Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Marana Towne Center Specific Plan
MARANA TOWNE CENTER April 2, 2010 Revision: August 26, 2011 April 27, 2012 July 31, 2012 August 20, 2012 February 19, 2013 June 4, 2013 (Ordinance Added) PCZ -10008 MARANA TOWNE CENTER PCZ -10008 Submitted to: Town of Marana 11555 W. Civic Center Drive Marana, AZ 85653 Prepared for: Desert Heritage Limited Partnership 10 E. Broadway, Suite 301 Tucson, AZ 85701 Prepared by: Carl Winters & Associates P.O. Box 3032 Tucson, AZ 85702 in association with: ADC West 7660 E. Broadway Blvd. Suite S-104 Tucson, AZ 85710 Ashby Surveying & Drafting, Inc. 717 N Swan Rd Tucson, AZ 85711 CMG Drainage Engineering, Inc. 3555 N. Mountain Ave. Tucson, AZ 85719 CPS Consulting 1732 SE Karena Ct. Bend, OR 97702 Curtis Lueck & Associates 5460 W. Four Barrel Ct. Tucson, AZ 85743 Udall Law Firm 4801 E. Broadway Blvd. Suite S-400 Tucson, AZ 85711 Presidio Engineering, Inc. 4582 N. 1 st Avenue, #120 Tucson, AZ 85718 Steve Weatherspoon, LLC 250 N. Meyer Ave. Tucson, AZ 85701 Larry Zukowski & Associates 7670 E. Broadway Blvd. Tucson, AZ 85710 F. ANN RODRIGUEZ , RECORDER I VIII) ILII VIII VIII VIII VIII VIII VIII I'll' VIII VIII IIID (III IIII Recorded By: JOT DEPUTY RECORDER ti°F PRIM _ `9 SEQUENCE: 20131580699 4911 iii�Od WIZ NO. PAGES: 1 SMARA`3 � ORDIN 06/07/2013 TOWN OF I ARANA `9RIZO�p' 15:49 TOWN CLERK MAIL 11555 W CIVIC CENTER DR AMOUNT PAID: $8.00 MARANA AZ 85653 MARANA ORDINANCE NO. 2013.09 RELATING TO DEVELOPMENT; AMENDING ORDINANCE NO. 2013.003 (CREATING THE TOWNE CENTER SPECIFIC PLAN) BY RETROACTIVELY REPEALING SECTION 4 CONCERNING THE EXECUTION AND RECORDING OF PROPERTY OWNER WAIVERS; AND SETTING AN EFFECTIVE DATE WHEREAS the Town Council adopted Marana Ordinance No. 2013.003 on March 5, 2013, creating the Marana Towne Center Specific Plan and approving a minor amendment to the General Plan; and WHEREAS Section 4 of Ordinance No. 2013.003 included the Town's current standard ordinance language relating to the signing and recording of property owner waivers under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R.S. § 12-1134), and providing that if the waivers were not recorded within 90 calendar days, Ordinance No. 2013.003 would be void and of no force and effect; and WHEREAS the Town has received signed waivers from property owners representing approximately 460 of the approximately 462 ams of land included itt the Marana Towne Center Specific Plan; and WHEREAS the Town Council finds that retaining this carefully conceived specific plan far outweighs any potential diminution claim from the owner of the approximately two -acre parcel owned by the property owner who has not submitted a waiver. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: SECTION 1. Section 4 of Marana Ordinance No. 2013.003 is hereby repealed. SECTION 2. This Ordinance addresses a matter of municipal administration and is effective retroactively to April 5, 2013. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 4th day of June, 2013. ATTEST: ocelyn C ronson, Town Clerk Mayor Ed Honea , Town A Ordinance No. 2013.09 5/22/2013 5:04 PM FJC F. ANN RODRIGUEZ, RECORDER Recorded By: JJE DEPUTY RECORDER 4911 SMARA TOWN OF MARANA TOWN CLERK SEQUENCE: NO. PAGES: ORDIN MAIL 11555 W CIVIC CENTER DR AMOUNT PAID: MARANA AZ 85653 MARANA ORDINANCE NO. 2013.003 20131580676 06/07/2013 15:43 $9.00 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 462 ACRES OF LAND, LOCATED WEST OF SANDARIO ROAD BETWEEN GRIER ROAD AND MARANA ROAD, FROM `A' (SMALL LOT ZONE) TO `F' (SPECIFIC PLAN) FOR THE PURPOSE OF CREATING THE MARANA TOWNE CENTER SPECIFIC PLAN AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN. WHEREAS Desert Heritage LTD Partnership 1/2 & Tst Chu Family Trust 1/2, Desert Heritage LTD Partnership 1/2 & Tze Shar Tom Chu & Susan Ong Trust 1/2 ,Circle K Stores Inc., Ruby C. Dove and Russell W. Dove, Linda Molitor and Michael J. Molitor, Pheng Properties, Inc.(the "Property Owners"), collectively own approximately 462 acres of property located west of Sandario Road between Grier Road and Marana Road within a portion of Sections 20 and 21 Township 11 South, Range 11 East, as described on Exhibit "A", attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and, WHEREAS the Property Owners have authorized the Susan Ong (the "Developer") to submit an application to rezone the 462 acres from A (Small Lot Zone) to F (Specific Plan); and, WHEREAS the Marana Planning Commission held a public hearing on August 29, 2012, and at said meeting voted 5-0, to recommend that the Town Council approve this rezoning; and, WHEREAS the Marana Mayor and Town Council held a public hearing on March 5, 2013 and determined that the application for rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The zoning of Rezoning Area is hereby changed from `A' Small Lot Zone to `F' Specific Plan creating the Marana Towne Center Specific Plan. Section 2. A minor amendment to the General Plan of approximately 462 acres of the Rezoning Area located west of Sandario Road between Grier Road and Marana Road, changing the General Plan designation from Commercial (C), Low Density Residential (LDR) and Medium Density Residential (MDR) to Master Planning Area (MPA), is hearby approved. Section 3. This rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for {.DOC /) Marana Ordinance No. 2013.003 -1- 03/052013 rI Main Street and Tangerine Farms Road with the recording of a plat or within 60 days of demand by the Town. 3. A drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of any plat or development plan. 4. The Developer shall be responsible for the design and construction of the divided four lane Tangerine Farms Road to Town standards within the project boundaries. As provided by A.R.S. § 9-463.05, the cost of any transportation improvements constructed by the Developer for which the Town has adopted a development impact fee shall be credited against transportation impact fees payable for development within the Property. 5. The Developer shall contribute, proportionally to the Project's impact, based on a Town - approved traffic impact analysis, to the cost to design and construct the circulation - improvements to Marana Road, Marana Main Street, Sandario Road, Sanders Road, the Marana Road/1-10 traffic interchange (including without limitation any improvements to the frontage road and/or construction of a shoo -fly connection from Marana Road to the frontage road, if needed), including without limitation any signalization associated with these improvements. To assure concurrency between any development and the then -existing, necessary transportation improvements, no certificate of occupancy for development relying solely on Marana Main Street for access or larger than 30 acres shall be issued for the Property unless and until completion of Marana Main Street from Marana Road to Sandario Road and of all transportation improvements necessary for safe access to and from the construction. To the extent the cost to construct these concurrently needed improvements exceeds the Developer's proportionate share, the Developer may seek reimbursement for the excess through a development agreement. In no case shall the Developer ultimately be obligated to pay more than Developer's proportional share of the costs of the infrastructure referenced in this paragraph. As provided by A.R.S. § 9-463.05, the cost of any transportation improvements constructed by the Developer for which the Town has adopted a development impact fee shall be credited against transportation impact fees payable for development within the Property. 6. Additional traffic studies shall be required at the platting or development planning stages for a project. The Developer shall be responsible for the design and construction of any transportation improvements determined to be necessary by Town Staff based on the findings of those studies. 7. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana as provided by A.R.S. § 9-463.02. 8. 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 maximum allowable residential units for the project shall not exceed 2,200. 10. The Developer, within 60 days after cessation of irrigation on any portion of the rezoned land, shall commence and proceed with the administrative process of the Arizona Department of Water Resources, in accordance with Arizona Administrative Code, sections R12-15-723 and R12-15-727, to extinguish the irrigation grandfathered rights appurtenant to the land upon which irrigation has ceased. In no event shall the process to extinguish the {.DOC /) Marana Ordinance No. 2013.003 - 2 - 03/05/2013 irrigation grandfathered right be initiated more than 60 days after approval of any final plat on any of the rezoned land. No later than 60 days following the issuance of any extinguishment credit to the Developer by the Arizona Department of Water Resources, the Developer shall transfer all such issued extinguishment credits to the Town. 11. The land incorporated within the Marana Towne Center Specific Plan (the "Property") is within the intended water service area of the Town. Upon inclusion of the land within the Town service area, the Town shall provide an assured water supply for the Property pursuant to its designation of assured water supply. The Town will provide water service to the Property and will provide, upon developer's request, a "Will Serve Letter" for the Property. At the request of the Town, the developers shall enter into a Water Service Agreement and a Master Water Plan must be submitted by the developer and accepted by the Utilities Director of the Town prior to the approval of any final subdivision plats by the Town Council. Development plans may require individual water service agreements to be submitted and accepted by the Utilities Director of the Town, prior to development. 12. Installation of a non -potable water system may be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. The Town or its designated provider shall provide water for such a system. 13. A Sewer Service Agreement and Sewer Plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat or development plan. 14. Minor grammar and technical changes, as required by the Town of Marana, shall be made to the Marana Towne Center Specific Plan prior to Town Council consideration of the rezoning request. 