions and Development Plans..............................................................II-6
ExhibitII.C: Topography..............................................................................................................II-8
Exhibit ILD: Pre -Development Hydrology................................................................................
II -11
Exhibit II.F: Arizona Game and Fish Department Letter.........................................................
II -14
Exhibit II.G: Soil Associations..................................................................................................
II -17
Exhibit II.H: Photo Key Map.....................................................................................................
II -18
Exhibit II.J: Recreation and Schools........................................................................................
II -26
Exhibit ILK: Letter from Arizona State Museum......................................................................
II -28
Exhibit II.L.1.a: Wastewater Capacity Letter...........................................................................
II -29
Exhibit II.L.1.b: Existing Sewer Network..................................................................................
II -30
Exhibit II.L.2: Fire Service........................................................................................................
II -31
Exhibit II.L.3: Marana Water Letter...........................................................................................
II -33
Exhibit II.M: McHarg Composite Map......................................................................................
II -34
Exhibit IIID: Western Boundary Cross-Section........................................................................III-4
Exhibit III.E.1: Land Use Designations......................................................................................III-6
Exhibit III.E.2: Land Use Concept..............................................................................................III-7
Exhibit III.E.3: Marana Main Street............................................................................................III-8
Exhibit III.E.4: Alleyway Cross-Section......................................................................................III-9
Exhibit III.G: Post -Development Hydrology............................................................................
III -12
Exhibit 111.1.1: Extension of Marana Main Street.....................................................................
III -14
Exhibit 111.1.2: Circulation Concept...........................................................................................
III -15
Exhibit III.J: Open Space and Recreation Concept...............................................................
III -17
t%n Barrios de Marana ix
COO Specific Plan
I. Introduction
Introduction
A. Specific Plan Summary
The Barrios de Marana Specific Plan establishes comprehensive guidance and regulations
for the development of approximately 38 acres located in the Town of Marana. The
Specific Plan establishes the development regulations, programs, development standards
and design guidelines required for the implementation of the approved land use plan. The
Specific Plan also establishes policies and regulations that will replace and supersede the
current property zoning and other Town development regulations. The Plan is regulatory
and adopted by ordinance.
The Specific Plan establishes the type, location, density and character of development
within the plan area. It functions as a guide for future development and provides a site-
specific document focusing on existing site characteristics and development standards
designed to control development within the plan area.
The authority for preparation of Specific Plans is found in the Arizona Revised Statutes,
Section 9-461.09. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Plan, and further, the law allows for their review and adoption.
The primary objective of the Specific Plan is to provide a means by which development
may occur on the project site in an orderly and responsible manner that is responsive to the
physical parameters of the site and its environs. The Specific Plan is an extension of the
Town of Marana General Plan in that it sets guidelines for quality development that
specifically addresses the goals of both the Town of Marana and the Developer.
B. Location
The 38 -acre project site is located approximately one-quarter mile west of Interstate 10.
(See Exhibit 1.B.1: Location Map.) The property lies within Township 11S, Range 11E,
Section 22.
The Barrios de Marana Specific Plan area is situated in the Northwest Growth Area of the
Town of Marana, directly north of the Marana Town Center, per the General Plan. (See
Exhibit 1.B.2: Aerial Photograph.) The project site is generally surrounded by agricultural
properties, low-density residential development and municipal facilities.
fVn Barrios de Marana 1-1
COV Specific Plan
Introduction
Exhibit 11.113.11: Location Map
Legend NORTH THE
T ` PLANNING
—••— Site Boundary JCOCENTER
Township, Range, and Section Lines 0' 1000' 2000'
File: 1 DF-011graphics\Gl SVocation.mxd
Source: Pima County Technical Services, 2006
Barrios de Marana I-2
Specific Plan
Introduction
Exhibit I.B.2: Aerial Photograph
,0
R �
I
..rY k
Legend
Site Boundary
o�
Source: Pima County Technical Services, 2006
NORTH THE
PLANNING
CENTER
0' 500, 1000,
Location: MHC-12\aerial.mxd
( ,n Barrios de Marana 1-3
M5 Specific Plan
•:��z
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y �
Legend
Site Boundary
o�
Source: Pima County Technical Services, 2006
NORTH THE
PLANNING
CENTER
0' 500, 1000,
Location: MHC-12\aerial.mxd
( ,n Barrios de Marana 1-3
M5 Specific Plan
Introduction
C. Authority and Scope
The authority for the preparation of Specific Plans is found in Arizona Revised Statutes,
Section 9-461.08. State law allows the preparation of Specific Plans based on the General
Plan, as may be required for the systematic execution of the General Plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of Specific Plans in Marana. Pursuant to
these state statutes and Town of Marana 87.22, a public hearing will be conducted by the
Town Planning Commission and the Town Council, after which the Specific Plan ordinance
shall be adopted by the Town Council and become effective.
Once adopted, the Barrios de Marana Specific Plan will be a regulatory plan, which will
serve as the zoning and development code for the subject property. Final plats and any
other development approvals must be consistent with the Specific Plan.
D. Legal Description
A legal description of the project site is included as Appendix A of this Plan.
fVn Barrios de Marana 1-4
M5 Specific Plan
II. Development Capability Report
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the Barrios de
Marana Specific Plan is to identify the site's opportunities, constraints and various physical
components existing on the property. The synthesis and analysis of the existing
characteristics can then provide a means whereby development occurs in a sensitive and
responsive manner to the physical conditions of the site. Information for this section was
compiled from a variety of sources, including site visits, referencing topographic,
hydrological, archaeological and traffic 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:
■ Topography and slope analyses
■ Hydrology and water resources
■ Vegetation and wildlife habitat
■ Geology and soils
■ Cultural resources
■ Viewsheds
■ Existing structures, roads and other development
■ Existing infrastructure and public services
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use and
structures on-site and on surrounding properties, as well as other proposed development in
the project vicinity.
1. Existing On -Site Land Use and Zoning
The site is currently used for agricultural production, the primary crop being cotton.
There are no existing structures on-site, although utility lines and poles cross the site.
The existing zoning designation on the property is "A" Small Lot Zone, which permits
residential, commercial, industrial and quasi -public uses, provided each lot is no greater
than 2.5 acres in size. (See Exhibit 11.6.1: Existing Zoning.) The subject property is not
in conformance with this zoning designation, as it is described in the Land Development
Code.
t%n Barrios de Marana II -1
COO Specific Plan
Development Capability Report
Exhibit II.B.1: Existing Zoning
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Legend
NIIRTH THE
R-144- SFRPLANNING
—••— Site Boundary
0 E -Transportation Corn dor Zone
0
CENTER
A- Small Lot Zone
0 HI- Heavy Industrial
R-6- SFR
0 B- Medium Lot Zone
0 LI- Light Industrial
0 R-7- SFR
0' 500' 1,000'
CO- Commercial (Office)
VC- Village Commercial
0 R -B- SFR
F- Specific Plan
R-180 - SFR
Source:
File: 1 DF-011graphics1G151xoning.mxd
Pima County Technical Services,2006
Barrios de Marana II -2
++ Specific Plan
Development Capability Report
2. Existing Conditions on Properties within a'/4 -Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit 11.6.1:
Existing Zoning, are as follows:
North: A (Small Lot Zone), VC (Village Commercial), LI (Light Industrial—
Interstate 10), E (Transportation Corridor Zone) and R-144
(Residential)
South: A (Small Lot Zone), B (Medium Lot Zone) and F (Rancho Marana
Specific Plan)
East: A (Small Lot Zone), B (Medium Lot Zone), LI (Light Industrial—
Interstate 10) and E (Transportation Corridor Zone)
West: A (Small Lot Zone), VC (Village Commercial) and F (Marana
Gardens Specific Plan)
b. Land Use
North: Interstate 10; vacant, industrial (including machine/fabrication shop)
and single-family residential (including Marana Estates)
South: Grier Road, single-family residential, Marana Town Center and
multi -family residential (Marana Apartments)
East: Single-family residential and Marana Unified School District offices
West: Single-family residential (Marana Vista), retail/commercial
establishments (including auto repair) and agricultural production
See Exhibit 11.132 Existing Land Uses.
c. Number of Stories of Existing Structures
All of the existing structures within one-quarter mile of the site are single -story with
the exception of the Marana Apartments, which are two stories tall.
t%n Barrios de Marana II -3
COO Specific Plan
Development Capability Report
Exhibit II.B.2.b: Existing Land Uses
`,Gas s
j� station
s Vacant ,
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7w -e y �k
.Industrial -
4
O., larana Estates
,�� � �pResidential
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41
NORTHTI E
Legend ` PLANNING
Site Boundary CENTER
Quarter -Mile Radius 0' 500' 1,000'
Existing Well Sites
File: 1 DF-011graphics1Glasurrounding.mxd
Source: Pima County Technical Services, 2006
Barrios de Marana II -4
++ Specific Plan
r
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erq
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.�.. •'' 1 .kYi y4 y �I
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41
NORTHTI E
Legend ` PLANNING
Site Boundary CENTER
Quarter -Mile Radius 0' 500' 1,000'
Existing Well Sites
File: 1 DF-011graphics1Glasurrounding.mxd
Source: Pima County Technical Services, 2006
Barrios de Marana II -4
++ Specific Plan
Development Capability Report
d. Pending and Conditional Rezonings
There is currently one pending rezoning in the quarter -mile radius of the project site.
The Marana Self Storage rezoning application is currently in review, and the project
site is located on the north side of Interstate 10, adjacent to the Marana Estates
Subdivision. There are no conditional rezonings within one-quarter mile of the
project site.
e. Subdivision/Development Plans Approved
There are three subdivisions in the vicinity of the project site. (See Exhibit 11.B.2.e:
Subdivisions and Development Plans.) The Marana Vista subdivision, which is
located immediately west of the project site, includes fifty-nine (59) 8,000 square -
foot lots. West and north of Marana Vista is the Nichol's Addition, a five -lot
commercial subdivision approved in 1962. Located north of Interstate 10 is the
Marana Estates subdivision, which was approved in 1951 and includes thirty-three
(33) 7,200 square -foot lots.
There are four development plans within one-quarter mile of the project site:
Northwest Fire District's Station #36, the 80 -unit Marana Apartments, Anchor
Plumbing and Marana Health Center.
f. Architectural Styles of Adjacent Development
Development in the surrounding area is generally residential in nature. Most of the
residences were built in the early 1970s and are single -story brick or stucco ranch -
style homes.
3. Well Sites
As depicted on Exhibit 11.132b: Existing Land Uses, there is one well site (Registry ID
#638010) located on the subject property, and no others are located within 100 feet of
the project boundary. According to Arizona Department of Water Resources (ADWR),
the well is under the ownership of F. McDuff of 13655 N. McDuff Road in Marana; it is
an exempt well used for domestic water production. The well depth is 400 feet, and the
water level is estimated at 290 feet.
t%n Barrios de Marana II -5
COO Specific Plan
Development Capability Report
Exhibit II.B.2.e: Subdivisions and Development Plans
NORTH THE
Legend ` PLANNING
—••- Site Boundary CENTER
Recorded Subdivision 0' 500' 1000'
0 Development Plan
0 Specific Plans Source: Pima County Technical Services, 2006
File 1 D F -011g ra p h i cs1G 151su b d_d ev. mxd
Barrios de Marana II -6
++ Specific Plan
Development Capability Report
C. Topography and Slope
After years of cultivation, the subject property is completely flat with exactly four feet of
elevation change across the entire site. (See Exhibit II.C: Topography.)
1. Hillside Conservation Areas
The project site is not located within a Hillside Conservation Area.
2. Rock Outcrops
There are no rock outcrops on the site.
3. Slopes 15 Percent or Greater
There are no slopes 15 percent or greater on-site.