15. An annual report shall be submitted to the Town in accordance with the requirements defined in the Land Development Code and Specific Plan. 16. Upon adoption of the Rezoning Ordinance by the Mayor and Council approving the Marana Towne Center Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Marana Towne Center Specific Plan: one non -bound original; twenty bound copies; and one electronic copy on CD in Microsoft Word or other acceptable format within sixty (60) days of the adoption. Section 4. This Ordinance shall not be effective until the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Property Owners and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R.S. §.12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. (.Doc /) Marana Ordinance No. 2013.003 - 3 - 03/05/2013 PASSED AND ADOPTED by the Mayor and Town Council of the Town of Marana, Arizona, this 5th day of March, 2013. t Mayor Ed H . nea ATTEjF RO D AS TO FORM: y6ST: lyn ronson, Town Clerk silly, To Attorney (DOC /} Marana Ordinance No. 2013.003 - 4 - 03/05/2013 it MEN a 0 go a - � A . Z W9 0. CO) W ui 1-9inNi of F4 P177,_1 B EXHIBIT A LEGAL DESCRIPTION A portion of Section 21 together with a portion ol'Section 20 all in Township I I South Range I I Cast, Gila and Salt River Mcridlim. Pima, County. Arizona. said portions being described as follows: (In the following paragraphs, all referenced dockets. plats and resolutions are pot ropords riled with the Pima County, Ari, na Recorder) BEGINNING at the most westerlyand Of curve Number i or lot i in Block I of Anwaided Nichols" Addition. Blocks I And 2, a st"vision or record ixt Book 16 of Maps god Plats at Page - Thence westerly along the northerly jine of LAx I and its prolongation and the northerly fine: of Lot 5 in siiid Block I to the mulbWeOt comer ol*swd Lot 3. Wd noftwest comer W30 -Wmg on thecasterly line of that parcel recorded hi Dockot 3080 at Page 432; Thence northerly along the castcrtX rine of saW last mentioned parcel to the northeWcorner ox-reof" Thence westerly along die nottherly Dne ofsaid parcel, mid the southcrly right-or-wq';fine of Marana Road (formerly Trivo-Mauna Road) as. described in Road Proctovdings, No. 114, to., tbe, northwest comer of said parcel: Thence southerly along the %vest 6elof said parcel to -tile intersection with CUSWY prsal oogation of the southerly line or that Quitela'=.-Decd:(YrAb"—oiimt.-at recorded in Docket 13,964*t'Nage 691: 'fliprice westerly along said shut Wy-libe tp the southeast wmer of said Quitclaim Deed of, AWndonment. Thoucc northerly along the cost if of said Abiandunment to the nartheust comer them-wming OW a comer of that parcel wordeA in Docket 1175 at Page 190: Thence easterly along the bouridat)t lipeotsaid last de scrit'KA parcel to an angle poial in said boundary and an angle poisit in the m*erly right -or -way this ot' Sundm Road as dcwdbcd in Docket 1$55 at Page 162: Theme northerly along the easterly line of said parcel recorded in Docket 1375 at Page 190 and the westerly tine of Sanders Road to oil angle point of mid parcel and said fight -of -way. page 100 Thence weslerly along the northerly line of said parcel and the southerly right-of-wqy line of Marana, Road (formerly Trico-Marana Road) as described in said Dockct 1855 at Page t 6 to an angle point in said parcel and right-of-wa'. Thenc,c northerly along Elie easterly line of said parcel and the westerly line of said right -or -way parcel described in Docket 1855 at Page, 162 to an angle point in said parcel on the southerly right-of-wav line of Marana Road (formerly Trico-Mararia Road) as described in Road proceedings No. 114; Thence westerly along the northerly line of said parcel and the southerly right-of-way line (if Marana Road (formerly Trico-Marana Road) to the northwest corner of said parcel; Thome southerly along the westerly of said parcel to the southwest corner thereof mi the northerly right-of-way Bate of Grier Road as recorded in Road Proceedings No. .113., 'rhence easterly along the southerly line or said parcel and said northerly right-of-way line to the intersection with the common line to said Section 20 & said Section 21: '17hence continue easterly along the northerly right-of-way Ii of said Otior Road 00 the wmtharly line of mid parcel reg coi&%d' in Docket 3090 at P 432 to the soWWast corner of sWd parcel; Thence northerly along the easterly line of id parcel and the westerly right-oroNq line .,of Sandario Rood as shown in Book 5- or Road Maps at Page 76 to the inters ealion 4th the easterly prolonption.of thesouthaly righter way line of Nichols- Street as shown on the plat orsaid At Nichols' Addition Slocko'l and 2 rocorded in Book 16 of Maps:eu)d P[*,'S at Pup I if Thence westerly along said prolongation'to the intersection with the wutherlyproloription or the east fine of. Lot I 4BIock, 2 of said NichoW Additiow Ilwme northerly along said prolongation agd the eustcrly lines of said,%ock Iand- WoOk .1 in Nichols" Addition to the beginoingoftuft No. I at the northeast corneref saidjo I in le I of Nichols" Addition-, Thence northerly and westerly *4 said curve to the POINT- OF 13 WINNING. EXCEPT VOID. Tlussc two parcels located, in the %uthmstquarter of Section 20; Township I I South. lkwigell U-st. Gila and Sult River Meridian and mom- particularly desoribeil irt Docket 1 H72, 11w 375 (commonly known as MarutiaWellsite #1) and Mxket 1262-,) ta Page 3921. U= F. ANN RODRIGUEZ, RECORDER Recorded By: JJE & PPl y DEPUTY RECORDER AV �p 4 911 z�d . SMARA TOWN OF MARANA `gRIZ01`ZQ' TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 SEQUENCE: NO. PAGES: CONSEN MAIL AMOUNT PAID: CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2013.003 20131580698 06/07/2013 15:49 $8.00 TST CHU FAMILY TRUST and DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership, (collectively, the "Owners") own the land referred to in this instrument as the "Property," which consists of all of the land particularly described in Exhibit A attached to Marana Ordinance No. 2013.003 (the "Rezoning Ordinance"), recorded in the office of the Recorder of Pima County, Arizona, at Sequence No. I W 3 t 5 SOip 1 to, except Amended Nichols Addition, a subdivision of Pima County, Arizona, according to the plat of record in the office of the Recorder of Pima County, Arizona, in Book 16 of Maps and Plats at Page 18. The Property and the rest of the land particularly described in Exhibit A attached to the Rezoning Ordinance is the subject of Town of Marana rezoning case PCZ -10008, filed on behalf of the Owners and others, which the Marana Town Council approved with conditions on March 5, 2013 by the adoption of the Rezoning Ordinance. The Owners hereby agree and consent to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waive any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owners also consent to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. Dated thisas-`�'-day of March, 2013. TST CHU FAMILY TRUST By:t &,,,, Susan Ong, stee STATE OF ARIZONA SS. County of Pima ) DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership By: c�a,✓ Susan Ong, 4anaging Partner The foregoing instrument was acknowledged before me on March !;-- '2013, by Susan Ong, as Trustee of the TST CHU FAMILY TRUST, on behalf of the trust, and as MANAGING PARTNER OF DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership, on behalf of the limited partnership. (Seal) *,.TOMOKO SPOTSWOOD Notary ublic Notary Public - Arizona ,-my Pima County Comm. Expires Mar 15. 2015 {00033503 ter Rezoning - Prop 207 Waiver 3/21/2013 3:47 PM FJC This document was presented for recording without an exhibit attached. CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2013.003 TZE SHAR TOM CHU FAMILY TRUST and DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership, (collectively, the "Owners") own the land referred to in this instrument as the "Property," which consists of all of Amended Nichols Addition, a subdivision of Pima County, Arizona, according to the plat of record in the office of the Recorder of Pima County, Arizona, in Book 16 of Maps and Plats at Page 18, except I.ot 1 of Block 1, the south 25 feet of Lot 2 of Block 1, Lot 3 of Block 1, and the north 125 feet of Lot 1 of Block 2 of said Amended Nichols Addition. The Property is a portion of the land which is the subject of Town of Marana rezoning case PCZ -10008, filed on behalf of the Owners and others, which the Marana Town Council approved with conditions on March 5, 2013 by the adoption of Marana Ordinance No. 2013.003 (the "Rezoning Ordinance") The Owners hereby agree and consent to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waive any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owners also consent to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. Dated thisa S4`day of March, 2013. TZE SHAR TOM CHU FAMILY TRUST By:..u, f-. L � Susan Ong, Trfistee STATE OF ARIZONA ) County of Pima ) SS. DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership By: u ww 021� Susan Ong, M paging Partner The foregoing instrument was acknowledged before me on March 2Z, 2013, by Susan Ong, as Trustee of the TZE SHAR Tom CHU FAMILY TRUST, on behalf of the trust, and as MANAGING PARTNER OF DESERT HERITAGE LIMITED PARTNERSHIP, an Arizona limited partnership, on behalf of the limited partnership. (Seal) J—c� TOMOKO SPOTSWOOD Notary ublic Notary Public - Arizona Pima County This document was • , My Comm. Expires Mar 15, 2015 presented for recording without an exhibit attached. {00033504.DOCX / 2} Marana Towne Center Rezoning — Prop 207 Waiver 3/21/2013 3:50 PM FJC Z CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2013.003 PHENG PROPERTIES, INC, an Arizona corporation, (the "Owner") owns the land referred to in this instrument as the "Property" and more particularly described as the north 125 feet of Lot 1, Block 2 of Amended Nichols Addition, a subdivision of Pima County, Arizona, according to the plat of record in the office of the Recorder of Pima County, Arizona, in Book 16 of Maps and Plats at Page 18. The Property is a portion of the land which is the subject of Town of Marana rezoning case PCZ -10008, filed on behalf of the Owner and others, which the Marana Town Council approved with conditions on March 5, 2013 by the adoption of Marana Ordinance No. 2013.003 (the "Rezoning Ordinance"). The Owner hereby agrees and consents to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also consents to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. Dated this fy of May, 2013. PHENG PROPERTIES, INC., an C STATE OF ARIZONA ) ss. County of Pima ) The foregoing instrument was acknowledged before me on May �, 2013, by Pheng H. Hak, President of PHENG PROPERTIES, INC., an Arizona co ration, behalf of the orporation. (Seal) Carole E. Gleeson Notary Public - Arizona Notary Public Pima "runty FApires �-'Caruwr- Notary Public - Arizona Pima County My Commission Expires April 4, 2014 {00033510.DOCx /} Marana Towne Center Rezoning - Prop 207 Waiver 3/20/2013 5:57 PM FJC 3 CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2013.003 Michael J. Moiitorand Lima Molitor husband and wife,(the "Owners") own the land referred to in this instrument as the "Property" and more particularly described asall except the north 50 feet of Lot 3, Block 1 of Amended Nichols Addition, a subdivision of Pima County, Arizona, according to -the plat of record in the office of the County Recorder of Pima County, Arizona, in Book 15 of Maps and. Plats at Page 18. The Property is a portion of the land which is the subject of Town of Marena rezoning case PCZ -10008, file on waif of the Owners and others, which the Marana Town Council approved with conditions on March 5, 2013 by the adoption of Manana Ordinance No. 2013.003 (the "Rezoning Ordinance"). Tbc Owners hereby agree and consent to all of the conditions imposed by the Marm Town Council in function with the approval of the Rezoning Ordinanceand waive any right to coonWensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that way -now or in the -future exist as a result of the approval of the RezoningOrdinance. The Ownem also, consent to the recording of this document in the office of the Pima County Record, to give notice of this instrument and its effects to successors in interest of the Prey, who shall be bound by it. Dated this �j=-&y of May, 2413. 