4. Other Significant Topographic Features
There are no significant topographic features located on the site.
5. 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 less than one 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 9306.3 x 0.0023
38.33
Average Cross -Slope = 0.56 percent
t%n Barrios de Marana II -7
COO Specific Plan
Development Capability Report
Exhibit II.C: Topography
I �
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PROJECT SITE NOTE: THE
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- T TOPO INTERVALS THERE ARE NO SLOPES 15% PLANNING
OR GREATER CENTER
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Ilia I OF-01-EM15MBWO MPO
t%n Barrios de Marana II -8
COO Specific Plan
Development Capability Report
D. Hydrology
1. Existing Drainage Conditions
Several previous drainage studies have been conducted in the vicinity of the project
site. These studies include:
■ The Master Drainage Study for the Marana Town Center completed by the WLB
Group, in October 2002;
■ The Drainage Report for the Marana Town Hall completed by CMG Drainage
Engineering, Inc., in 2002;
■ The Town of Marana Master Drainage Study completed by Arroyo Engineering,
Inc., in February 2000; and
■ The Drainage Design Report for the Expansion of the Marana School located
along the west side of Interstate 10 north of Grier Road, completed by CMG
Drainage Engineering, Inc. May 2000.
The Master Drainage Study for the Marana Town Center completed by the WLB Group
determined that all offsite flows draining through the municipal complex are directed
west and away from the Barrios de Marana site. The Drainage Report for the Marana
Town Hall completed by CMG Drainage Engineering, Inc., in 2002 included a design
concept for onsite retention/detention facilities and for the conveyance of offsite
stormwater through the project. None of the flows emanating from the Town Hall area
discharge north toward the project site. All flows emanating from this facility are
directed west and away from the project location.
The Master Drainage Study for the Town of Marana completed by Arroyo Engineering,
Inc., provides estimates of the peak flow rates crossing the UPRR and Interstate 10.
This report identifies that there are several drainage culverts southeast of the project
site which will convey stormwater beneath the UPRR and Interstate 10. Review of
topographic mapping indicates that some of the flows emanating from these culverts
may drain northwesterly toward the project site. A previous study completed by CMG
Drainage Engineering, Inc., for the Marana School north of Grier Road estimated that
approximately 444 cfs could reach the project site via flows along the frontage road
alignment. These flows turn westerly through a playground at the north end of the
Marana School, then conveyed onto the east side of the project site. From there, the
storm water drains to the northwest corner of the Barrios de Marana property.
The WLB Group has also completed a study (an addendum to the Master Drainage
Study for the Marana Town Center) relating to design of a berm along the west side of
the Marana School District's bus storage yard. This bus yard and the proposed berm
location are located just east of the park and run from Barnett Road to Grier Road. The
purpose of the berm is to detain flow emanating from culverts along 1-10 within the farm
field to the east until the Barnett Linear Park and Channel are built. The outlet
discharge from this detention area is 1098 cfs at the intersection of the 1-10 eastbound
t%n Barrios de Marana II -9
COO Specific Plan
Development Capability Report
frontage road and Grier Road. The WLB Group study did not address split flows at the
1-10 Frontage Road/Grier Road intersection. The CMG Drainage study estimated a
50%/50% split at this location which implies that about 549 cfs would drain west along
Grier Road and the same amount north along the frontage road. These results are
approximately the same as identified in the CMG Drainage Engineering, Inc. study for
the Grier Road School. Computations completed by The WLB Group estimated the
capacity of Grier Road to be about 100 cfs. Flows in excess of this will overtop the
street and drain northwesterly. The amount of flow overtopping the street right of way
adjoining the project site was estimated by CMG Drainage Engineering, Inc. to be about
300 cfs. Existing grades along the south boundary of the property are about 1.5 to 2.0
feet above street elevation.
The project site is located within a FEMA shaded Zone X indicating 100 -year flow
depths less than 1 foot and areas protected by a flood control levee. The project site
was removed from the FEMA Zone AE designation in conjunction with the Letter of
Map Revision for the Lower Santa Cruz River Flood Control Levee Project.
2. On -Site Hydrology
The project site is located within a FEMA shaded Zone X, according to Flood Insurance
Rate Map (FIRM) panel 04019C0980K, indicating 100 -year flow depths less than 1 foot
and areas protected by a flood control levee. The project site was removed from the
FEMA Zone AE designation in conjunction with the Letter of Map Revision dated
September 16, 2004 for the Lower Santa Cruz River Flood Control Levee Project.
t%n Barrios de Marana II -10
COO Specific Plan
WATZ
TI
x
wCe
F
rl-
Development Capability Report
Exhibit 11.13: Pre -Development Hydrology
;'—'-71--rT—r—r--r-L
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■ ■ 1' TOPO INTERVALS
�--� FLOW ARROWS
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PLANNING
00 CENTER
(I 1 Z5' 254' 544•
frig IDF-01 W WRE-Mv Hv O
Barrios de Marana II -11
00 Specific Plan
Development Capability Report
E. Vegetation
The entire project site is under cultivation; the only native vegetation on-site is an
approximately five-foot wide boundary around the south, east and west sides of the
property.
1. Vegetative Communities and Associations on the Site
The vegetative border around the site is dominated by Palo Verde (Cercidium
microphyllum). The remainder of the site is under cultivation, primarily cotton with some
alfalfa crops.
2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or
Endangered Species
There are no significant cacti, groups of trees, or federally listed threatened or
endangered species on-site.
3. Vegetative Densities
As shown in Exhibit 1.13.2: Aerial Photograph, the site is almost completely devoid of
any natural vegetation. The only native vegetation on-site is within five feet of the
property boundary.
t%n Barrios de Marana II -12
COO Specific Plan
Development Capability Report
F. Wildlife
The project site is completely surrounded by development or cultivated land. Existing
development includes the freeway, a residential subdivision, schools and future mixed-use
development to the south in the Marana Town Center and proposed commercial uses to
the northwest. Therefore, the site is limited in its ability to serve as a wildlife corridor or
significant habitat. In addition, the absence of any significant native vegetation reduces the
value of the site as wildlife habitat.
1. Presence of State -Listed Threatened or Endangered Species
Consultation with the Arizona Game and Fish Department Heritage Data Management
System indicates the presence of the Cactus Ferruginous Pygmy Owl (CFPO)
(Glaucidium brasilianum cactorum) within a three-mile radius of the project site. (See
Exhibit II.F: Arizona Game and Fish Department Letter.) The CFPO is categorized by
the federal government as Listed Endangered and by the State of Arizona as a Species
of Special Concern. However, effective May 15, 2006, the CFPO was removed from
the list of federal endangered species.
Four other animal species are also identified as species of concern or as being
considered for listing as endangered by the US Fish and Wildlife Service: the Western
Burrowing Owl (Athene cunicularia hypugaea), the Western Yellow -Billed Cuckoo
(Coccyzus americanus occidentalis), the Sonoran Desert Tortoise (Gopherus agassizii)
and the Yellow -Nosed Cotton Rat (Sigmodon ochrognathus).
2. High Densities of a Given Species
As the site has been under agricultural cultivation for more than a decade and is
completely surrounded by development, the site does not provide quality habitat for any
of the above species.
Although no surveys have been conducted on the property, it is not anticipated that any
of the above species will be found on-site. There are no known special status species
occurring on the project site.
3. Aquatic or Riparian Ecosystems
There are no aquatic or riparian ecosystems or habitats on the project site.
t%n Barrios de Marana II -13
COO Specific Plan
Development Capability Report
Exhibit II.F: Arizona Game and Fish Department Letter
THF STATE OF AR170NA e"
JANET NAFOLffANO
GAME AND FISH DEPARTMENT UTAjpmwI&HA
GiuVIRMAM. W. HAYS GRSTRAF. PFIOENIR
( p JOE MELTON. YUMA
. p n MICHAEL M. GOLIGJ T Y. FWSTAFF
22Zt WEsrGRrENWAr Roaei. PHoeNIx, AZ 85023-4399 WILLIAM H. MCLEAN, GOMCAKMN
(602)942-3000 • AmFo.G�ov BOB HERNeRORE, UCSOM
yyy+,j; OIRECFOR
DUA14E 1•_ SHROUFE
DEPUYT OIRHCrOR
STEVE K. FERRELL
February 2, 2406
Mr. An Posner
The Planning Center
110 S. Church
Suite 6320
Tucson, AZ 85701
Re: Special Status Species Infonnation for Township l 1 South, Range I I East, Section 22,
SW4; Proposed Mixed -Use Development.
Dear Mr. Posner:
The Arizona Game and Fish Department (Department) has reviewed your request, dated January
26, 2006, regarding special status species information associated with the above -referenced
project area. The Department's Heritage Data Management System (HDMS) has been accessed
and current records show that the special status species listed on the attachment have been
documented as occurring in the project vicinity (3 -mile buffer). In addition this project does not
occur in the vicinity of any Proposed or Designated Critical Habitats.
The Department's HDMS data are not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and environmental conditions that are
ever changing. Consequently, many areas may contain species that biologists do not know about
or species -previously noted in aparticular area may no longer occur there. Not all of Arizona
has been surveyed for special status species, and surveys that have been conducted have varied
greatly in scope and intensity.
Making available this information does not substitute for the Department's review of project
proposals, and should not decrease our opportunities to review and evaluate new project
proposals and sites. The Department is also concerned about other resource values, such as other
wildlife, including game species, and wildlife -related recreation. The Department would
appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats
associated with project activities occurring in the subject area, when specific details become
available.
AM EQUAL OYFoHTUMrrY REASOMAHI.E ACCOMM90ATIONS AGENCY
t%n Barrios de Marana II -14
COO Specific Plan
Development Capability Report
Exhibit II.F: Arizona Game and Fish Department Letter (cont'd)
Mr. Ari Posner
February 2, 2006
2
If you have any questions regarding this letter, please contact me at (602) 789-3618. General
status information, county and watershed distribution lists, distribution maps, photos, and
abstracts for some special status species are also available on our web site at
htlp://www. azgCd.p-ov/hdiiis.
Sincerely,
Sabra S. Schwart
Heritage Data Management System, Program Supervisor
SSS:ss
Attachment
cc: Rebecca Davidson, Project Evaluation Program Supervisor, Habitat Branch
Joan Scott, Habitat Program Manager, Region V
AGFD #M06-01305955
Special Status Species within 3 Miles of T11S,R11E Sec 22, SW4
Arizona Game and Fish Department. Heritage Data Management System
February 2, 2006
Scientific Nrrne Common Name ESA USFS SLIM State
Alhene cunicularia hypugaee Western Burrowing Owl Sc S
Coccyzus americanus occidentalis Western Yellow -billed Cuckoo C S WSC
Glaucidium brasilianum caclorum Cactus Ferruginous Pygmy -owl LE WSC
Gopherus agassizii (Sonoran Population) Sonoran Desert Tortoise Sc WSC
Sigmodon ochrognathus Yellow -nosed Cotton Rat SC
No Critical Habitats in project area. AGFD W06-01305955, Proposed mixed-use residential and commercial development.
t%n Barrios de Marana II -15
COO Specific Plan
Development Capability Report
G. Soils
Pima County Land Information System (PCLIS) lists two soil types on the project site: Gail
Loam 0% to 1 % and Grebe Silty Clay Loam. (See Exhibit II.G: Soil Associations.) Both of
these soil types are found on alluvial fans and floodplains. Both are very deep, well -drained
soils with moderate permeability and medium or slow runoff. However, the site has been
under agricultural cultivation for many years, which has resulted in a significant change to
on-site soils. There are no significant geological features on the project site.