'chael J. Molitor - - - - STATE OF ARIZONA } WE RPM �1.►, LM r 1 _ . - 0 + I 101 ss. County of Pima ) The foregoing instrument was acknowledged before me 0��19*13, by Michael J. Molito Carole E 11 . Gleeson (Seal) Notary Public - Arizona PNna County ' . ; INy Commission Expires Notary Public April 4, 2014 STATE OF ARIZONA } Ss. County of Pima } The foregoing instrument was acknowledged before me an 013, by Linda Molitor wifeof Michael L Molitor. Carate E. Gleeson g., Notary Public - Arizona Pima County " My Commission Expires i ` • April 4, 2014 (000335M.130 1) r Maraw Towne Center Rezoning - Prop 207 Waiver 3/20/2013 5.49 PM F)C q CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2013.003 Ruby C. Dove, a single woman and surviving spouse of Russell W. Dove, deceased, (the "Owner") owns the land referred to in this instrument as the "Property" and more particularly described as the south 25 feet of Lot 2 of Block 1 and the north 50 feet of Lot 3 of Block 1 of Amended Nichols Addition, a subdivision of Pima County, Arizona, according to the plat of record in the office of the County Recorder of Pima County, Arizona, in Book 16 of Maps and Plats at Page 18. The Property is a portion of the land which is the subject of Town of Marana rezoning case PCZ -10008, filed on behalf of the Owner and others, which the Marana Town Council approved with conditions on March 5, 2013 by the adoption of Marana Ordinance No. 2013.003 (the "Rezoning Ordinance"). The Owner hereby agrees and consents to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also consents to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. -.-J4 Dated this 4 '"day of April, 2013. �1 Q— -DCA,9� Ruby C. Dove STATE OF ARIZONA ) ss. County of Pima ) The foregoing instrument was acknowledged before me on April —4—, 2013, by Ruby C. Dove, a single woman and surviving spouse of Russell W. Dove, deceased. (Seal) arole E Gleeson Notary Pu 1 c C ydi,:xr Notary Public _ Arizona Pima County my Commission Expires r April 4, 2014 {00033507.DOCX /} Marana Towne Center Rezoning - Prop 207 Waiver 3/20/2013 5:35 PM FJC 5 TABLE OF CONTENTS A. SPECIFIC PLAN SUMMARY............................................................................................................................. 1 PART I - DEVELOPMENT CAPABILITY REPORT......................................................................................2 A. THE PROJECT SITE...................................................................................................................................... 2 B. EXISTING LAND USES.................................................................................................................................. 5 C. TOPOGRAPHY & SLOPE ANALYSIS................................................................................................................ 10 D. HYDROLOGY & WATER RESOURCES............................................................................................................. 10 E. VEGETATION...........................................................................................................................................11 F. WILDLIFE................................................................................................................................................16 G. VIEWSHEDS.............................................................................................................................................16 H. TRAFFIC................................................................................................................................................. 22 I. RECREATION & TRAILS............................................................................................................................... 29 J. PALEONTOLOGICAL & CULTURAL RESOURCES............................................................................................... 29 K. EXISTING INFRASTRUCTURE.........................................................................................................................32 L. COMPOSITE MAP..................................................................................................................................... 38 PART II - LAND USE PROPOSAL........................................................................................................40 A. OVE RVI EW.............................................................................................................................................. 40 B. PLANNING AREA MAP............................................................................................................................... 43 C. PLANNING AREAS..................................................................................................................................... 45 D. CIRCULATION.........................................................................................................................................46 E. GRADING...............................................................................................................................................48 F. POST DEVELOPMENT HYDROLOGY.............................................................................................................. 48 G. VIEWSHEDS.............................................................................................................................................49 H. OPEN SPACE, RECREATION, PARKS & TRAILS................................................................................................. 51 I. CULTURAL, ARCHAEOLOGICAL & HISTORIC RESOURCES..................................................................................51 J. LANDSCAPING.........................................................................................................................................52 K. UTILITIES................................................................................................................................................ 52 PART III - DEVELOPMENT REGULATIONS & DESIGN GUIDELINES.....................................................53 A. INTRODUCTION....................................................................................................................................... 53 B. PURPOSE................................................................................................................................................ 53 C. GENERAL PROVISIONS............................................................................................................................... 53 D. DEVELOPMENT REGULATIONS.....................................................................................................................53 E. DESIGN GUIDELINES................................................................................................................................. 60 F. LANDSCAPE IRRIGATION............................................................................................................................ 84 G. HARDSCAPE & PAVING.............................................................................................................................. 84 H. ENTRY FEATURES......................................................................................................................................85 1. LIGHTING...............................................................................................................................................85 J. ROADWAYS.............................................................................................................................................85 K. PARKING................................................................................................................................................ 87 L. HEAT ISLAND MITIGATION......................................................................................................................... 88 PART IV - IMPLEMENTATION & ADMINISTRATION............................................................................90 A. PURPOSE................................................................................................................................................ 90 B. GENERAL ADMINISTRATION........................................................................................................................90 C. DESIGN REVIEW COMMITTEE...................................................................................................................... 90 D. PHASING................................................................................................................................................90 E. ENFORCEMENT........................................................................................................................................91 F. DEVELOPMENT REVIEW PROCEDURES............................................................................................................ 91 G. SPECIFIC PLAN REVISIONS AND AMENDMENTS................................................................................................ 91 H. SPECIFIC PLAN REPORT..............................................................................................................................91 1. FEES......................................................................................................................................................91 APPENDIX A - MTC VS. MARANA LAND DEVELOPMENT CODE ....................................................... A-1 A. DOWNTOWN ZONE............................................................................................................................... A-1 B. EMPLOYMENT CENTER/TOWN LAKE ZONE................................................................................................. A- 6 C. CULTURAL/MIXED USE ZONE................................................................................................................. A-10 APPENDIX B - MTC PLANT LIST....................................................................................................... B-1 APPENDIX C - EMAIL FROM SCOTT RICHARDSON......................................................................... C-1 APPENDIX D - CULTURAL/MIXED USE ZONE CONCEPT PLAN ........................................................ D-1 TABLE OF FIGURES EXHIBIT I -A.1 A - LOCATION MAP .............. EXHIBIT I -A.1 B - REGIONAL LOCATION MAP EXHIBIT I -A.1 C - PARCEL MAP ................... EXHIBIT I -B.1 A - ONSITE USES EXHIBIT I -B.1 B - EXISTING USES ......................... EXHIBIT 1-13.2 EXISTING ZONING ..................... EXHIBIT 1-13.3 EXISTING WELLS ........................ EXHIBIT I -C.1 TOPOGRAPHY ........................... EXHIBIT I -D.1 OFFSITE WATERSHED BOUNDARIES EXHIBIT I -D.2 - EXISTING DRAINAGE CONDITIONS EXHIBIT I -E.2 - EXISTING NATIVE VEGETATION ............... EXHIBIT I -F.1 - ARIZONA GAME & FISH ON-LINE REVIEW EXHIBIT I -G.1 A - VIEWSHEDS..................................... EXHIBIT I -G.1 B - VIEWSHEDS..................................... EXHIBIT I -G.1 C - VIEWSHEDS............................................. EXHIBIT I -G.1 D - PHOTO LOCATIONS ................................. EXHIBIT I -H.1 A - ROADWAYS MAP ...................................... EXHIBIT I -H.1 B -ROADWAY INVENTORY EXISTING CONDITIONS EXHIBIT I -H.1 C - GROUND PHOTOGRAPHS ......................................... EXHIBIT I-H.2.A - INTERSECTION OF MARANA ROAD AND SANDERS ROAD. EXHIBIT I-H.2.B - INTERSECTION OF MARANA ROAD AND SANDARIO ROAD EXHIBIT I -H.2.0 - INTERSECTION OF GRIER ROAD AND SANDERS ROAD..... EXHIBIT I-H.2.D - INTERSECTION OF GRIER ROAD AND SANDARIO ROAD.......... EXHIBIT I-H.2.E - EXISTING INTERSECTION CONFIGURATION IN THE STUDY AREA EXHIBIT I-H.3A - CURRENT SEGMENT PERFORMANCE .................................... EXHIBIT 1-1.1 PARKS & TRAILS MAP .......................................................... EXHIBIT I -J.1 ARIZONA STATE MUSEUM LETTER .......................................... EXHIBIT I -K.1 A - MARANA WATER LETTER .................................................... EXHIBIT I -K.1 B - EXISTING WATER LINES ..................................................... EXHIBIT I-K.2A - SEWER MAP ................. EXHIBIT I -K.3 - HIGH PRESSURE GAS LINE EXHIBIT I -K.5 - SCHOOLS MAP ............. EXHIBIT I -L.1 - COMPOSITE MAP ........... EXHIBIT II -A.3 - MARANA'S SINGLE CENTRAL BUSINESS DISTRICT MAP EXHIBIT II -AAA - SITE DATA TABLE .............................................. EXHIBIT II -B.1 - PLANNING AREA MAP ......................................... 2 3 4 Rl .7 .8 .9 12 13 14 15 17 18 19 20 21 23 23 24 26 26 27 27 28 29 30 31 33 34 35 36 37 39 42 43 44 EXHIBIT II-D.3.B - TRIP GENERATION AT BUILD -OUT (2067) EXHIBIT II -F.1 - POST DEVELOPMENT HYDROLOGY ........... EXHIBIT III -E.1 .B.2 - SHOPPING STREET .......................... EXHIBIT III -E.1 .D - TOWN MALL EXHIBIT I I I -E.1 .G.4A - DOWNTOWN ZONE BUFFERYARD WIDTH TABLES EXHIBIT III -E.1 .G.4B - DOWNTOWN ZONE STREET BUFFERYARDS......... EXHIBIT III -E.1 .G.4C - DOWNTOWN ZONE PERIMETER BUFFERYARDS.... EXHIBIT III-E.2.G.5A - EMPLOYMENT CENTER/TOWN LAKE BUFFERYARD WIDTH TABLES EXHIBIT III-E.2.G.5B - EMPLOYMENT CENTER/TOWN LAKE BUFFERYARDS................... EXHIBIT III-E.3.H.3A - CULTURAL/MIXED USE ZONE BUFFERYARD WIDTH TABLES ........ EXHIBIT III-E.3.H.3B - CULTURAL/MIXED USE ZONE BUFFERYARDS ........................... EXHIBIT 111-J.1 - TYPICAL COMMERCIAL STREET CROSS SECTION .............................. EXHIBIT III-K.2A - SUITABLE BICYCLE RACKS......................................................... EXHIBIT III -K.213 - UNSUITABLE BICYCLE RACKS ..................................................... EXHIBIT IV -D.1 - PROJECT PHASING................................................................... iv 47 50 62 63 65 67 68 74 75 82 83 86 87 87 90 MARANA TOWNE CENTER A. Specific Plan Summary Historically, the center of the Town of Marana was located near Sandario and Marana Roads. With the development of Interstate 10, the Town was bisected and some of the core was demolished. After incorporating in 1977, the Town looked south for key sources of revenue and annexed several miles from the "old" town area. With the designation of the Marana Single Central Business District (SBD) by the Town Council in 2008, Marana moved towards reestablishing a city center with the stated goal of creating "an active center of commerce where people can choose to live, work, shop and play". This was taken a step further with the designation of a Downtown Activity Center as part of the Marana 2010 Economic Roadmap. Marana Towne Center (MTC) lies within the Single Central Business District and the Downtown Activity Center and is precisely the type of development envisioned by the General Plan. The Marana Towne Center Specific Plan provides a framework for the creation of a new downtown and creates opportunities for business, industry, commerce and tourism, while incorporating the businesses that already exist around the intersection of Marana and Sandario Roads. Marana Towne Center will be a place to live, work, shop and play. The 462 acres site will be divided into three Planning Areas namely, the Downtown Zone, the Employment Center/Town Lake Zone, and the Cultural/Mixed Use Zone. Each zone will have a unique character and land use focus with a maximum of 2200 residential units. The Downtown Zone is planned to be a traditional style downtown and lifestyle center, with offices, hotels, retail shops, restaurants, and entertainment venues. It will have residential uses above the main floor to create a live/work, 24-hour community. It may include a town square, a pedestrian mall, a traditional Chinese Garden and an outdoor amphitheater. The Employment Center/ Town Lake Zone is planned to be an area for industry and commerce, providing for light industrial, commercial and professional uses. In addition, a town lake is planned for this zone that will provide for recreational uses. The Cultural/Mixed Use Zone is planned to be an area for educational, multigenerational, residential, and tourist uses. It may include an educational campus, a retirement community and a tourist/history farm. In addition, it will allow neighborhood commercial and office uses. The Marana Towne Center Specific plan establishes comprehensive guidance and regulations for the development of Marana Towne Center to ensure the project is developed in the best manner possible and results in a high quality development that meets or exceeds the expectations of the community that it will serve. The authority for the preparation of the Marana Town Center Specific Plan is found in the Arizona Revised Statutes, Section 9-461.08 and this Plan is consistent with and supportive of the Town of Marana General Plan 2010, the Marana 2010 Economic Roadmap, and Marana's Single Central Business District Plan. PART I - DEVELOPMENT CAPABILITY REPORT A. The Project Site The site is located west of Sandario Road between Marana Road and Grier Road, in the Town of Marana, Arizona (see Exhibits I -A.1 a, I -A.1 b). It includes portions of Sections 20 and 21 in Township 11 south, Range 11 east. There are 12 existing parcels included in this Specific Plan; 7 of which are owned by Desert Heritage Limited Partners (the Master Developer), 5 of which are owned by others (see Exhibit I -A.1 c). Although parcels 217240060 and 21724005B are also located within the boundaries of the project site, they are excluded from this Specific Plan. The entire Specific Plan site is approximately 462 acres. The parcel numbers included in the plan are as follows* 21724005A 217260100* 217260130 217260170* 217250080 217260110* 217260140 217260180 217260090* 217260120* 217260150 217260160 *Parcels not owned by Desert Heritage Limited Partnership Exhibit I -A.10 — Location Mop [d LU H Z LU u w Z 0 Q a c� 0) N Cie a z a a E cd O � 2 O as m c O Q w U U C60) Q it. cn _ 4 c co c� C] Q7 LO N oLU o H C W U W CL c o 0 O U O a o 0 S N n N c co c� C] Q7 LO B. Existing Land Uses 1. The project site is currently being used for agriculture, commercial, and residential purposes. Although predominantly agricultural, there are commercial uses at the intersection of Sandario and Marana Roads. That portion of the site was platted formerly as "The Nichols Addition", Pima County, Arizona, Book 16, Page 18. The existing businesses include: Nico's Restaurant, National Bank of Arizona, Cotton Blossom Thrift Store, Circle K, La Tumbleweed Lounge, R&R Pizza Express, and Marana Grocery. On the southwest corner of the intersection of Marana and Sanders Roads are two vacant structures. One was originally the Marana Post Office and the other was Kenny's Market. The original Chu family home (owners of the Marana Towne Center project site) is located near the southwest corner of the site. A privately owned residence that is not included as part of this Specific Plan is also located in this area. 2. A Cortaro Marana Irrigation District (CMID) well site, which is not included as part of this Specific Plan, is located approximately at the intersection of Sanders and Grier roads on parcel #217-24-0060 (see Exhibits I -A.1 c and I -B.1 a). 3. The site is currently zoned `A' Small Lot Zone. Existing zoning and land uses within '/4 mile of the site include: (Exhibit I -B.2): a. Number of Stories: The existing buildings in this area are single story. b. Pending Rezonings: None in the immediate area c. Specific Plans: • Sanders Grove Specific Plan • Rancho Marana Specific Plan • Barrios de Marana Specific Plan • Marana Gardens Specific Plan • Las Pilas Specific Plan • Uptown at Marana Specific Plan • Marana Mainstreet Specific Plan • Marana Place Development Plan d. Architectural Styles Used in Adjacent Properties: Existing development surrounding the property does not follow any specific style of architecture. 4. There is one existing well on the site, but none within 100 feet outside the property boundary (see Exhibit I - B.3). The existing well (Marana #1) is owned by the Cortaro Marana Irrigation District and recorded as Arizona Department of Water Resources Well Number 55-604800. The well site is Pima County parcel #217-24-0060. 5 Uses Zoning North Agricultural and commercial F (Specific Plan), LI, VC South Agricultural, commercial and residential A, B, F (Specific Plan), NC, R-6 East Commercial, manufacturing, residential and school A, F (Specific Plan), LI, R-7 West Agricultural A a. Number of Stories: The existing buildings in this area are single story. b. Pending Rezonings: None in the immediate area c. Specific Plans: • Sanders Grove Specific Plan • Rancho Marana Specific Plan • Barrios de Marana Specific Plan • Marana Gardens Specific Plan • Las Pilas Specific Plan • Uptown at Marana Specific Plan • Marana Mainstreet Specific Plan • Marana Place Development Plan d. Architectural Styles Used in Adjacent Properties: Existing development surrounding the property does not follow any specific style of architecture. 4. There is one existing well on the site, but none within 100 feet outside the property boundary (see Exhibit I - B.3). The existing well (Marana #1) is owned by the Cortaro Marana Irrigation District and recorded as Arizona Department of Water Resources Well Number 55-604800. The well site is Pima County parcel #217-24-0060. 5 • 77-- 14" Ce LU z uj V LU z 0 Z El! c cu IL 0 0 Q) CL Cf) illNIN !ok.. I OIWG MVS G VO�I 9P O MVS E 7 N LU C m Z J_ < lL LL rJ J V <� Z C N J LULU Q W W o a F F Q N Q Q Z � � uw w J 0 LO LO W W d fie fie �EE 0 W d 0 LUJ W F F Z le Q Q OU Z > Z w LU �]EE J Ce LU z LU u W z 0 a Z a a C [o F v 0 v etoe-;uewpedep SIJ eueieyv jo umol ey; Aq papinoid e;ep Q � � z jw c w T E E O LL U rn c — fA > CO 0� > EE m •U � a) C E E v U � c •c o — 0 L c CL cm 0 Y) :D z U U I1 Z:i z 0� a� Qc N 0 a 0 a) 0 U o N o N J J E 0 7 0 m v c E � H 0 z Q m w w J ELE N V mZ ~0 m N w Z H V) x LU Ce W H Z W u W Z 0 H Z Q C CO n U U v rr nL VJ d 0 0 0 c H. co 0 �o v M J w �3 a0 (' =Z a`d0N OIN GNUS^ w N c 0 w LU H N H U LU I 0 oC CL r � u J GVON SN a MVS � o c co m o D � U � E Z o w o z Oy w � V C � E E y u w O O V; C,4 u p N y O Z � Q a) 3 C) � N �m C)w N O a3 0 M m 'C Z O Z • h W o Q ,, ^ V~ O a) LU o Q U VJ J C +C 9 0 0 to coo co a CL CD C. Topography & Slope Analyses The Marana Towne Center site consists predominantly of cultivated fields and is almost flat (see Exhibit I -C.1). The surface elevation within the project site slopes down very gradually towards the northwest, away from Sandario Road. The change in elevation is roughly 20 feet from one end of the project to the other. 