H. Viewsheds
As demonstrated in the photographs on the following pages, the site is clearly visible from
off-site in all directions. Although views are somewhat broken up by existing vegetation
along the southern property line which borders the Marana Town Center, this future entry
into the site is highly visible along the frontage of Grier Road. Views from the north are
nearly unobstructed from Interstate 10 and its frontage road; the site is also clearly visible
from the residences along the eastern and western boundaries. (Exhibit II.H: Photo Key
Map indicates the locations from which each of the photos was taken.)
t%n Barrios de Marana II -16
COO Specific Plan
GRIER RD
Legend
SISI..
Development Capability Report
Exhibit II.G: Soil Associations
FRS
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NORTriei THE
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Source: Pima County Technical Services, 2003
File: 1 DF-011graphicsiGlSlscils.rrixd
Barrios de Marana II -17
Specific Plan
Development Capability Report
Exhibit II.H: Photo Key Map
NORTH f%M THE
Legend PLANNING
Site Boundary CENTER
vj)W- Photo ID & Location
Source: Pima County Technical Services, 2006
t%n Barrios de Marana
COO Specific Plan
0' 150' 300'
File: 1 DF-011graphics1Glaphotokey.mxd
II -18
Development Capability Report
1. Viewsheds Onto and Across the Site
The site is nearly flat and has been disturbed for agricultural use. The following site
photos illustrate the absence of natural vegetation with the exception of a narrow buffer
around the site.
M
Photo 1. Looking south along the western boundary.
Residential backyards border this entire boundary
Photo 2. Looking north along western boundary with
vacant parcel to the northwest corner of the
property.
Photo 3. From the western boundary looking southeast
toward the main entrance on Grier Road.
t%n Barrios de Marana
COO Specific Plan
Photo 4. From the eastern site boundary looking directly
west across the site.
II -19
Development Capability Report
Photo 5. From Grier Road looking north along the
power lines that bisect the site.
2. Visibility to Adjacent Off -Site Uses
Photo 6. From eastern site boundary with the existing
residence, looking southwest toward Grier Road.
As demonstrated in the following photographs, the nature of development in the area
aids the visibility of the site from all directions. Structures are exclusively single -story,
the topography of the site and its surroundings are nearly flat, and the site has frontage
along two roadways and a large vacant parcel.
Photo 7. Looking east along Grier Road from the
entrance to the site at Marana Main Street.
Photo 8. Marana Unified School District complex across
McDuff Road to the east of the site.
(%n Barrios de Marana II -20
COO Specific Plan
Development Capability Report
Photo 9. Looking northwest along the Interstate 10
Photo 10. Looking northwest across the vacant parcel
frontage road from the northeast corner of the site. northwest of the site. Historic buildings along Sandario
Road in the background. Buildings shown in the
photograph have since been removed.
t%n Barrios de Marana II -21
COO Specific Plan
Development Capability Report
I. Traffic Circulation and Road System
1. Existing Roadways
The following is a review of the current roadway conditions for arterial and collector
streets within one mile of the project site; also see Table ILI: Roadway Inventory for a
summary of right-of-way conditions. (For detailed information on the existing traffic
conditions, refer to the Barrios de Marana Traffic Impact Analysis prepared by CLA,
submitted under separate cover.)
a. Grier Road
Grier Road is a two-lane two-way local street with an east -west alignment. Its
eastern terminus is the eastbound 1-10 frontage road, approximately '/4 mile from
the project location. Marana Middle School and Estes Elementary School are on
either side of Grier Road at this eastern terminus. Grier Road continues west about
three miles from the project site where it curves to the northwest and becomes
Clyde Place. Grier Road is the southern boundary to the project and along this
boundary it has sidewalks on both sides of the road and painted stripes for bike
traffic. The speed limit on Grier Road is 25 mph.
b. Marana Main Street
Marana Main Street is a three -lane roadway with a north -south alignment from Grier
Road to Civic Center Drive. It is a short road, about 1,900 feet long. It has one
through lane in each direction with a center turn lane. There are decorative
sidewalks on each side of the road and painted bike lanes.
c. Sandario Road
Sandario Road is a two-lane north -south arterial roadway with one travel lane in
each direction in the vicinity of the project. Its northern terminus is Marana Road,
near the 1-10/Marana Road TI. Its local southern terminus is just south of Moore
Road. It has a speed limit of 35 mph.
d. McDuff Road
McDuff Road is a short residential street that is the east boundary of the project. It
is a rural two-lane street from Grier Road on the south to its terminus at the
eastbound 1-10 frontage road to the north. Estes Elementary School is on the east
side of McDuff Road. McDuff Road has a speed limit of 25 mph.
t%n Barrios de Marana II -22
COO Specific Plan
Development Capability Report
e. Eastbound 1-10 Frontage Road
Eastbound 1-10 Frontage Road is a two-lane two-way state owned facility that
parallels 1-10. The frontage road continues north just less than a mile to the Marana
Road/1-10 TI. The next southern connection to 1-10 is at Tangerine Road,
approximately three miles from this intersection. In the vicinity of the project, it has
a speed limit of 35 mph, although south of Grier Road, near Postvale Road, it
increases to 50 mph.
Table 111.11: Roadwav Inventory
'Entire ADOT ROW (including main line) is 350 feet.
Barrios de Marana II -23
Aj
Specific Plan
SpeedSurface
Existing/MSRP
No.
Bike
Bus
Existing Road Segment
Jurisdiction
Median
Sidewalk
Limit
ROW (ft)
Lanes
Route
Route
Conditions
(mph)
Grier Road
Sandario Road to Lon Adams
Road
TOM
55/90
2
No
Yes
No
Yes
25
Good
Lon Adams Road to EB
TOM
55/90
2
No
No
No
No
25
Good
Frontage Road
Sandario Road
Marana Road to Grier Road
TOM
34-50/90
2
No
No
No
No
35
Fair
Grier Road to Barnett Road
TOM
64/90
2
No
No
No
No
35
Fair
McDuff Road
1-10 to Grier Road
TOM
43/90
2
No
No
No
No
25
Fair
Marana Main Street
Grier Road to Civic Center Drive
TOM
90/90
3
TWLTL
Yes
No
Yes
25
Good
1-10 EB Frontage Road
Marana Road to Postvale Road
ADOT
2
No
No
No
No
35
Fair
Postvale Road to Grier Road
ADOT
2
No
No
No
No
55
Fair
'Entire ADOT ROW (including main line) is 350 feet.
Barrios de Marana II -23
Aj
Specific Plan
Development Capability Report
2. Intersections
One intersection currently provides direct access to the project site: Grier
Road/Marana Main Street. In addition, there are two intersections that are projected to
carry much of the off-site project traffic: Grier Road/Sandario Road and Grier Road/EB
I-10 Frontage Road. All intersections are unsignalized.
a. Grier Road/Marana Main Street
This is a three -leg intersection (no north leg) south of the project that will provide the
major access into the site. The south leg of the intersection is controlled by a stop
sign. When Marana Main Street is extended to the north, the Town of Marana may
convert this street to the "major" street and the Grier Road intersection approaches
would then be stop -sign controlled.
b. Marana Main Street/Sandario Road
This is a future intersection that will provide access to the project from Sandario
Road. Marana Main Street is projected to continue through the project and then
turn northwest where it will link into a future off-site development and travel through
to Sandario Road.
c. Grier Road/Sandario Road
This is a four-way, stop sign controlled (on Grier) intersection 1,500 feet west of the
Grier Road/Marana Main Street intersection.
d. Grier Road/EB 1-10 Frontage Road
This intersection is located just east of the two Marana schools (Estes Elementary
and Marana Middle). It is stop controlled on Grier Road. The intersection is
skewed due to the "north to east" alignment of the frontage road. This intersection
is expected to carry a high percentage of traffic as it will provide access from the
project to 1-10 at the Tls north and south of the project area.
e. Grier Road/McDuff Road
This is a three-way, stop sign controlled (on McDuff) intersection 800 feet east of
the Grier Road/Marana Main Street intersection.
t%n Barrios de Marana II -24
COO Specific Plan
Development Capability Report
3. Alternate Modes
Mass transit opportunities are limited in this area. Currently, Pima County Rural Transit
does serve Northwest Marana with one service route connecting the Valley Mart at
Anway Road and Avra Valley Road with the commercial center at Thornydale Road
and Orange Grove Road. This service runs along the project boundary on Grier Road
from Lon Adams Road west to Sandario Road.
Roadway improvements along Grier Road and the construction of Marana Main Street
both include bicycle lanes in both directions.
J. Recreation and Trails
1. Open Space, Recreation Facilities, Parks, and Trails
Ora Mae Ham Park is located approximately one-half mile southeast of the project site
at the corner of Lon Adams and Barnett Roads. (See Exhibit II.J: Recreation and
Schools.) This 44 -acre park facility includes:
• 3 lighted ball fields
• 1 lighted soccer field
• 7 covered ramadas, complete with 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 center/recreation center
There is one trail within one mile of the project site: the Cottonwood Wash Trail. This
trail is listed as Trail #32 in the Town of Marana Trail System Master Plan. Although no
improvements have been made to this trail, the natural wash is used by both
pedestrians and equestrians.
Beyond Interstate 10, large tracts of Arizona State Trust land remain undeveloped.
However, portions of this land may be sold in the future for development.
t%n Barrios de Marana II -25
COO Specific Plan
Development Capability Report
Exhibit II.J: Recreation and Schools
Legend
NORT4I THE
I/
® Parks Currently Being Developed JPLANNING
—..—.. Site Boundary r CENTER
i Schools
— — Trails 0' 1,000' 2,000'
Future School Site
- Public Park
File: 1 DF-011graphics1Glarecreation.mxd
Source: Pima County Technical Services, 2006
Barrios de Marana II -26
Specific Plan
Development Capability Report
K. Cultural Resources
The Arizona State Museum (ASM) responded to an inquiry regarding archeological records
on January 31, 2006. (See Exhibit ILK: Letter from Arizona State Museum.) ASM records
indicate the existence of one site (AZ AA:12:369) found during an inspection in 1982 on the
project site. Additionally, ASM notes that an inspection by Old Pueblo Archeology Center
(OPAC) in 2000. A historical period site was found, AZ AA:12:876(ASM), and
recommended for the National Register of Historic Places. Mitigation may also be
necessary for this site. The ASM recommends an inspection of the remainder of the site,
along with further assessment of the existing site and the creation of a mitigation plan for
any sites found.
A surface inspection of the entire site will be completed in conjunction with subdivision plat
and/or development plan submittals. Based on the findings of cultural resource
inspections, appropriate measures will be taken in accordance with applicable federal, state
and local regulations.
L. Existing Infrastructure and Public Facilities
1. Sewer
According to the Pima County Wastewater Management Department, sewer from this
site will be conveyed to the Marana Wastewater Treatment Facility (MWTF). (See
Exhibit II.L.1: Wastewater Capacity Letter.) This facility is almost at its current capacity
and is expected to reach full capacity by mid -2006. However, a one million gallon per
day facility is being designed, and completion is anticipated in late 2007 or early 2008.
In addition, small increments of treatment capacity will be added as needed until the
new facility is operational. Therefore, capacity for the proposed development will be
dependent on timing as it relates to County -funded improvements.
As indicated by Pima County Wastewater Management and depicted in Exhibit II.L.1.b:
Existing Sewer Network, the nearest point of connection to an existing public sewer is
approximately 1,000 feet west of the project site to a 12 -inch diameter sewer in
Sandario Road.
2. Fire Service
The entire project site lies within the exterior boundaries of the Northwest Fire District.
As depicted in Exhibit II.L.2: Fire Service, the nearest fire station (Northwest Fire
District Station #36) is located at 13475 N. Marana Main Street, approximately 0.1 miles
south of the project site.
t%n Barrios de Marana II -27
COO Specific Plan
Development Capability Report
Exhibit ILK: Letter from Arizona State Museum
THE UNfVERsrryof
Arnot ,' wlv Mu r- mn ARIZONA
P-0, Box 21e102n
Tucson. AZ 85721.0026 TucsoN ARIZONA
(520) 621.0302
Fria;- (520) 621-207[,
January 31, 2006
Mr. Ari Posner, Planner
The Planning Center
1 10 South Church St.
Tucson. Arizona 55701
Re: Archaeological records check regarding rezoning of 68.8 acres near 1-10 and Grier Road (l DF•o l ), in a Portion
of the SW 1/4 of Sec 22, TI IS TI I E, Gila & Salt River Baseline & Meridian
Dear Mr. Posner:
The Arizona State Museum (ASM) archaeological records indicate the northwestern portion of
the land was inspected for archaeological and historical resources by Old Pueblo Archaeology
Center (OPAC)in 2000. One historical period site, AZ AA:12:876(ASM) was found and was
recommended eligible for the National Register of Historic Places (NRHP). The southeastern
portion of the property was surveyed in 1982 and site AZ AA:12:369(ASM) was found. The
triangular area between these parcels (South of 1-10) has not been inspected for archaeological or
historical resources. The ASM recommends that the unsurveyed portion and the southeastern
portion of the site be surveyed, that the condition of site AZ AA: I2:369(ASM) be assessed, and
that a plan for mitigating any adverse affects to this site (if necessary) and to site AZ
AA:12:876(ASM), be developed before the project proceeds. A list of qualified archaeological
contractors can be viewed on our website at
lit tp:/ew,, w_ state museum. ari7ona.eduri rol-svcs rrnits! rmittees-as
Archaeological surface inspection required under city or county ordinance, or a federal
regulation, will require a written report describing the results of the surface inspection and will
include; recommendations, The archaeologist you select should prepare your report using the
standards titled: Slandardts l-nr Concluding and Reporting Cultural Resource Surveys. Most
contractors in Arizona have a copy of these standards.
If you have questions or need further assistance please contact Inc.
Sincerely,
Su Benaron
Assistant Permits Administrator
520-621-2096 (phone & fax)
st-)enaron@email,ari;,.ona.edu
email.ari7ona.edu
t%n Barrios de Marana II -28
COO Specific Plan
ferp�4
Development Capability Report
Exhibit II.L.1.a: Wastewater Capacity Letter
r,.:' l 4
RECEIVED
Pima {County
Wastewater Management Department
201 N. Store Ave., 81" Floor
Michael Gritzuk, P.E. Tucson, Arizona 85701 Visit our website;
Director (520) 740-6500 httpalwww.plma,gcvlwwm
February 7, 2006
Ari Posner
The Planning Center
110 S. Church, Suite 6320
Tucson, AZ 85701
Capacity Response No. 06-023
RE: 1DF-01, Undetermined Development on 68 Acres of Parcels It 217-28-031 F, -020D &
-031 D.
Greetings:
The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF)
At this time, all available capacity has been allocated. The current rated capacity of the MWTF is
200,000 gallons per day (gpd). Current flows are in excess of 120,000 gpd. If development continues
as projected, flows will reach 200,000 gpd in the middle of 2006.
Design of at least a 1.0 million gallon per day (MGD) facility is progressing. Additional small
increments of treatment capacity will be added as needed until the new facility is constructed and
operational some time in late 2007 or early 2008. Bond funding is available for this new facility.
Conveyance is accessible to this development in the 12 -inch diameter sewer (G-80-09) located in
North Sandario Road. However, from the information supplied to us, the necessary capacity cannot
be determined.
When predicted flows can be determined, development will be dependent on timing as related to
County funded improvements to the MWTF.
This is not a commitment of conveyance capacity but a statement of the status of capacity as of this
date. This information is valid for 90 days.
If further information is needed, please feel free to contact us at (520) 740-6500.
Respectfully,
Robert G. Decker, P.E.
Development Services Manager
RD:ks
t%n Barrios de Marana II -29
COO Specific Plan
G-99-029
(0„) -
EF -
(12")
Legend
■■■
Site Boundary
Existing Manhole Covers
Existing Sewer Network
X-####-##
As Built No.
(##")
Pipe Diameter
Ci Barrios de Marana
Aj
Specific Plan
Development Capability Report
Exhibit ILLA.b: Existing Sewer Network
(1
NORTH THE
PLANNING
CENTER
0' 500' 1,000'
Source. Pima County Technical Services, 2005
File: 1DF-011graphicsVGlSlsewer.mxd
11-30
Development Capability Report
Exhibit II.L.2: Fire Service
NORTHWEST
FIRE DISTRICT
WN
AVRA VALLEY
FIRLfISTRICT
���
MA ,iVA r F�
S�
� 9r
o Fr
o �
IEl D—TH=
NORTHWEST
N
FIRE. 'STATION'#3 Q
L
0
Z
b
L
E RNE-17
NORTHWEST
—FIREJ DISTRICT
NORTH 1OWN THE
Legend PLANNING
—••— Site Boundary CENTER
Fire Station
0 1,060 2,060
0 Avra Valley Fire District
Northwest Fire District File: 1DF-091graphics5GlS%tire.rrxd
Source: Pima County Technical Services, 2006
Barrios de Marana II -31
00 Specific Plan
Development Capability Report
3. Water
The project site lies within the exterior boundary of the Town of Marana water service
area; therefore, water supply is assured. (See Exhibit II1.1 Marana Water Letter.)
However, approval of a water meter application will require a water service agreement
between the developer and the Town of Marana Water Department. The service
agreement shall identify water use, fire flow requirements and all major on-site and off-
site water facilities. The developer shall construct the water distribution system, and
then transfer title of the system to the Town of Marana, who shall then operate,
maintain and service the system.
4. Schools
The site is located within the boundaries of the Marana Unified School District and is
near Estes Elementary School, Marana Middle School and the Marana Career and
Technical High School. Marana High School is approximately six miles south of the
project site on Sandario Road. The location of each of these schools is depicted in
Exhibit II.J: Recreation and Schools.
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: Tucson Electric Power Company
Natural Gas: Southwest Gas Corporation
Telephone: Qwest Communications
Cable: Comcast
Cortaro Marana Irrigation District (CMID) has two irrigation channels on the project site.
One channel is located along McDuff Road and the other, and underground channel,
along Grier Road.
M. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map, displayed as Exhibit II.M. The purpose of
the McHarg Composite Map is to highlight areas that are available for development. Refer
to Section III Development Plan for more information on how the land use concept
responds to the site's natural constraints.
t%n Barrios de Marana II -32
COO Specific Plan
Development Capability Report
Exhibit II.L.3: Marana Water Letter
RECEIVED
MARANA
/I\
TOWN OF MARANA
WATER DEPARTMENT
February 22, 2006
Ari 3. Posner, AICP
The Planning Center
110 S. Church Ste.
Tucson, AZ. 85701
Subject: Rezoning of 68.8 Acres near 1-10 and Grier Road
Project: IDF-01
Dear Mr. Posner:
WATER SUPPLY
The Town of Marana has been designated by the State of Arizona, Department of Water
Resources, as having an assured water supply. "['his 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.
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.
Sincerely,
C. Brad Despain
Utilities Director
t%n Barrios de Marana II -33
COO Specific Plan
VACANT
ZONE
VC
WATZST
19 UTILITY EASSMEM
MR19K 1514PM0
RESIDENTIAL
ZONE
A
VACANT
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Development Capability Report
Exhibit ILM: McHarg Composite Map
VC
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CI Barrios de Marana
00 Specific Plan
RESIDENTIAL
ZONE
A
NOTE:
THE ENTIRE PROJECT SITE IS HIGHLY
VISIBLE FROM OFFSITE LOCATIONS,
AND EXISTING ON-SITE VEGETATION
IS LOW-DENSITY AND AGRICULTURAL
IN NATURE.
IN r" THE
PLANNING
00 CENTER
4 75' 154' 30T
frig 1pF-Or pVni +COMPdSnE
11-34
III. Development Plan
Development Plan
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the plan
combined with various plan components, which will meet the Town's vision for
development in Northwest Marana and provide a logical continuation of the principles
and design criteria of the Town Center Plan immediately to the south. The components
of the Development Plan provide the rationale for the Development Regulations in
Section IV.
B. Objectives of the Specific Plan
The objectives of the Specific Plan are intended to guide development of the site and
provide direction for community design principles. This Specific Plan is intended to
implement policies of the Marana General Plan and the Northwest Marana Area Plan
while providing a unique development that meets specific needs of the site and the
community. Development criteria established in this plan ensure quality design for the
separate uses while maintaining a common theme throughout the project.
In recognizing the major development issues, the landowners' objectives, and Town
requirements, a set of development plan goals have been established as follows:
1. Implement the policies and guidelines of the Marana General Plan and the
Northwest Marana Area Plan;
2. Create a community that is compatible with existing and planned development;
3. Establish design standards that encourage quality design of all structures while
promoting the new urbanist theme described in the Marana Town Center Design
Guidelines;
4. Build a community that is easily accessible and promotes multi -modal
transportation and interconnectivity;
5. Design a community that provides a variety of uses and housing types through
the application of the Residential/Commercial Village concept;
6. Provide uniform development regulations for land use, circulation, landscaping
and open space;
7. Ensure coordinated, responsible planning through the use of cohesive
procedures, regulations and guidelines;
8. Build a mixed-use community that promotes higher density housing and
commercial uses; and
9. Provide a framework for the management and administration of this Specific
Plan.
(,n Barrios de Marana III -1
C+� Specific Plan
Development Plan
C. Relationship to Adopted Plans
The Marana General Plan designates the entire project site as Town Core. The Town
Core is intended to be an area of public and private commerce surrounded by medium -
density residential neighborhoods and strategically placed community facilities.
Adoption of this Specific Plan will serve as a minor amendment to the Marana General
Plan, changing its land use designation to Master Planning Area.
The Barrios de Marana Specific Plan lies within the Town Center Planning Area of the
Northwest Marana Area Plan. The Town Center Planning Area is surrounded by the
Urban Southeast and Interstate East Planning Areas. The Town Center is designed to
function as Marana's governmental, social, cultural, recreational and retail center. Along
with being a focal point of public and private commerce and an employment center, the
area is to be surrounded by medium -density residential neighborhoods. The Town
Center Element of the Northwest Area Plan directs development to create a pedestrian
friendly environment with unique "Southwest" inspired architectural themes.
This Specific Plan will meet the goals of the Marana General Plan and the Northwest
Marana Area Plan by creating a unique development with residential villages within
walking distance of the Town Center. This type of land use pattern is in keeping with the
goals and vision of the Northwest Marana Area Plan and as such, will fulfill the policies
outlined in that plan.
fVn Barrios de Marana III -2
C4J Specific Plan
Development Plan
D. Compatibility with Adjoining Development
The Barrios de Marana Specific Plan seeks to be compatible with the existing and
planned development in the area. The Marana Town Center is located just south of the
project site. It is the intent of the Master Developer to create an integrated community
that is an extension of the Town Center, reflecting the same design considerations and
theme. While each neighborhood within the respective developments will have unique
identifying features, they will be harmonious in appearance, quality of development and
amenities offered to the residents. Both the Marana Town Center and the Barrios de
Marana Specific Plan developments combine higher -density residential uses with
commercial, office and recreational land uses to promote the village commercial theme
outlined the Northwest Marana Area Plan and the draft Town Center Design Manual.
East of the project site there are a few single-family residences, an agricultural field,
some industrial uses and a school. Uses along the east side of the project will be
buffered by extensive open space that serves as both park area and drainage facilities.
In addition, all commercial uses will be central to the site, buffering their associated
nuisances from adjacent homes.