1. Topographic characteristics a. Hillside conservation areas: There are no hillside conservation areas on the site. b. Rock outcrops: There are no rock outcrops on the site. c. Slopes of 15% or greater: There are no 15% or greater slopes on the site. 2. Predevelopment cross slope The average cross slope is approximately 1.0%. Calculated using the following formula: C x L x 0.0023 where C= Contour Interval A L= Length of all contour lines A= Area of the site 0.0023 = conversion factor 2 x 100709 x 0.0023 457.5 = 1.0% average cross slope 1. Off-site watersheds The land surrounding the project site is primarily farmland. Storm water runoff in this region generally flows northwest toward Marana Road and is primarily directed along roadside ditches and irrigation canals. Four concentration points have been identified where flow enters the site along the east and south boundaries. These concentration points are located at the intersection of Sandario Road & Grier Road (CP -1), Sandario Road & Marana Road (CP -2), Grier Road & Sanders Road (CP -3), and Grier Road & our Western Property Boundary (CP -4). The watershed boundaries contributing flow to these concentration points are shown on Exhibit I -D.1. A majority of the flow from CP -1 will travel north, towards Marana Road, and be captured within existing roadside swales along both sides of Sandario Road. Some flow from CP -1 will travel west along Grier Road, toward Sanders Road, conveyed by existing roadside swales on both sides of the road. CP -1 flow reaching Marana Road will combine with flow from CP -2 and continue north in roadside swales along Sandario Road, bypassing the project site. Some split flow may occur at this intersection sending flow west down roadside swales along Marana Road, also bypassing the project site. CP -1 flow reaching Sanders Road will combine with flow from CP -3 and primarily continue west along Grier Road, bypassing the project site. Some split flow is possible at this intersection and would be conveyed in roadside swales north towards Marana Road. CP -4 flow will travel in a northwesterly direction and bypass the site. The location of concentration points, areas and discharge rates for the existing offsite watersheds are shown on Exhibit I -D.2. 2. Off-site features There are many roadside swales/ditches and irrigation canals present in the area surrounding the project site. They control flow patterns and convey existing flow as described above. 3. Off-site watersheds with 100 -year discharge rate greater than 100 cfs The location of concentration points, areas and discharge rates for the existing offsite watersheds are shown on Exhibit I -D.2. IN 4. On-site hydrology The project site is primarily farmland and will generally flow in a northwest direction as sheet flow across the land. Concentration points for onsite stormwater runoff are identified on Exhibit I -D.2 as CP -A through CP -D and are located along the northern property boundary. The flow from CP -A and CP -B will travel west, towards Sanders Road, and be captured within existing roadside swales along Marana Road. This flow will combine with CP -C at the Sanders Road intersection and continue west down Marana Road. Some split flow may occur at this intersection sending flow north down roadside swales along Sanders Road. CP -C flow conveyed west on Marana Road will combine with CP -D and continue down Marana Road towards Wentz Road. The location of concentration points and discharge rates for the existing onsite watersheds are shown on Exhibit I -D.2. a. The FEMA study conducted by CMG Drainage Engineering, Inc., for The Town of Marana, identified the project site as Shaded Zone X and Zone AO1. This study was approved by the Town in June of 2009 and the revised floodplain mapping was adopted by FEMA on June 16, 2011. Exhibit I -D.2 of this report, shows the FEMA floodplain lines determined in conjunction with the study by CMG. b. The site is primarily sheet flow with an average depth of 1.0 foot or less. c. Floodways are not present on this site. Floodplains discussed above are identified on Exhibit I -D.2. d. The location of concentration points and discharge rates for the existing onsite watersheds are shown on Exhibit I -D.2. 5. Existing conditions downstream Offsite and onsite flows are conveyed in roadside swales to the north along Sandario Road and Sanders Road; and to the west along Grier Road and Marana Road. These drainage patterns continue to the west and north along the downstream property boundary. E. Vegetation 1. Vegetative communities and associations The site is located in the Arizona Upland subdivision of the Sonoran Desertscrub Biome, however, the entire site has been cleared many times and the majority is currently under cultivation. The remaining parcels have been cleared and developed. Any existing native plants are regrowth. 2. Significant cacti, trees and federally -listed threatened or endangered species There are no cacti or federally listed threatened or endangered species present. There are some clusters of native trees (see Exhibit I -E.2). Trees present include Velvet Mesquite (Prosopis velutina), Mexican Palo Verde (Parkinsonia aculeata), and Blue Palo Verde (Cercidium floridum). Invasive plants have grown in several locations along property boundaries and roadside ditches. These include Tamarisk (Tamarix pentandra), Desert Broom (Baccharis sarothroides), and Russian Thistle (Salsola tragus). Part of the site was previously cultivated with turf grass so Bermuda grass is also present and invasive. 3. Vegetative densities by percentage of plant cover The existing plant cover is provided by agricultural crops and thus does not fit the standard definition or application of vegetative density requirements. 12 Oe LU z LU u W z 0 H 4 z Q ix Q 9 2 CL CD O CL O r II I 1 I I I 1 I 1 I 1 I 1 I 1 I 1 II 1 I 1 I 1 II 1 I 1 I 1 I I I 1 I 1 II 1 I 1 I 1 I 1 II 1 I 1 I 1 I 1 1 1 III 1 I 1 1 I 1 1 GVO& SPVVGV NM � I 1 1 I 1 1 �P II 1 1 I 1 1 I 1 1 !I I 1 I I 1 1 1 1 1 I 1 1 I I 1 1 I I 1 1 � OI orI z �1 � of ro �I I 1 1 I I 1 1 1 I I 1 1 I I 1 I cc j U m c z O 2 Z OL Lo p O Do Q W CL U cn O z z Or O O CL U W W J LO CN U N O � U d - w / O p w�w Q Q loo Z 0 W SLI Z nn a N �P O 61cisxb� �wQG i GPoo ADO QPIGq mG�0 N LZ RZ.� =�zz / OPS ab'0?J 01?Jb'aNb'S a P! L w' w z U)v ---------------------� Q Ell zo �X w / 1 1 U U U 1 1 1 Xo 0 1 i LU zo Q w o= 0 1 l a N� c Q 1 1 N ji LAJ p T Q 00 o L z J -- -- -- -- -- --- — 1 I U 1 U) � I 1 W 1 1 0 o 1 W 1 �z I OL w o� Qm 1 zo 1 1 1 1 1 1 � J xo m z z 1 zQ = o 1= cn z 0 ONS w o v_ Q Q --- -- -- -- -- -- 0 � � U I z 1 O U 1 I �N � Lu 'ca�oro w 0 N w I 1 I 0 Q w Q 0 0 � W N z W N C�D O I 1 w 1 1 X w 1 1 W o �LO N LL' o Id �rn o zo= lige N., oro z U C� o Q r, cn W X W W W O N O , Ln co 0)rn O � "t o �. N W ao d- M06 o 0 � Q a1 U C) U t • 9 t' r f e r r 44 N Z wp1 M� W 2 W Lu W Z V Z V) LU Ce LU w LU Z 0 z a cx a E rm a CL co f e r 44 N Z wp1 M� W 2 W Lu W Z V Z V) LU Ce LU w LU Z 0 z a cx a E rm a CL co F. Wildlife 1. Existing Habitat Due to the continued disturbance on site and the scarcity of native vegetation, wildlife habitat is ephemeral at best. 2. Arizona Game & Fish Review The Arizona Game and Fish Departments Online Environmental Review Tool was queried on April 5, 2012 to find wildlife data for the project (see Exhibit I -F.1). Per the review, the following Special Status species have been recorded within 3 miles of the project vicinity: • Western Burrowing Owl (Athene cunicularia hypugaea) • Western Yellow -billed Cuckoo (Coccyzus americanus occidentalis) • Cactus Ferruginious Pygmy -owl (Glaucidium brasilianum cactorum) • Sonoran Desert Tortoise (Gopherus agassizii) • Reticulate Gila Monster (Heloderma suspectum suspectum) • Yellow -nosed Cotton Rat (Sigmodon ochrognathus) Scott Richardson of The U.S. Fish and Wildlife Service reviewed the Specific Plan and made the following comment via an email on January 23, 2012 (see Appendix C). "The Service believes that it is unlikely that any federally listed species are present at the project location; and designated critical habitat for such species is not present at or near the project location. Therefore, we do not believe that the proposed project will affect any listed species or their designated critical habitat." The project site is predominantly flat and has been under cultivation for many years. Views from adjacent properties looking across the project site are open in almost all directions with the exception of the northeast corner (along Marana and Sandario Roads) where there are one-story commercial businesses (see Exhibits I - G.1 a - d). There are several mountain ranges visible in the distance from this area of Marana. To the west are the Silverbell Mountains; to the northwest are the San Maniego Hills; to the northeast are the Tortolita Mountains; to the southeast are Safford Peak and the Tucson Mountains; and due east are the Catalina Mountains. IV � Q a 0 2 U 0 � 2 @ .0 CL ¢ 2 2!, � > � $ .ƒ m � ¢ � � � E -0E 2 § > @ o 's '> 2 2 . E 0 2 v = 0.® D \ o 0- (D 2- ¢ §c�� 0 o 2 0 u % « § � \ § 0 0 0 � —j 0- n o c 2 k m E E � n ® � � 2 7 s o ® � (D¢ (D .� .0. ¢ ¢ o 0 ( q p ¢ § 2 0 2 (D o 0 4 � 2 0 0 0 \ 2 \ \ \ � ¥ � \\ k = f oq & \\ m cc m < o » - J U) \ R g \7 LO §E ° § _ > \ a \ k <: o E .= /� . z v \7\� �§ §/{ U) 3 � 242 n� §\ƒjC) 2 coS �\§ = m m m m m m U) ��/ gC4 E M CNM %°° E<r-z 8�22'a 2ema0C)0 <I�eEo ƒ % ;k2;; �. f >. e.. 6.0 e. (9 \ ° \ 7 E z \ ) ) / § G 0 G = 7 § E / 3 \ L r \ ! \ \ k \ j ) \ E e co co = ƒ \ §co ) E cc ] co co _ :CL z - 0 ) ( j ( § _ ƒ 2 k )) + 2 E ) j / $ A f / ¢ 2 2!, � > � $ .ƒ m � ¢ � � � E -0E 2 § > @ o 's '> 2 2 . E 0 2 v = 0.® D \ o 0- (D 2- ¢ §c�� 0 o 2 0 u % « § � \ § 0 0 0 � —j 0- n o c 2 k m E E � n ® � � 2 7 s o ® � (D¢ (D .� .0. ¢ ¢ o 0 ( q p ¢ § 2 0 2 (D o 0 4 � / S \ LO LO§ /\ ¥ \\ k f oq & \\ a cc < o » - J \ R g \7 LO §E ° § _ > \ a \ k <: o E .= /� . z v \7\� �§ §/{ er m>2 eaCD w 3 � 242 n� §\ƒjC) 2 coS �\§ co aE— ��/ gC4 E M CNM %°° E<r-z 8�22'a 2ema0C)0 <I�eEo -2;"k; ;k2;; �. f >. e.. 6.0 e. (9 amoaaaeoa"Eaao=oa ¢ 2 2!, � > � $ .ƒ m � ¢ � � � E -0E 2 § > @ o 's '> 2 2 . E 0 2 v = 0.® D \ o 0- (D 2- ¢ §c�� 0 o 2 0 u % « § � \ § 0 0 0 � —j 0- n o c 2 k m E E � n ® � � 2 7 s o ® � (D¢ (D .� .0. ¢ ¢ o 0 ( q p ¢ § 2 0 2 (D o 0 Photo 2: Grier Road looking northwest towards site Mik Photo 1: On Marana Road looking southeast across the site Photo 3: Sandario Road and Grier Road intersection looking northwest towards site Photo 4: On Sandario Road looking west across the site IN EXHIBIT I -G.1 a VIEWS - Photo 5: On Grier Road looking north across the Photo 6: Sandario Road and Grier Road intersection looking northwest across the site �J Photo 7: Sanders Road looking north IM Photo 8: Marana Road and Sanders Road intersection looking south EXHIBIT I -G.1 b VIEWS Photo 9: On Marana Road looking east along the site boundary Photo 10: Grier Road and Sanders Road intersection , looking northeast towards site fir„ Photo 11: Marana Road and Sanders Road intersection looking east along property boundary 20 Photo 12: On Marana Road looking northeast towards Interstate 10 EXHIBIT I -G.1 c VIEWS N Z �O ' Q ,moo m VO J w O (]VON OINVO Nd Q qT7 CL N T ra`d021 S213aN`dS T Ciew I- C) T N 21 777V :�- H. Traffic This section provides a description of the roadways that provide access to the project. The regional context of these roadways is shown in the Exhibit I-H.1a. Exhibit I-H.1b provides a physical inventory of these roadways and Exhibit I-H.1c contains ground photographs. 1. Existing Roads a. Marana Road Marana Road is an east -west oriented roadway that extends about four miles west of Sanders Road to Trico on the west and to the Interstate 10 eastbound frontage road east of the site. This is a primary access route serving the Town of Marana via Sandario Road and Interstate 10 and serving the residential developments in the unincorporated portion of Pima County west of the Town. Marana Road is a rural, two-lane roadway west of 1-10 with a posted speed limit of 45 mph. b. Grier Road Grier Road is an east -west oriented roadway that extends from the eastbound (west) frontage road west to Luckett Road about three quarter miles west of the site. It is a two-lane, rural roadway west of Sandario Road with a speed limit of 35 mph. The segment east of Sandario Road has been improved to an urban 2 -lane cross section and has a posted speed limit of 25 mph. c. Sanders Road Sanders Road is a north -south oriented roadway that extends from Marana Road south about four miles south to Avra Valley Road. It is an unimproved right-of-way north of Marana Road. The road has a posted speed limit of 45 mph and is a major access route into Marana for the developments west of the Town in unincorporated Pima County. d. Sandario Road Sandario Road is a north -south oriented roadway that extends from Interstate 10 on the north to Moore Road on the south. It is a rural, two-lane roadway with a posted speed limit of 35 mph. This roadway serves the existing business district in Northwest Marana. e. Marana Main Street Marana Main Street currently exists south of Grier Road as an urban three -lane cross section serving the Marana Town Center. The road is planned to be extended as a two-lane roadway north across Grier Road about one half -mile and then westerly from Sandario Road about quarter -mile and then north to Marana Road f. Tangerine Farms Road Tangerine Farms Road currently exists south of Clark Farms Boulevard. It is a paved, 4 -lane roadway with a raised median and a posted speed limit of 40 mph. It travels through the Rancho Marana and Gladden Farms residential developments and is expected to be extended north to Marana Road in the future. 22 Exhibit I -H.1 a - Roadways Map --------------------------------------------------------------- %RAL AIRRARR RB ................ I. ..,................ .................................. R.RAnrJgo srINSET A SEFlNSET FOR DETAILS Exhibit I -H.1 b - Roadway Inventory Existing Conditions Roadway Segment Owner q � � DOR R Bike route Bus Route Sidwalk Speed Limit (mph) '1 TOM 2 99 © P O Sr LFR 6F [ TANGERINL RG N 45 Marana Rd: Sanders Rd to Sandario Road RA VALLEY RD 2 <' Forecast No. of Lanes N N ��r ��� ♦�. - 2P 2 N N N - 4 35 P Sa Rhrush ,� ,*� n ,♦ N N N N 35 - 6 TOM 2 G�pte I r I 1-10 Interchanges y 25 Clark Farms Blvd: West of Tangerine Farms Rd to EastofSandario Rd TOM O Existing TW LTL Marana Rd v N .qp, G' O Proposed Sanders Rd: Marana Rd to Grier Rd TOM 1-- Pa N y °� 3 FR01fCt-. Sanders Rd: Grier to Moore Road TOM 2 Pa N y N 45 Tangerine Farms Rd: Dead End to Clark Farms Blvd TOM 4 0 1 2 3 y N y 40 Miles TOM Roadway exists ���+� ♦r '^ 1 � 0l �� JI N y Future Roadway ��, x g Clark Farms Blvd b 2 N N y N 35 Sandario Rd: Grier Rd to Moore Road ONE MILE STUDY BOUNDARY 2 N Exhibit I -H.1 b - Roadway Inventory Existing Conditions Roadway Segment Owner No. Lanes Median Bike route Bus Route Sidwalk Speed Limit (mph) Marana Rd: WestofSanders Rd TOM 2 N N y N 45 Marana Rd: Sanders Rd to Sandario Road TOM 2 N N N N 45 Grier Rd: West of Sanders Rd TOM 2 N N N N 35 Grier Rd: Sanders Rd to Sandario Rd TOM 2 N N N N 35 Grier Rd: Sandario Rd to 1-10 TOM 2 N y y y 25 Clark Farms Blvd: West of Tangerine Farms Rd to EastofSandario Rd TOM 2 TW LTL y N y 30 Sanders Rd: Marana Rd to Grier Rd TOM 2 N N y N 45 Sanders Rd: Grier to Moore Road TOM 2 N N y N 45 Tangerine Farms Rd: Dead End to Clark Farms Blvd TOM 4 RAISED y N y 40 Tangerine Farms Rd: South of Clark Farms Blvd TOM 4 RAISED y N y 40 Sandario Rd: Marana Road to Grier Rd TOM 2 N N y N 35 Sandario Rd: Grier Rd to Moore Road TOM 2 N N y N 35 23 Exhibit 1-H.1 c - Ground Photographs Eastbound Grier Road between Sanders Road and Sandario Road par Eastbound Grier Road east of Sandario Road Eastbound Marana Road between Sanders Road and Sandario Road 24 a AL Northbound Sandario Road between Grier Road and Marana Road a Southbound Sanders Road between Marana Road and Grier Road Northbound Sanders Road approaching Marana Road 2. Existing Intersections Existing intersections lying adjacent to the site include Marana Road/Sanders Road, Marana Road/Sandario Road, Grier Road/Sanders Road, and Grier Road/Sandario Road. Aerial photographs of these intersections have been superimposed with current laneage and are provided in Exhibit 1 -H -2.a through 1-H.2.d. A description of each intersection is provided with the exhibit. Exhibit 1-H.2.e shows the configuration of all existing study area intersections on one map. 25 a. Marana Road / Sanders Road This is a three-legged intersection with east, west, and south legs. All legs have one shared -use lane approaching the intersection. Stop control is on the south leg, which is Sanders Road. Exhibit I-H.2.a - Intersection of Marana Road and Sanders Poad nD scale MARANA RD S7L�P T W b. Marana Road / Sandario Road This is a four -legged intersection. All approaches have a single shared -use lane and stop control is on Marana Road, which is the east -west oriented roadway. Exhibit I-H.2.b - Intersection of Marana Road and Sandario Road 0 nu scab m MARANA RD 4 -411 a I d 26 c. Grier Road / Sanders Road This is a four -legged intersection with stop control on Grier Road. All approaches have a single shared - use lane. Exhibit I-H.2.c - Intersection of Grier Road and Sanders Road d. Grier Road / Sandario Road This is a four -legged intersection with stop control on Grier Road. Both approaches on Sandario Road have an exclusive left -turn lane and a shared -use thru/right-turn lane. Both approaches on Grier Road have a single shared -use lane. Exhibit I-H.2.d - Intersection of Grier Road and Sandario Road z rre scale G,RIER Ra 27 Exhibit I-H.2.e - Existing Intersection Configuration in the Study Area H Sagebmsh Marana Rd Grier Rd Barnett Rd f l F-#- Tanjerir►e Farms Rd —_ Moore Rd 3. Traffic Volumes and Level of Service 40 ��s fir 'kr t �I No star iL I t+ _N I )� _`_ 1`'1"r I lark Farr�t� Bhrd T stop control Major Roadway Other roadways Unpaved Major -Roadway --- Level of service (LOS) is a qualitative description of how well a roadway operates under prevailing traffic conditions. A grading system of A through F, similar to academic grades, is utilized. LOS A is free-flowing traffic, whereas LOS F is forced flow and extreme congestion. Level of service C is the adopted performance standard in the project area. Kittelson & Associates recorded PM peak hour volumes in the area in December 2008 (considered in this report to be 2009 volumes) for the Marana Mercantile Technical Memorandum. Average daily traffic volumes are available through PAG's website and from the Marana Mercantile report. ADT, roadway capacity and planning level LOS of the surrounding roadways are provided in the table in Exhibit I-H.3a. Capacity is based on Town of Marana planning level capacities for improved roadways. The table shows that the roadway segments are all operating at LOS C or better at this time. 28 Exhibit 1-H.3a - Current Segment Performance Roadway Segment Functional Class Recorded ADT Source Year Recorded Theoretical Capacity V/C Ratio LOS Marana Rd: West of Sanders Rd Arterial 3,750 KA 2009 15,600 0.24 A Marana Rd: Sanders Rd to Sandario Rd Arterial 3,750 KA 2009 15,600 0.24 A Grier Rd: West ofSanders Rd Collector 1,000 EST N/A 15,600 0.06 A Grier Rd: Sanders Rd to Sandario Rd Collector 1,500 CLA 2008 15,600 0.10 A Grier Rd: Sandario Rd to Marana Main Street Collector 2,400 CLA 2008 15,600 0.15 A Sanders Rd: Marana Rd to Grier Rd Arterial 4,000 PAG 2006 15,600 0.26 A Sanders Rd: Grier Rd to Moore Rd Arterial 4,000 PAG 2006 15,600 0.26 A Sandario Rd: Marana Road Through 1-10 Underpass Collector 7,100 KA 2009 15,600 0.46 B Sandario Rd: Marana Road to Grier Rd Collector 5,400 KA 2009 15,600 0.35 B Sandario Rd: Grier Rd to Clark Farms Blvd Collector 2,400 CLA 2008 15,600 1 0.15 1 A CLA — Recorded by Curtis Lueck & Associates; KA — Recorded by Kittelson & Associates; PAG - Provided by Pima Association of Governments I. Recreation & Trails Exhibit 1-1.1 shows the existing and proposed parks and trails within one mile of the project site. The closest park to the site is the Ora Mae Ham Park, which has ballfields and courts, playgrounds, ramadas, a swimming pool, senior center and library. I Paleontological & Cultural Resources The Arizona State Museum (ASM) conducted an archaeological records check in regards to the project (see Exhibit I -J.1). The result of the records search revealed, "...that the subject property has been subjected to five archaeological surveys between 1983 and 2003, yet the property has not yet been completely surveyed. "About 31 historic and prehistoric cultural resources are recorded within a mile radius of the project area; some of these are significant resources eligible for listing in the National Register. The ASM recommends "that a qualified archaeologist inspect the parcel for cultural resources in advance of any ground -disturbing activities, because the site has not been completely surveyed ...and because the most extensive survey occurred more than 20 years ago." 29 i =d3a 'O a N c Q Il, H N m J W ~ oa N cx LU H w LU COCO 2 U C Q) Q Q Z ixa 0 u H O O c V CL y 'C O N a 7 J C ` U 2 cn Oa 'O a N c Q Il, H N m J W ~ oa N cx LU H w LU COCO 2 U C Q) Q Q Z ixa 0 u H O O c LATHE UNI VERS I TY Arizona State Museum P.O. Box 210026 A Tucson, AZ 85721-0026 OF ARIZONA Tel: (520) 621-6302 Exhibit I -J.1 Fax: (520) 621-2976 ARCHAEOLOGICAL RECORDS SEARCH RESULTS Letter Request Received: 10/12/2010 Requester Name and Title; Barbara Broussard, Sr. Planner Company: CPS Consulting Address: 2735 NW Marken St. City, State, Zip Code: Bend, OR 97701 Phone/Fax/or E-mail: (541) 385-7710 Search Completed: 10/2712010 Project Name andlor Number Project Description Marana Gateway Specific Pian Commercial, multifamily, educational, It. -industrial dev. of 458 ac. Project Area- SWC of Sandario & Marana Rds, Town of Marana (TOM), Pima County, Arizona, Legal Description: portions of SE, S20 & S'/2, S21, T11 S. R1 1 E, G&SR BSM, TOM, Pima County, AZ. Search Results: A search of the archaeological records retained at the Arizona State Museum (ASM) found that the portion of the project area in S21 was inspected for cultural resources in 1983 and a minor portion of the project area in S20 was surveyed in 1985. Forty additional inspections for cultural resources were completed within a mile of both parts of the subject project area between 1955 and 2009. Archaeological inspections older than 10 years may be inadequate