West of the project site, the Marana Vista subdivision is a single -story development of
single-family residences. The residential units along the western, southern, and
southeastern boundaries of the project site will be restricted to single -story construction.
(See Exhibit III.D illustrating the relationship between existing and proposed homes
along the western property boundary.) Homes will be oriented to protect the privacy of
adjacent residences and circulation and/or parking facilities will not be located along the
western boundary of the site.
Mixed-use development may be planned in the future along the northern property line,
where the dominant existing feature is the Interstate 10 Frontage Road. This may occur
if an alternative drainage solution can be implemented. Appropriate buffering and
screening will be used along the entire site boundary to protect the privacy of the few
existing residences and businesses in this area from nuisances associated with the
proposed commercial activity. In addition, the master developer has been working with
representatives of this property, as well as the Town, to facilitate the implementation of
Marana Main Street and the associated infrastructure.
fVn Barrios de Marana III -3
C4J Specific Plan
Development Plan
Exhibit III.D: Western Boundary Cross -Section
WESTERN BOUNDARY CROSS SECTION
THE
PLANNING
CENTER
1) 1 I 211, MY
Illi lbf-91 EAN&18AVR6 '!u'tiFJB99ECiICN$
t'i Barrios de Marana III -4
C4j Specific Plan
Development Plan
E. Land Use Concept Plan
As indicated in Exhibit III.E.1: Land Use Designations, there are two land use
designations within the Barrios de Marana Specific Plan area: Mixed -Use and
Residential. The Mixed -Use designation features a combination of residential,
commercial and office uses, and is concentrated in the center of the project site (along
Marana Main Street) and in the northern portion of the Plan area. The Residential
designation, which is restricted to multi -family residential uses, is located on either side
of the Mixed -Use area, along the western, eastern and southern boundaries, to maintain
compatibility with existing residential development. (See Exhibit III.E.2: Land Use
Concept for an illustrative depiction of how development within Barrios de Marana may
occur.)
This project has been designed as an extension of Marana's Town Center; in order to
continue the "Main Street" vision from the Town Center to the south, commercial land
uses will be primarily located along either side of Marana Main Street. These areas will
be characterized by wide sidewalks with retail/commercial buildings built at the sidewalk
edge. (Exhibit III.E.3 is a conceptual illustration of the Marana Main Street cross-
section.) On -street parking will be provided, and parking lots will be located behind the
commercial centers with easy pedestrian connections leading to the storefronts. The
proposed Marana Main Street buildings will be multi -story with retail shops, restaurants
and commercial services at the street level and offices or residences above. The ground
floor is envisioned to have a variety of shop fronts and displays; this, along with the
incorporation of plazas and other types of public gathering places in this mixed-use area,
will invite pedestrian activity along Marana Main Street.
Multi -story attached residences will be featured in Barrios de Marana. The Specific Plan
proposes multi -family residential units in the form of triplexes, four-plexes and six-plexes.
These townhomes will be designed so that the fronts of the homes will oriented toward
common courtyards, while all garages will be accessed from alleyways. (A typical cross-
section of the alleyway is illustrated in Exhibit III.E.4.) The courtyards will be designed to
connect with the project's greenbelts with trails leading to the commercial areas along
Marana Main Street, thereby creating a pedestrian circulation system throughout the
project site. The entire site is planned to provide opportunities for residents to be in
walking distance of amenities such as shops, schools, parks and other civic uses.
Approximately 2.5 acres along the north and west boundaries of the 38 -acre site have
been designed to accommodate drainage facilities. If at some point in the future an
alternative drainage solution is created, all or a portion of this acreage could be
developed under the Mixed -Use designation.
The Barrios de Marana Specific Plan area will be a unique community, serving as a
commercial and entertainment center, an economic generator, and a livable community
for a diverse range of the population.
fVn Barrios de Marana III -5
C4J Specific Plan
Development Plan
Exhibit III.E.1: Land Use Designations
I
wan ST- _
■i �' 18.3 ACRES
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PROJECT SITE
a�.�u�aarr►►r
fVn Barrios de Marana
C4j Specific Plan
NOTE:
LOTTING IS CONCEPTUAL
AND SUBJECT TO CHANGE.
NORTH THE
PLANNING
CENTER
0 75 156' 300'
Pia 10E -Dl -E ISMovKi 1CIRCULATICN
un
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25' BUILDING SETBACK
19 LAN D SC APE BUF FER
25' IRRIGATION EASEMENT
90' FUTURE R.D.W. -
Development Plan
Exhibit 111.E.2: Land Use Concept
ti
- 10' LANDSCAPE BUFFER
r 20' BUILDING SETBACK
70
10' LANDSCAPE BUFFER
40' D RAINAGE CHANNEL
20' BUILDING SETBACK
G R I ER ROAD
60
- 10'LANDSCAPEBUFFER
- 20' BUILDING SETBACK
40' DRAINAGE CHANNEL
10' LANDSCAPE BUFFER
20' BUILDING SETBACK
20' DRAINAGE CHANNEL
aau w
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■ ■
■ ■ 3 PROJECT SITE =3 DRAINAGE OPEN SPACE NORTH THE
LANDSCPLANNING
ROADWAY _ PARK D UFFFERAPE T 00 CENTER
® MIXED-USE TRAIL NOTES: 0 75' 151y 300,
1. LOTTING IS CONCEPTUAL
® RESIDENTIAL UNITS AND SUBJECT TO CHANGE. Aft '6F-o,_E%H1NMU G %�ULSE
STRUCTURES LIMITED TO 22 FEET
fVn Barrios de Marana III -7
C4j Specific Plan
Development Plan
Exhibit III.E.3: Marana Main Street
SIDEWALK ANGLEQ TRAVEL CONTINUOUS TRAVEL I PARKING SIDEWALK
(BACK €N} LANE LEFT -TURN LANE (BACK IN)
PARKING LANE
Photographs illustrate
how Marana Main Street
might be developed
using the cross-section
shown above.
Barrios de Marana III -8
00 Specific Plan
�SO'RLLEY
TYPICAL ALLEY CROSS SECTION
Development Plan
Exhibit III.E.4: Alleyway Cross -Section
"gym_ THE
{ I j PLANNING
00 CENTER
] T0' 20' MY
Illi lbf-91 E1W1@f15 UV-', 1CAOSS SECTONS
t'i Barrios de Marana III -9
C4j Specific Plan
Development Plan
F. Grading Concept
Due to its previous use as an agricultural field, the site has been completely graded.
Additional contouring will occur to create retention basins and other on-site drainage
features. Additional geotechnical studies will be completed, prior to site disturbance to
determine the extent of grading required.
G. Post Development Hydrology
Off-site stormwater draining through the project will be collected within drainage facilities
located along the east property line. This drainage facility will consist of a channel
having a depth of 2 to 4 feet and top width of 40 feet. The banks of the channel will be
lined with gunite, soil cement, grouted riprap or turf to control erosion associated with
side interception of stormwater. Off-site storm water conveyed across the school
playground or north along McDuff Road will be captured within the interceptor channel
along the east property boundary. The south boundary of this channel will extend to
within 300 feet of Grier Road. A typical cross section of this channel and its location are
shown on Exhibit III.G: Post -Development Hydrology.
Flows collected by the channel along the east property boundary will be conveyed north
within a 40 -foot wide channel to proposed on-site retention/detention basins. These
basins will detain the flow in accordance with the north Marana requirements, then outlet
via a weir along the west property boundary at the northwest property corner. The basin
depth will be 4.5 feet as agreed upon with Town of Marana staff. This depth is greater is
greater than the that allowed under the north Marana criteria (2.5 feet) but will be
reduced when an outfall channel is constructed to convey drainage from this area of the
Town to the Santa Cruz River. At that time, the basin depth can be decreased to 2.5
feet or the land area occupied by the basins can be converted to a commercial use as
desired by the Town. This weir will disburse flow in a manner generally consistent with
existing drainage conditions. Basin storage below the outlet weir elevation will be
discharged via dry wells. The 100 -year peak discharge rate existing along the
downstream property boundary (as a result of off-site flows) will be approximately equal
to the inflow to the property (444 cfs) during the 100 -year return period storm.
The on-site retention/detention basins to be constructed in conjunction with this project
will have adequate capacity to retain flows in accordance with the north Marana criteria.
This requirement states that the on-site retention/detention facilities will have adequate
capacity to retain the entire volume of the 10 -year plus the 100 -year storm runoff during
a 1 -hour duration storm. Preliminary calculations have estimated the on-site retention
storage requirement for this project to be 10.5 acre-feet. This retention volume will be
provided within a 2.5 -acre area located along the north and west boundaries of the
project site. The maximum storage depth in these basins will be 4.5 feet as agreed upon
by Town of Marana staff. Retention storage will be outlet from the basins via dry well
systems which will have an assumed discharge capacity of 0.5 cubic feet per second
(cfs). The overflow weir to be constructed along the west property boundary at the
northwest corner will function to discharge flows in excess of the basin capacity and to
discharge off-site flows routed through the basin via the proposed channel along the
east property line.
fVn Barrios de Marana III -10
C4J Specific Plan
Development Plan
Hydraulic computations completed by CMG Drainage Engineering, Inc. determined the
capacity of the Grier Road right of way to be about 300 cfs. Flows in excess of this
amount will be conveyed through the project site in streets or drainage swales. The off-
site storm water being conveyed west within Grier Road will be prevented from entering
the project site (other than at designated locations) by elevating the building pads along
the south edge of the property by 2 to 3 feet above street grade.
H. Viewsheds
The project site is relatively flat with no significant topographical features. This allows
neighbors to see directly onto and across the site. Immediate adjacent viewsheds
currently experienced by surrounding properties, may be impacted by the proposed
development. The areas of the project with the highest visibility from adjacent off-site
locations are located on the perimeter of the site, specifically the northern portion of the
site adjacent to the 1-10 Frontage Road. Landscaped buffers established along the
perimeter of the property will help to mitigate the impact of the project on the neighboring
properties.
fVn Barrios de Marana III -11
C4J Specific Plan
Development Plan
Exhibit III.G: Post -Development Hydrology
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PROPOSED --
TEMPORARY
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Barrios de Marana III -12
00 Specific Plan
Development Plan
I. Circulation Concept Plan
Barrios de Marana is located north of Grier Road and is bounded on the east by McDuff
Road, on the west by the Marana Vista Neighborhood and on the north by vacant lots.
Sandario Road is located approximately 1,100 feet west of the western edge of the
project. The Marana Road/1-10 traffic interchange is about 1/3 mile north of the project
and is the closest 1-10 interchange to the project.
Initially, primary access to Barrios de Marana will be available via the extension of
Marana Main Street at Grier Road, just north of the Marana Town Center, as illustrated
in Exhibit 111.1.1. Eventually, Marana Main Street will continue through the property
northwest of the project site toward Sandario Road, which will serve as an additional
future access. A secondary access from this development to the 1-10 Frontage Road at
the northeast edge of the property has also been incorporated into the project design.
The Barrios de Marana planned vehicular and pedestrian circulation patterns are
illustrated in Exhibit 111.1.2: Circulation Concept.
Marana's Major Routes Right -of -Way Plan includes Marana Main Street with a 90 -foot
right-of-way. The proposed cross-section for Marana Main Street includes two travel
lanes, a continuous left -turn lane, on -street angled parking and sidewalks located within
the 90 -foot right-of-way. Decorative paving treatments (as indicated in Exhibit 111.1.2) will
be installed through a license agreement with the Town; such treatments will maintained
by the Community Association. In addition, Marana Main Street will be constructed to
the Town of Marana's Two -Lane Urban Collector Roadway with center left -turn lane
standard, an illustrated cross-section of which is included as Exhibit III.E.3: Marana
Main Street.