by today's standards. Twenty-nine cultural resources are identified as lying within a mile of the project area. One of these, a historic site, is immediately adjacent to the project area; a prehistoric sherd scatter is about 150 meters south, and a prehistoric artifact scatter is also close by. A 2010 color orthophotograph taken of the proposed project area, enclosed, shows land under cultivation or in fallow and a few farm residences. Sites in Project Area: Unknown. Recommendations: The last inspection of the eastern two-thirds of the proposed project area was completed more than 20 years ago; the western third is mostly unsurveyed. Because inspection standards are considered more rigorous today, because previously buried cultural resources may now be exposed, because this region is rich in significant prehistoric and historic archaeological properties, and because a portion of the project area has never been inspected, the ASM recommends that a qualified archaeologist inspect the project area for cultural resources in advance of any ground -disturbing activities. Because this is Town of Marana jurisdiction, you will need to consult with one of the professional archaeologists whose names are maintained on a list posted on ASM's web site at the following address: http:llwww.statemuseum.arizona.edu/crservices,'permits/index.shtml. A qualified contractor should be familiar with current reporting standards and will help you address the TOM's cultural resources compliance requirements Pursuantto the Arizona Revised Statutes § 41-865, if any human remains or funerary objects are discovered during the project work, all effort will stop within the area of the remains and Dr. Todd Pitezel, the ASM assistant curator of archaeology, will be contacted immediately at (520) 621-4795. If you have any questions regarding the results of this records search, please contact me at the letterhead address or at the phone number or e-mail address as follows. Sincerely, Nancy E. earson Assistant Permits Administrator (520) 621-2096 P 1 F nepearso c-Demail.arizona.edu a K. Existing Infrastructure 1. Water a. Potable The site is served by the Town of Marana Water Department (TMWD). In a letter dated April 11, 2012, the TMWD indicated, "water supply is assured" (see Exhibit I -K.1 a). Non -potable water service is also available to serve the project landscape irrigation systems. An existing water line map has been included as Exhibit I -K.1 b. b. Non -potable Cortaro Marana Irrigation District provides irrigation water in this area. There is an existing well site (See Exhibit I -B.3) and irrigation canals for distribution to the existing agricultural fields. 2. Sewers The existing sewer lines near the project site are shown on Exhibit I-K.2a. The Master Developer has a standing Marana Sewer Service Agreement (#132202) from participation in the construction of project G- 2001-075. Additional capacity, if required, will be provided by the Town of Marana as determined by subsequent agreements. 3. High Pressure Gas Line There is a 10-3/4" high-pressure interstate natural gas line running along the northeastern portion of the project site (see Exhibit I -K.3). The line owned by EI Paso Natural Gas is contained within a 20 -foot easement. This pipeline must remain in place. Any future development will honor the right of way easement owned and controlled by EI Paso unless other arrangements are agreed upon. 4. Telephone Coaxial Cable There is an abandoned American Telephone and Telegraph Company coaxial cable on site. The easement associated with the cable is still in place and will be released prior to development of the site. 5. Schools This area is served by the Marana Unified School District (MUSD) and additional school capacity for students generated by the development of Marana Towne Center is available based on information obtained from Bob Thomas, Director of Facilities Management. In addition, there are new schools planned that will also serve this general area thereby reducing enrollment numbers at existing schools and increasing capacity for students generated by this project. The proposed development lies within the current boundaries of the schools listed below (also see Exhibit I -K.5). Enrollment and capacity data was obtained on April 5, 2012. Estes Elementary Current enrollment 857 Capacity 900 Marana Middle School Current enrollment 1040 Capacity 1500 Marana High School Current enrollment 1834 Capacity 2500 32 M /NN^� Exhibit I -K.1 a MARANA N XIAVII%� /I\ TOWN OF MARANA WATER DEPARTMENT April 11, 2012 Ms. Barbara Broussard Senior Planner CPS Consulting 1732 SE Karena Ct. Bend, OR 97702-1540 Project: Marana Towne Center Specific Plan Parcels: Sections 20 & 21, Township 11 S, Range 1 IE — Parcels 21724005A, 21724005B, 217260140, 217250080, 217260170, 217260120, 217260110, 217260090. Dear Ms. Broussard: WATER SUPPLY The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. The development lies within the boundary of the Town of Marana water service area. Therefore, water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water development 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 developer shall have the cost responsibility to construct both the onsite and onsite facilities required to serve the potable and fire protection demands for your development. The comments herein made are valid for a period of one year only. If you have any questions, please call our office at 520-382-2570. Sincerely, �-t'J-_ )4 -u r Ann Meaders Interim Utilities Director 33 �lrdb ORIb'aNVS 34 m_ 2 X LU Cie LU z LU U LU z a H Q z a Q 9 F- LU w CieLU Q 3 (D z V) x LU C- CU F U U v CL CO o� GVO OlNba NbS I- 12 12 N II II N u 0 QII zN �II II N II LU II N N v LU u 0 IICL II N II II abON SNIaNbS N 18 15 1 15 _ .05 _-0 l A �y SIM) 15 35 o F- N N m �C r LU m � — w =3 ww N Z N x LU Cie LU Z LU w Z O H a Z ix a 9 cc Ff U (1] Q LJ] N C N o — N m LU LU J O ` o F- N N m �C r LU m � — w =3 ww N Z N x LU Cie LU Z LU w Z O H a Z ix a 9 cc Ff U (1] Q LJ] M w Z ' J � Q m ,^ J W Q Z 0 N Q J W Oe W H z W u W 2 0 H Q z Q Q 6. Fire/Emergency Services Fire service for this area is provided through Northwest Fire. In order to ensure adequate fire protection, all areas not within an existing fire district shall annex into the Northwest Fire District. Northwest Fire Station 336 is located within one mile of the project at 13475 N. Marana Main Street. Emergency medical services are available at the Marana Health Center, located at 13395 North Marana Main Street; which is also within one mile of the project. 7. Utilities The site is located within the service area of the following providers: Gas: Southwest Gas Electricity: Tucson Electric Power Cable: Xfinity Cable Telephone: CenturyLink Communications Water: Marana Water Department L. Composite /dap Exhibit I -L.1 is a composite map that is comprised of overlays of several of the previous exhibits to summarize the pertinent property data. 1. Topography a. The site is relatively flat, with no slopes greater than 15% or rock outcrops. 2. Hydrology a. The site does have designated 100 -year floodplain. b. There are no washes or other waterways on the site. 3. Existing Vegetation a. The site has been used for agricultural uses for years and the majority is devoid of vegetation except cultivated crops. b. The only existing vegetation that is not agricultural occurs around the existing structures. These plants have re-established and are not original. 4. Wildlife a. There is no significant wildlife habitat on the site and the site lacks adequate vegetation to consistently support wildlife. 5. Viewsheds a. The site is highly visible from all directions. 38 I e C) Lu C) O Z Lu V Lu Z 3 0 0 Z o Q 0 ce E co a_ U U CD 0- W Cc:Q O � J t � L -M Lu M W F - 0'N X O C - s Lu 0 3 o :N ° 0 U N :N N N - N N C p N O C O — N s - 0 N 'X N 00 > a N X N m � N w O C C op a u N `� S N > N R in a C — C 00 u N O Im C j N N a 'y a N 'X fA v •� '3 U = u o s N U m 0 o 0 0 00 0 a� Z Z Z Z Z � Z s a e C) Lu C) O Z Lu V Lu Z 3 0 0 Z o Q 0 ce E co a_ U U CD 0- W PART II - LAND USE PROPOSAL A. Overview 1. Purpose The purpose of the Marana Towne Center Specific Plan is to create a framework for the development of an authentic city core within Marana's Single Central Business District. This framework, while serving initially to create a vertically and horizontally mixed-use district, will ultimately serve in the guidance for the continued evolution and growth of Marana's downtown. Marana Towne Center has been divided into three distinct planning areas. The three areas are: the Downtown Zone, the Employment Center/Town Lake Zone, and the Cultural/Mixed Use Zone. While fully integrated by proximity, access, amenities and infrastructure, each of these development areas has its own emphasis. The mix of uses throughout the planning area supports the 2010 Marana General Plan, Land Use & Growth, Goal 2 to "Provide opportunities for diverse developments that maximize the benefits to the community". The Specific Plan area includes the parcels identified previously in Exhibit I -A.1 b. This area is bounded by Marana Road to the north, Grier Road to the south, Sandario Road to the east and Wentz Road to the west. 2. Plan Objectives The Marana Towne Center Specific Plan objectives further the goals of the Marana General Plan 2010, specifically in regards to Land Use & Growth, Transportation, Housing, and Economic Vitality. a. Land Use & Growth 1) Goal 1, Policy D, Action 2: Provide quality urban spaces, parks and recreation, with trails and walkways that serve the community. This project includes several plazas and an urban lake. There will also be walkways throughout the project to connect adjacent developments. 2) Goal 2, Policy A, Action 3: Implement buffers, and connections such as parks, open space, paseos, and trails where significant shifts in density occur or between older and newer neighborhoods. This project includes walkways throughout with connections to adjacent developments. 3) Goal 2, Policy A, Action 4: Locate commercial and industrial uses for direct access to arterial or collector roads without generating traffic into housing areas. The commercial/industrial portions of the project will be located within Marana's Single Central Business District and will have direct connections to Marana Road and thereby the Interstate. 4) Goal 2, Policy A, Action 5: Encourage mixed use development proposals for future Master Planning Areas in Northwest Marana. This project will have a mix of uses both horizontally and vertically. The Downtown Zone in particular, will feature multi -story commercial and office uses, often with residential uses on higher floors. The project will offer a live/work/play lifestyle. 5) Goal 2, Policy D, Action 1: Encourage growth in locations where infrastructure capacity exists or can be easily extended. This project will tie into existing sewer, water, and power services that are already available in the area and can adequately serve the development. b. Transportation 1) Goal 1, Policy A, Action 1: Encourage mixed land uses that combine residential, commercial and employment with access to transit, bicycle, and pedestrian improvements. The design guidelines and standards herein provide a framework for encouraging and facilitating alternative modes of transportation by including walkways, bike paths, bus stops and direct routes to the major collector streets. 