A variety of uses within Barrios de Marana will be located adjacent to Marana Main
Street; commercial and restaurant uses are envisioned at street level with office and
residential uses above. While on -street parking will be provided, additional parking
areas will be available behind the mixed-use buildings away from the primary pedestrian
traffic areas. These off-street parking facilities will be shared by customers of the mixed-
use establishments and visitors to the residential areas.
The residential portions of Barrios de Marana will be accessed via a 46 -foot wide local
street that connects to Marana Main Street near the southern and northern ends of the
project site. Individual residential garages, located at the rear of the homes, will be
accessible from 30 -foot alleyways. (See typical alley cross-section included as Exhibit
III.E.4.) Access to the 1-10 Frontage Road will be provided via a 62 -foot wide roadway
branching off of Marana Main Street at the northeast corner of the project site.
Pedestrian trails, mostly in the form of sidewalks, will provide connections between all
uses and areas within Barrios de Marana as alternatives to vehicular circulation. Open
space and park areas will be easily accessed within the residential areas, and regularly
spaced breaks between buildings along Marana Main Street will be provided to
encourage pedestrian activity in the Mixed -Use area by Barrios residents. Connections
to areas beyond Barrios de Marana have also been incorporated into the project design,
including a pedestrian extension at Watz Street along the western property boundary
and another at the southeast corner of the project site facilitating access to the schools.
fVn Barrios de Marana III -13
C4J Specific Plan
Development Plan
Exhibit 111.1.11: Extension of Marana Main Street
1A,
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PROJECT SITE DRAINAGE
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MIXED-USE TRAIL
2 STORY RESIDENTIAL UNITS
1 STORY RESIDENTIAL UNITS
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PROJECT SITE DRAINAGE
ROADWAY PARK
MIXED-USE TRAIL
2 STORY RESIDENTIAL UNITS
1 STORY RESIDENTIAL UNITS
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= OPEN SPACE
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NOTES:
1. LOTTING IS CONCEPTUAL
AND SUBJECT TO CHANGE.
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fVn Barrios de Marana 111-14
C4jV Specific Plan
= OPEN SPACE
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NOTES:
1. LOTTING IS CONCEPTUAL
AND SUBJECT TO CHANGE.
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fVn Barrios de Marana 111-14
C4jV Specific Plan
■
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( ,n Barrios de Marana
C+� Specific Plan
Development Plan
Exhibit 111.1.2: Circulation Concept
DECORATIVE PAVING
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nim 10E -Dl -E ISMovKi 1CIRCULAMON
Development Plan
J. Open Space and Recreation Concept
The vision for the Barrios de Marana Specific Plan is one that embraces new urbanist
principles: higher density mixed-use development, residential uses within short walking
distance from commercial uses and neighborhood services, pedestrian -oriented
development with reduced emphasis on vehicular traffic. Pedestrian connections will be
provided between the Mixed -Use area along Marana Main Street and the Residential
areas behind it at intervals no greater than 250 feet apart. In addition, plazas and public
open spaces are envisioned among the commercial and restaurant uses at street -level
to encourage extended pedestrian activity and community gatherings along Marana
Main Street.
Park areas will be designed so as to accommodate a combination of passive and active
recreation facilities. Two pocket parks, centrally located within the residential areas of
Barrios de Marana, have been incorporated into the land use concept and will be
designed at the neighborhood scale, featuring amenities such as tot lots, picnic areas,
ramadas and shady landscaping. The Ora Mae Harn District Park and Marana Unified
School District sports fields and facilities provide ample community recreation
opportunities within one-half mile of the Specific Plan area. (See Exhibit III.J: Open
Space and Recreation Concept.) Furthermore, depending on the end user, alley loading
may occur and additional recreation amenities, such as tot lots, could be a part of the
common area front yards.
Pedestrian trails, largely in the form of sidewalks, will connect all open space and park
areas within the Specific Plan; connections will also be provided at the Watz Street
alignment at the western property boundary and to the schools located southeast of the
project site. Trail/sidewalk connections that cross Marana Main Street will be clearly
designated using decorative paving or other specialty treatment.
The landscape concept for the Barrios de Marana Specific Plan is based on the Marana
Town Center concept to the south. Together, the projects will promote a community
theme rather than create two separate developments. Street lighting and landscaping
will be in conformance with the Northwest Marana Area Plan and the draft Town Center
Design Manual and be used to complement the design and use of space. Landscaping
will provide shade and at the same time ornamentally enhance the built environment
with the use of planters and colorful seasonal accents.
Plants appropriate for the desert climate, with an emphasis on native vegetation, will be
the primary influence on the landscape character of the Barrios de Marana Specific Plan
Area, including the residential portion and the common area front yards. Plants will be
chosen for their form, color, drama, stateliness and shade qualities. Trees will be used
to soften the architecture of the buildings while also providing shade for parking and
pedestrian areas. Shrubs will be used to provide a transition from the ground plane to
proposed buildings, as well as providing screening for utility boxes and service items.
Groundcovers will be used to tie all of the elements together. Special attention will be
paid to design features such as planters, low walls, trellises, and desert sensitive water
features to promote a cohesive theme for the project and its relationship to the Marana
Town Center to the south. Any water features incorporated into the Specific Plan area
will be required to use recycled grey water.
(,n Barrios de Marana III -16
C+� Specific Plan
TF
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25' IRRIGATION EASEMENT -
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OPEN SPACE
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DRAINAGE
_ PARK
Development Plan
Exhibit III.J: Open Space and Recreation Concept
10' LANDSCAPE BUFFER
20' BUILDING SETBACK
10' LANDSCAPE BUFFER
40' DRAINAGE CHANNEL
20' BUILDING SETBACK
NOTE:
LOTTING IS CONCEPTUAL
AND SUBJECT TO CHANGE.
— 10' LANDSCAPE BUFFER
— 20' BUILDING SETBACK
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Barrios de Marana III -17
Specific Plan
Development Plan
K. Cultural Resources
The Arizona State Museum records did indicate the existence of one archeological site
during an inspection in 1982 of the project site. The ASM recommends an inspection of
the remainder of the site, along with further assessment of the existing site. If any
cultural remains are found on the site, an appropriate mitigation plan will be developed.
Should any human remains or funerary items are discovered during construction, the
Arizona State Museum will be contacted pursuant to A.R.S. §41-865.
L. Infrastructure and Public Facilities
1. Sewer
The Master Developer will enter into a Sewer Service Agreement with Pima County
Wastewater to provide for additional capacity at the Marana Wastewater Treatment
Facility. Such an agreement would include some form of partial or full
reimbursement to the Master Developer. The Master Developer will also be
responsible for installing off-site sewer lines in order to connect to existing lines and
serve the property. A sewer master plan will be required during the platting stage.
2. Fire Service
The Barrios de Marana Specific Plan area is within the exterior boundaries of the
Northwest Fire District. The nearest fire station (Northwest Fire District Station #36)
is located at 13475 N. Marana Main Street, approximately 0.1 miles south of the
project site.
3. Water
A water service agreement will be completed between the Town of Marana and the
Master Developer prior to approval of the final development plan or subdivision plat.
A two-line water system will be installed to allow for the use of non -potable water for
irrigation of common areas, recreation areas and public facilities.
fVn Barrios de Marana III -18
C4J Specific Plan
Development Plan
4. Schools
The property is within the Marana Unified School District (MUSD). Estes Elementary
School, Marana Middle School and the Marana Plus Alternative Education facility
are located across the street to the east of the project site. Marana High School is
located approximately 6 miles south of the project site. In addition, a new high
school is planned approximately one mile south of Barrios de Marana.
It is anticipated that the project will include approximately 350 multi -family units at
buildout. MUSD does not have accurate data estimating the number of students
generated by apartments and townhomes; thus, multipliers from the Amphitheater
School District (ASD) have been used instead. As indicated in the calculations
below, it is estimated that the project will generate a total of 68 school -aged children.
Multi -Family Residential:
Elementary K-5: 0.103 x 350 units = 36 school age children
Middle School 6-8: 0.043 x 350 units = 15 school age children
High School 9-12: 0.048 x 350 units = 17 school age children
5. Public Utilities
a. Natural Gas
Southwest Gas will provide gas service to the Barrios de Marana Specific
Plan area. There are several existing lines available for connection to this
property: a 4 -inch plastic Southwest Gas line located within the Grier Road
right-of-way and 2 -inch steel lines located in the McDuff Road right-of-way
and along the western and northern property boundaries.
b. Communications
Telephone service and line installation is available in this area through
Qwest Communications.
Comcast Cable has cable infrastructure in this area and will likely provide
service to the property.
c. Electric Power
Electric Power will be provided by Tucson Electric Power Company.
(,n Barrios de Marana III -19
C+� Specific Plan
Development Plan
d. Cortaro Marana Irrigation District (CMID)
Project has yet to be reviewed by CMID; however, it is anticipated that the
existing underground channel will be bridged in some fashion at the Marana
Main Street extension into the project site.
fVn Barrios de Marana III -20
C4J Specific Plan
IV. Development Regulations
Development Regulations
A. Purpose and Intent
The Barrios de Marana Specific Plan is intended to provide a neotraditional
community in the heart of downtown Marana. The development of the Specific Plan
area will complement the Marana Town Center District immediately south of the
project site. In fact, it is the purpose of these development regulations to ensure that
development of the project site is an extension of ongoing development in the
Marana Town Center District.
Development regulations herein will ensure that development of the site meets the
intentions of both the developer and the Town. Like the Marana Town Center
District, the Specific Plan area will be developed as a mixed-use environment
including commercial, retail, office, entertainment and residential uses. This variety
of uses is intended to be organized around public open spaces in a high-intensity
and multi -story development setting. The Specific Plan area will be developed to
create a compact, pedestrian -scaled, mixed-use development. Regulations are
designed to discourage strip commercial and big -box retail development, while
encouraging a more traditional downtown and neighborhood commercial
environment.
The project was designed with two planning areas, a residential area and a mixed-
use area. These planning areas are designed to reinforce the desire for a true
integration of a downtown main street retail, entertainment lifestyle district, creating a
vibrant, exciting place to live, work and play in Marana.
B. General Provisions
1. Applicability of Town of Marana Land Development Code
If an issue, condition or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply.
2. Building Code
All construction within the Specific Plan area shall comply with the currently adopted
versions of the International Building Code, the plumbing code, the International
Mechanical Code, the National Electric Code, the Town of Marana Outdoor Lighting
Code, the Uniform Plumbing Code, the International Residential Code and the fire
code as applicable for the specific project at time of permitting.
t%n Barrios de Marana IV -1
COO Specific Plan
Development Regulations
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the Town
Planning Director to determine if said use is: (1) consistent with the intent of the zone
and (2) compatible with other listed permitted uses. Any person aggrieved by the
determination may appeal that decision to the Marana Board of Adjustment.
4. Mix of Uses
Permitted uses are encouraged to be mixed, both horizontally and vertically, subject
to applicable building safety codes and regulations. Specifically, the Barrios de
Marana Specific Plan promotes a vertical mix of uses along Marana Main Street,
where commercial establishments occupy space at street level, with office and
residential uses above.
5. Definitions
For the purposes of the Barrios de Marana Specific Plan, other than those listed
below, the definitions contained in the Town of Marana Land Development Code
shall apply.
a. Live/Work Unit: A room or rooms used by a single household both as a
dwelling unit and as a work space, designed or equipped exclusively or
principally for the conduct of work activities. The living space of a Live/Work
Unit shall contain a kitchen area and sanitary facilities.
b. Master Developer: The entity responsible for: (1) Establishing the Barrios de
Marana Community Association, (2) Developing the Spine infrastructure for
Barrios de Marana in a phased manner in accordance with the phasing of
development and (3) for assuring that development conforms with the Barrios
de Marana Development Regulations and Design Standards.
c. Lot Coverage: The area by percent (%) to be occupied by the building
footprints (including accessory buildings).
d. Landscape Coverage: The area by percent (%) to be landscaped (including all
required buffers, trees, shrubs, ground cover, hydroseeded areas and
preserved and/or salvaged native plants) of the gross area being developed as
a development plan and/or plat.
t%n Barrios de Marana IV -2
COO Specific Plan
Development Regulations
e. Spine Infrastructure: Those systems necessary to provide development
opportunities to the Barrios de Marana project. These systems include access
roads, residential collectors and associated streetscapes, trunk sewers,
irrigation, water mains, electric lines, gas, fiber optics and phone lines and
cable television facilities in the major streets.
C. Development Standards
Any and all structures, any portion of which is located within the following areas,
shall not exceed on story and 22 feet in height:
1. Permitted Uses (Mixed Use)
• Administrative and Professional Offices.
• Medical and Dental Offices.
• Financial Service.
• Public Service.
• Retail Commercial.
• Banks and Financial Institutions, excluding non -chartered financial
institutions, drive-through and outdoor teller facilities. Outdoor ATMs are
permitted as long as they are not freestanding.
• Personal Services, excluding drive-through service.
• Licensed Child Care Centers.
• Restaurants, including carry -out establishments, but excluding drive-
in/drive-through service.
• Cocktail Lounges (not to exceed 10,000 s.f).
• Theaters, not including drive-ins.
• Private or Charter Schools.
• Multi -Family (Attached) Residential; no residential on 1St floor that front/take
access from Marana Main Street.
• Live/Work Units.
• Parks/Recreation.
• Religious Institutions.
t%n Barrios de Marana IV -3
COO Specific Plan
Development Regulations
2. Accessory Uses (Mixed -Use)
• Outdoor seating, courtyards, plazas or other community gathering areas.
• Outdoor retail and service associated with a permitted use. The outdoor
retail service use shall not cover an area greater than that equal to 20% of
the entire first floor area of the associated permitted use. In the event the
outdoor use encroaches into Marana Main Street right-of-way, a licensing
agreement will be required.
• Fences and walls.
• Carports and garages.
• Swimming pools and recreation buildings which are part of the multi -family
development.
• Tennis courts, provided they have no lighting.
• Other similar recreation facilities.
3. Permitted Uses (Residential)
• Multi -Family (Attached) Residential.
• Parks and Open Space.
• Community Recreation Facilities.
4. Accessory Uses (Residential)
• Fences and walls.
• Carports and garages.
• Swimming pools and recreation buildings which are part of the multi -family
development.
• Tennis courts, provided they have no lighting.
• Other similar recreation facilities.
t%n Barrios de Marana IV -4
COO Specific Plan
Development Regulations
5. Development Standards (Mixed -Use)
a. A minimum of 100,000 square feet of commercial/retail/restaurant uses
will be incorporated into the Barrios de Marana Specific Plan area.
b. All buildings along Marana Main Street shall be a minmum of two stories
and contain varied roof heights, features, styles and colors.
c. All buildings along Marana Main Street shall contain varied facades, with
generous first floor heights, architectural details and special corner
treatments.
d. Maximum Building Coverage: 75%.
e. Building Height
(1) Maximum Building Height: 50 feet
(2) Any and all structures, any portion of which is located within the
following areas, shall not exceed one story and 22 feet in height:
i. Within 60 feet of (i) the west boundary of the Rezoning Area, (ii)
Grier Road or (iii) the property located at 13655 West McDuff
Road.
ii. Within 120 feet of any currently existing residence outside of the
Rezoning Area.
iii. Fronting on the Marana Vista Estates subdivision, Grier Road,
and residential propertyies on McDuff Road.
f. Minimum Building Setback:
(1) To Streets: None
(2) Minimum Distance Between Buildings: per applicable building code.
g. Parking:
(1) There shall be three parking spaces provided per 1,000 square feet
of gross floor area within the Mixed -Use designation.
(2) Required parking may be reduced up to 20% of the number of
spaces required if three or more of the following are met:
• 50% more bicycle parking than required.
• Parking areas are located to the rear of the building.
• The project has adjoining uses which share the same parking
area, have different hours of operation and agree to shared
parking.
t%n Barrios de Marana IV -5
COO Specific Plan
Development Regulations
• Parking is decentralized and dispersed evenly as parking pockets.
• If there is a transit stop within 600 feet.
• The entire project is integrated to provide direct pedestrian access
to the project from adjoining residential areas.
h. Bicycle Spaces
• There shall be two bicycle spaces provided per 10,000 square feet
of gross floor area within the Mixed -Use designation.
6. Development Standards (Residential)
a. There shall be no more than 350 total residential units within the
Residential Land Use designation area.
b. At least 60% of the land area of the Residential Land Use designation
area shall be developed with residential units designed, developed and
offered for individual sale.
c. Maximum Building Coverage: 75%.
d. Building Height:
(1) Maximum Building Height: 40 feet.
(2) Any and all structures, any portion of which is located within the
following areas, shall not exceed one story and 22 feet in height
i. Within 60 feet of (i) the west boundary of the Rezoning Area, (ii)
Grier Road or (iii) the property located at 13655 West McDuff
Road.
ii. Within 120 feet of any currently existing residence outside of the
Rezoning Area
iii. Fronting on the Marana Vista Estates subdivision, Grier Road,
and residential propertyies on McDuff Road.
e. Minimum Landscape Coverage: 10% of gross area.
f. Minimum Building Setback:
(1) From streets: 10 feet
(2) From private alleyways: less than 5 feet or at least 20 feet
(3) To adjacent existing residential development located outside of the
Barrios de Marana Specific Plan area: a 20 -foot buffer with a
minimum 10 feet landscaped.
t%n Barrios de Marana IV -6
COO Specific Plan
Development Regulations
(4) A 6 -foot decorative screen wall shall be installed where the
proposed development abuts existing residential development not
within the Barrios de Marana Specific Plan area.
(5) Minimum Distance between Buildings: per applicable building code.
g. Parking:
(1) Two spaces per unit, one of which must be located within an
enclosed garage or covered parking.
(2) Guest Parking: one guest space per four units. Required guest
parking may be reduced up to 25% of the number of spaces
required if using shared parking areas behind the Mixed -Use
buildings along Marana Main Street.
D. Design Standards
1. Design Standards (Mixed -Use)
a. Architectural Standards
(1) Any building or structure erected on a site shall conform to the
architectural styles and guidelines described in the Town Center
Design Manual.
(2) The layout of the multi -building developments along Marana Main
Street shall be designed to break the site into a series of smaller
"blocks" defined by pad site buildings, pedestrian walkways, streets
or other vehicular circulation routes.
(3) Architectural design shall be compatible with the development
character planned for the Marana Town Center. Design
compatibility includes complementary building style, form, size, color
and materials.
(4) Diversity of architectural design, including variations in heights,
features, roof styles and colors, shall be encouraged.
(5) Exterior building design and detail on all elevations shall be
coordinated with regard to color, types of materials, number of
materials, architecture form and detailing to achieve harmony and
continuity of design.
(6) Exterior materials should be durable and of high quality. Highly
reflective materials in general are prohibited.
(7) Buildings that are stylized in an attempt to use the building itself as
advertising shall generally be discouraged, particularly where the
proposed architecture is the result of a `corporate' or franchise style.
(Corporate logos will be permitted in signage.)
t%n Barrios de Marana IV -7
COO Specific Plan
Development Regulations
(8) Rooftop equipment shall be screened by grouping all plumbing
vents, ducts and rooftop mechanical equipment away from the public
view.
(9) Parapet walls and screen walls shall be treated as an integral part of
the architecture, and these elements shall not visually weaken the
design.
(10) All vents, gutters, downspouts, flashing, electrical conduits, etc.,
shall be painted to match the color of the adjacent surface, unless
being used expressly as a trim or accent element.
(11) Rear and side facade, if visible from public streets or neighboring
properties, should be carefully designed with similar detailing, and
should be compatible with the principal facades of the building.
(12) Connectivity to both pedestrian and bicycle pathways shall be
integrated into the overall project design. Pedestrian trail
connections shall be provided between residential and mixed-use
areas at intervals no greater than 250 feet apart.
(13) The building design and articulation in plans and elevations shall be
sensitive to the scale and vision of the overall Town Center and
must be compatible with the purpose of Town Center District.
b. Access and Traffic Control
(1) Vehicular connections shall be provided from Marana Main Street to
adjoining alleys and roadways to allow convenient access to multiple
businesses and parking areas and to help reduce the overall number
of access points on Marana Main Street.
(2) Buildings that front Marana Main Street shall have dedicated
pedestrian access facing the street. It is encouraged that tenants
provide additional pedestrian access from the rear or side of the
building if applicable.
(3) All vehicular access shall be designed to locate parking in the rear of
the development.
(4) All facilities shall include adequate service and emergency access.
When appropriate, it is encouraged to design these routes to
perform double duty with pedestrian and bicycle routes through use
of special paving materials and textures.
(5) All buildings, other structures and pedestrian pavements shall be
physically separated from all non -arterial or collector streets by
suitable barriers and landscaping to prevent un -channeled motor
vehicle access. Except for the appropriate access way to the street
permitted for each lot, the barrier shall be continuous for the entire
length of the property line.
t%n Barrios de Marana IV -8
COO Specific Plan
Development Regulations
c. Storage
(1) Except in instances where specifically permitted and controlled
under the provisions of this ordinance, open storage of equipment
and materials is prohibited.
(2) Storage areas, including areas used for dumpster or private garbage
facilities shall be screened from all streets and adjacent property.
Said screening shall form a complete opaque screen up to a point
eight feet in vertical height. Acceptable screening materials include,
but are not limited to, masonry walls and opaque vegetative cover.
Storage within said screened area may not exceed the height of the
screen. Outdoor storage shall include the parking of company
trucks and vehicles, with the exception of passenger vehicles.
d. Loading and Deliveries
(1) Off-street loading: front, side or rear retail (customer) entrance shall
also serve the dual purpose of service access for deliveries and
other similar business necessities.
(2) Parking lots shall have one common arrangement (joint -use) of truck
loading and unloading facility provided that delivery areas are
designated clearly and not more than two delivery areas are
provided for each block.
(3) The usage of circulation system and parking for truck movement and
deliveries shall function with restricted times that shall not be in
conflict with regular movement of shoppers and operation of
businesses.
e. Lighting
(1) Lighting shall reflect away from residential uses in either case:
mixed-use buildings with vertical separation and/or horizontal
separation by neighboring land uses.
(2) Lighting shall be designed to afford safety and security along with
enhancement of general appearance of the area.
(3) Special decorative lighting can be used for the period of occasional
celebrations or festivities or seasonal happenings. All decorative
lighting must be sensitive toward surrounding residential uses.
f. Signage
(1) All signage locations and design shall be approved by the Barrios de
Marana Community Association DRC and the Town of Marana
before installation through a detailed review of a Planned Sign
Program submittal. All signage shall be created to incorporate
design elements and building materials that complement the
architectural theme.
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(2) Signage regulations in the Town of Marana Land Development Code
shall govern the Specific Plan area in the form of a Planned Sign
Program.
(3) All traffic -related signs (including street -name signs) will conform to
the Manual on Uniform Traffic Control Devices.
g. Landscaping
(1) The overall landscape design shall be one that reflects and
enhances the image and climate of the Sonoran Desert and at the
same time carries forward the street theme along Marana Main
Street from the Town Center. While shade trees and planters with
ornamental and seasonal plants are strongly encouraged for color
and variety, plant materials 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
(2) The landscaping plan shall include water -harvesting features for
water to be used in the development. Such water -harvesting
features could include microbasins, french drains and the use of
mulch.
(3) All landscaped private property shall be maintained in a well -kept
condition by the property owner. Common areas will be maintained
by the Community Association.
(4) Parking lot landscaping:
• Shaded, pedestrian friendly and safe walkways shall connect
parking lots to the buildings and the main street.
• Signage, landscaping and screening materials shall not obstruct
sight distances or vehicle turning movements.
• Raised landscaping planters no less than four feet wide shall be
placed at the ends of parking rows to define driveways with at least
one tree per parking aisle and appropriate ground cover.
• When single parking rows occur, canopy trees shall be placed
every four parking stalls in planters having a minimum of four sides
with no dimension less than four feet. When double aisles of
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parking occur, canopy trees shall be placed every eight parking
stalls.
• When the placement of trees in the required location among single
or double row parking stalls is made impracticable by the location of
a building, access area, drainage area or similar site constraint, the
required parking area trees may be placed elsewhere on the site
based on the approved landscaping plan.
• Vegetation within all medians and islands and shall be irrigated and
maintained to ensure viability.
• Curbs shall be placed in such a manner as to preclude damage to
landscaped areas.
2. Design Standards (Residential)
a. Architectural Standards
(1) Four-sided architecture shall be required on all residential structures.
(2) Windows shall be recessed at least two inches from the building
wall, or they shall project from the building wall, such as bay
windows.
(3) Architectural features such as step backs and other single -story
elements shall be required on the second story.
(4) Individual units shall have a minimum private open space area of
100 square feet in the form of balconies or patios.
(5) Adjacent structures shall not be painted the same color.
(6) Entrances shall be framed and shall be at the same scale as
single-family homes.
(7) Buildings shall avoid a squared box building footprint.
(8) Garages shall be architecturally integrated with the design theme of
the building.
(9) Windows and balconies shall be designed so that visual and
auditory intrusions on private outdoor space of other units or
adjacent developments are minimized.
(10) Monotonous building elevations should be avoided through the use
of fagade articulation, building angles, eaves, parapets, window and
door placement, and landscaping.
(11) Building heights shall vary.
(12) Private balconies or patios should be covered to protect from the
weather and should be designed to be an extension of the interior
common living area.
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(13) There shall be a minimum of four different base models with a
minimum of three elevations each or three different base models
with a minimum of five elevations per model.
(14) A color palette will be submitted with the model plans for review by
the Planning Director.
b. Roofs
(1) Roof -mounted utility equipment shall be screened through the use of
appropriate architectural features, such as parapets.
(2) Roofs shall have varying rooflines typical of single-family homes.
c. Circulation
(1) Streets within Barrios de Marana shall be public and dedicated to
the Town of Marana upon completion.
(2) Alleyways shall be private and maintained by the Barrios de Marana
Community Association.
(3) Decorative paving materials and/or treatments shall be used to
designate areas of pedestrian activity, including pedestrian/trail ways
across streets.
(4) Fire department access roads less than 32 feet in width shall be
signed on one side "No Parking, Fire Lane".
(5) Fire department access roads shall maintain design width and
vertical access of 13 feet, 6 inches or greater at all times.
d. Landscaping:
(1) The overall landscape design of the Barrios de Marana 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
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, including, for example, microbasins,
french drains and the use of mulch
• Appropriate use of irrigation methods and technologies
• Use of mulches
• Proper maintenance practices
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e. Entry Monumentation
(1) Primary monumentation will be placed at the Marana Main Street
entrance at Grier Road with secondary monuments placed at the
entrances to the residential areas
(2) Monumentation lighting shall conform to the Town of Marana
Outdoor Lighting Code.
(3) Materials that complement the existing landscape are encouraged;
this includes masonry, steel, rock (veneer or natural) and other
similar materials.
(4) All materials shall complement those used in the monumentation to
create an overall theme for the development.
(5) Specialty paving is encouraged.
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V. Implementation and Administration
Implementation and Administration
A. Purpose
This section of the Specific Plan outlines the implementation of development on the
project site. It identifies the responsible party to ensure the project is built in
coordination with infrastructure improvements, providing a continuity of design. This
section also provides guidance regarding the general administration of and amendment
procedures to the Specific Plan.
B. Proposed Changes to Zoning Ordinance
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition, or
situation arises that is not covered or provided for in this Specific Plan, those regulations
in the Town of Marana Land Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Planning Director as a guideline to
resolve the unclear issue, condition or situation.
C. General Implementation Responsibilities
The implementation of the Barrios de Marana Specific Plan is the responsibility of the
Master Developer, the Builder, the Barrios de Marana Community Association (the
Association) and the Town of Marana.
The Master Developer, referenced herein as Barrios de Marana LLC, is the entity
responsible for providing the basic infrastructure needs including roads, sewer and water
in a timely and efficient manner. The Master Developer forms the Community
Association, the Design Review Committee (DRC) and is responsible for recording the
Master CC&R's.
The Builder is the purchaser of a development area(s), or portions of a development
area, and is responsible for building within their area(s) of ownership. 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 Association will be set up by the Master Developer to administer the property,
prepare the budget, assign and collect fees, and review architectural design against
standards created in this Specific Plan. The Master Developer, or its designee, has the
power to appoint and remove DRC members until such time that the Master Developer
relinquishes control or all planning areas have been conveyed to non -builder owners.
This Association is responsible for the maintenance and management of all shared
common areas within Barrios de Marana as well as the enforcement of the recorded
Master CC&R's. The Association will monitor development activity within the Specific
Plan area and prepare an annual report to be submitted to the Town of Marana
describing recent development activity. In addition, a separate committee (determined
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by the Master Developer) will be set up within the Association to serve as the Design
Review Committee (DRC). The DRC will review all development within the Barrios de
Marana Specific Plan area for compliance with the architectural standards set forth in
this Specific Plan and any other Builder Design Guidelines established in the future for
this project.
The Town of Marana Planning Department will be responsible for ensuring all policies
and standards laid out in this Specific Plan are adhered to during its review of all
development within the Barrios de Marana community.
D. Development Review Procedure
All development plans and subdivision plats within Barrios de Marana shall be subject to
and implemented through the review and approval process adopted by the Town of
Marana. In addition, all development is subject to the building permit process as
outlined by the Town of Marana.
E. Design Review Process
Prior to submitting preliminary and final subdivision plats and/or development plans to
the Town, applicants must submit all plans to the Master Developer and DRB for
approval. The Master Developer and the DRB reserve the right to review any design or
architectural aspect of the development that affects the exterior appearance of any
structure or area of land. This includes the review of signage, landscaping, entry
features, street standards and architecture for conformance with the Development
Regulations outlined in Section IV of this Specific Plan.
F. Phasing
It is anticipated that the residential area will be developed first. The timing of the
commercial areas will be based on market demand. However, it is possible the
commercial and residential areas will be developed simultaneously. In the event the
residential area develops first, the shared parking within the Mixed -Use designation will
be constructed with the residential development to accommodate guest parking. All
other spine infrastructure improvements needed to serve both the residential and
commercial areas will be in place by the time certificates of occupancy are issued for
said development areas.
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G. Specific Plan Administration
1. Enforcement
The Barrios de Marana Specific Plan shall be administered and enforced by the
Town of Marana Planning Department in accordance with the provisions of the
Specific Plan and the applicable provisions of the Town of Marana Land
Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided said changes
are not in conflict with the overall intent as expressed in the Barrios de Marana
Specific Plan. Any changes must conform to the goals and objectives of the
Plan.
The Planning Director's decision regarding administrative changes and
determination of substantial change, as outlined below, shall be subject to appeal
by the Board of Adjustment. Categories of administrative change 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 community infrastructure planning and alignment such as roads,
drainage, water and sewer systems that do not increase the development
capacity in the Specific Plan area;
■ Changes to development plan boundaries due to platting. Minor adjustments
to development plan areas, drainage areas and other technical refinements to
the Specific Plan due to adjustments in final road alignments will not require
an amendment to the Specific Plan but will require staff approval; or
■ Changes to development regulations that are in the interest of the community
and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the same procedure as it
was adopted. Each request shall include the section(s) or portion(s) of the
Barrios de Marana Specific Plan that are affected by the change. The Planning
Director shall determine if the amendment would result in a substantial change in
plan regulations, as defined in the Town of Marana Land Development Code.
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4. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this
Specific Plan. Appeals to the Planning Director's interpretation may be made to
the Board of Adjustment within 30 days from the date of the interpretation.
If any provision of the Development Regulations is considered ambiguous or
unclear, the Planning Director shall be responsible for interpreting the intent of
the Development Regulations.
5. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule that is in
place at the time of development.
6. Annual Report
The Association will submit an annual report to the Town to assess the impact of
proposed developments on existing infrastructure and determine the needs for
future development. This report will be submitted annually on the anniversary
date of the Specific Plan's adoption.
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Appendices
Appendix A: Legal Description
EXHIBIT "A"
A parcel of land lying within the Southwest Quarter of Section 22, Township 11 South,
Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as
follows:
BEGINNING at the South Quarter Section corner of said Section 22;
THENCE North 89 degrees 58 minutes 00 seconds West along the South line of said Section
22, a distance of 330.00 feet;
THENCE North 00 degrees 24 minutes 11 seconds East, a distance of 30.00 feet to the
intersection of the West right of way line of McDuff Road as established in Road Maps Book
14 at page 20 with the North line of Grier Road as established by Proceedings No. 113 and
the TRUE PLACE OF BEGINNING;
THENCE North 89 degrees 58 minutes 00 seconds West along the North right of way line of
Grier Road, a distance of 1,259.18 feet;
THENCE North 00 degrees 34 minutes 15 seconds East, a distance of 1,652.23 feet;
THENCE North 89 degrees 57 minutes 54 seconds East, a distance of 692.68 feet;
THENCE South 54 degrees 03 minutes 49 seconds East along the existing right of way line
of Interstate Highway I-10, a distance of 65.95 feet;
THENCE South 00 degrees 2-4 minutes 11 seconds West, a distance of 484.34 feet;
THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 210.00 feet;
THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 373.00 feet;
THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 298.00 feet to a point
on the West right of way line of said McDuff Road;
THENCE South 00 degrees 24 minutes 11 seconds West along said right of way line, a
distance of 481.44 feet;
THENCE South 89 degrees 36 minutes 40 seconds West along an existing fence line, a
distance of 170.69 feet;
THENCE South 00 degrees 42 minutes 25 seconds East along an existing fence line, a
distance of 179.88 feet;
THENCE North 89 degrees 29 minutes 43 seconds East along an existing fence line, a
distance of 167.21 feet to the West right of way line of said McDuff Road;
THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 96.00 feet to the
TRUE PLACE OF BEGINNING.
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Appendix B: Public Participation Plan
The State of Arizona's Growing Smarter legislation has established new requirements for towns,
cities and counties to better evaluate and subsequently respond to growth issues. A major element
of this framework includes enhanced public participation and notification procedures.
According to the Arizona Revised Statutes (A. R.S.) 9-641.06 (B), "the procedures shall provide for.-
a.
ora
a. The broad dissemination of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communications programs and information services; and
e. Consideration of public comments."
The following information outlines the public participation plan for the Barrios de Marana Specific
Plan:
At minimum, one neighborhood meeting will be held. Notification for the meeting will mirror the
Town of Marana's public notification policy outlined in the Town of Marana Land Development
Code, which requires all property owners within 300 feet be notified of a proposed rezoning.
The Master Developer will work with the neighbors to answer questions and address their
concerns. Follow-up neighborhood meetings or contact with individual property owners may take
place, as deemed necessary.
Town of Marana Planning staff will be provided with a copy of the list and map used to notify the
property owners for these meetings. Additionally, a summary of the neighborhood meeting and
attendance sheet will be provided to staff.
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