2) Goal 2, Policy A, Action 7: In all development projects, require pedestrian trails and linkages to adjacent existing and proposed trails and along wash areas. This project will include walkways throughout with connections to adjacent developments. M 3) Goal 2, Policy C, Action 2: Develop paseos containing multipurpose paths and implement trail design guidelines. This project includes walkways, bike paths, and combination pathways. 4) Goal 3: Promote and develop Marana as a bicycle friendly community. Bike paths are included in the project. c. Economic Vitality 1) Goal 3, Policy C, Action 3: Identify potential locations for campuses and training centers and work with private and public sector entities to provide adequate infrastructure. The Cultural Mixed Use Zone will be designed to include opportunities for the development of an educational campus. 2) Goal 4, Policy A, Action 4: Integrate heritage -related information, activities and events throughout the community. This project plans to include a tourist farm and possible museum that will feature the history of Marana with emphasis on agricultural history. In addition, facilities are proposed for educational uses. 3) Goal 4, Policy B: Develop community amenities and facilities to make Marana attractive to visitors and enhance the resident experience. Marana Towne Center will be designed to include many elements attractive to tourists, visitors and residents. The proximity to Interstate 10 will facilitate easy access for travelers. 4) Goal 4, Policy B, Action 4: Create a unique Downtown as an amenity for residents and a destination for visitors to shop and attend entertainment venues that generate revenues for the Town. Through the Specific Plan, the design regulations, a Downtown will be created that will become the heart of Marana. 5) Goal 4, Policy B, Action 5: Become the destination for trade shows, conferences and other similar major events that will bring visitors to Marana. The Employment Center/Town Lake Zone portion of the project will be designed to be attractive to large corporations and the businesses that support their needs such as conference focused hotels. d. Housing 1) Goal 1, Policy B, Action 1: Continue to promote development of master planned communities with a variety of residential densities and appropriate employment centers. Marana Towne Center provides many residential densities, live/work opportunities, and potential business and industry locations. 2) Goal 1, Policy D: Provide for adequate housing opportunities for seniors and special needs groups. The Cultural Mixed Use Zone will be designed to include a retirement community. 3. Compatibility with adjoining development The proposed development will be compatible with the existing and proposed developments in this area. The Downtown Zone and the Employment Center/Town Lake Zone lie within Marana's Single Central Business District, which was adopted in May 2008 (see Exhibit II -A.3). The stated purpose of the district is to centralize higher intensity commercial uses along the Sandario Road/ Marana Road corridor. The Marana Towne Center plan follows these guidelines and will become a unifying element within a group of similar surrounding projects namely; Marana Mainstreet, Uptown at Marana, and Marana Mercantile. The Cultural/Mixed Use Zone area will serve as a transitional use between the high intensity business district and the lower intensity residential uses to the north and west. This area will create a buffer to noise, traffic and light, while offering supporting services such as education and neighborhood commercial. M 42 Exhibit II -A.3 Marana Single Central Business District 4. Site Data The Marana Towne Center has been divided into three distinct planning areas. The following table (Exhibit II-A.4a) is a listing of the approximate acreage for each area: Exhibit II-A.4a - Site Data Table PLANNING AREA ACRES Downtown Zone 131 Employment Center/Town Lake Zone 177 Cultural/Mixed Use Zone 154 TOTAL: 462± Each planning area provides for a variety of proposed uses, as outlined in Part III of this plan. The maximum number of residential units proposed is 2,200 dwelling units. B. Planning ° i Map The Marana Towne Center Planning Area Map (Exhibit II -B.1) shows the proposed development of the site and the arrangement of the three proposed Zones. 43 CIVO? Z1NIM II SW (IV NM II I I' GVO0 SWdVJ 3NINDONVi m m X W Ce W H Z W U W Z 3 0 H Q Z Q Oe Q P, 0 0 0 T C) LO C) C CC) F- C) T U CD C) - U) r) M O EC N N M O C. Planning Areas 1. Downtown Zone The Marana Towne Center Downtown Zone is uniquely situated in the heart of old Marana. It is south of Marana Road, the principal entry road in to Marana, and west of Interstate 10. As such, it is the principal entrance into the heart of Marana; the place first seen entering the Town. Therefore, this site has a unique opportunity and responsibility to the community to become the key "Downtown" over time. To the north of the Marana Towne Center Downtown Zone is the "Uptown at Marana" project. It is planned as a major "power center," with typical "big box" stores. The Marana Mercantile project is proposed for the property just east of Uptown at Marana, adjacent to I-10. It will also include big box commercial uses and may include a WalMart and fast food franchises. Marana Towne Center's Downtown Zone is located within Marana's Single Central Business District and planned to be more of the "heart" of downtown, with offices, convention and boutique hotels, smaller specialty retail shops, restaurants, entertainment venues, and all the elements typically found in traditional small town downtowns. It will be a destination; a place to come for a concert, movie, a special dinner, a place to stay or hold a wedding, as opposed to simply freeway oriented, over -night facilities and drive- through conveniences. It will include a plaza/town square with a park -like setting, where locals and visitors can go for relaxation, outdoor art and music events, farmer's markets, festivals and other gatherings. The inclusion of this plaza addresses the Marana General Plan 2010, Land Use & Growth, Goal 1, Policy D, Action 2; namely to "Provide quality urban spaces, parks and recreation, with trails and walkways that serve the community'. The Downtown Zone will also be a place to live with the provision of loft condominiums and apartments above the first floor. This will allow people to live and work in the same area, promoting walking and biking and thus reducing car traffic and pollution. In addition, having residences downtown creates a more vibrant 24-hour a day community as opposed to a place that is virtually deserted after business hours. This downtown shopping/office/entertainment area will be bisected by Main Street, the first major entry into Marana and the way to reach the municipal and other government offices; the Marana Health Center; Ora Mae Ham Park; planned libraries; and other attractions. It is also the primary entry to the Marana School District administrative offices, and the Marana Post Office. 2. Employment Center/Town Lake Zone The central portion of Marana Towne Center will have a different land use designation. This 177 -acre area will be created as an Employment Center/Town Lake Zone; providing for a variety of light industrial, commercial and professional uses. The siting of this land use is in accordance with The Town of Marana General Plan 2010, Land Use & Growth, Goal 2, Policy A, Action 4: "Locate commercial and industrial uses for direct access to arterial or collector roads without generating traffic into housing areas". The development will be designed to create a campus style setting with land area, infrastructure, and amenities to encourage and attract prospective employers. In addition, this campus will serve as a natural companion to the Downtown Zone by offering cross access between the two. This allows business patrons access to shops and restaurants, and retail patrons access to professional offices and meeting facilities. Pedestrian and bicycle access throughout will encourage walking and biking to work and/or to shopping. The inclusion of walking paths, open spaces, plazas, and an urban lake will create a cohesive design between the three Specific Plan areas, creating a unified townscape. The Employment Center/Town Lake Zone offers a unique and valuable area for business due to its proximity and easy access to a Marana Regional Airport and Interstate 10. The inclusion of an urban lake will provide a unique aesthetic and create opportunities for a variety of uses. a. Airport Access The Employment Center/Town Lake Zone site is within approximately 45 driving minutes of Tucson International Airport and within approximately 75 driving minutes of Sky Harbor International Airport in Phoenix. In fact, this site is closer in driving time to Sky Harbor than most of the northern and eastern 45 areas within the Phoenix Metropolitan area, due to the location of the airport and the direct easy-on/easy- off connection of Interstate 10. This site is within 5 minutes of Marana Regional Airport. Sanders Road adjoins the western side of the Employment Center/Town Lake Zone and is the only road into this portion of Marana that crosses the Santa Cruz River; affording direct access to the airport. Marana Regional Airport accommodates jet access, especially corporate jets. It is currently the airport utilized by the Professional Golfer's Association of America (PGA) top 64 golfers and corporate visitors for the Accenture Match Play Tournament, a World Golf Championship event. b. Town Lake An urban lake is planned for this portion of Marana Towne Center; a project sanctioned by the Arizona Department of Game & Fish. Urban Lakes are desired to allow people who live away from natural lakes to have a place to go fishing; especially affording an opportunity to introduce children and teens to fishing. Current urban lakes in the Tucson Area include Silverbell Lake, the lake at Lakeside Park, and Reid Park Lake. The creation of this lake serves to address portions of Land Use & Growth Goals 1 and 2 of the Town's General Plan 2010; namely to "provide quality urban spaces, parks and recreation, with trails and walkways that serve the community', and "implement buffers, and connections such as parks, open space, paseos, and trails ...between older and newer neighborhoods". In addition, this urban lake is desired by the Town of Marana as a place to store agricultural water that can be used to water various public landscape projects within Marana. The Town Lake is envisioned not as a single large body of water but a series of small water bodies connected by flowing streams. This design will create an amenity that will traverse the Employment Center/Town Lake Zone; serving as a unifying element in the landscape. By doing this, the entire urban use in this area will have a much higher amenity level than any other "industrial park" or "corporate park" in this area of the state. 3. Cultural/Mixed Use Zone The objective of the Cultural/Mixed Use Zone is to provide for interpretive, educational and multigenerational uses. This area is planned to include a tourist/history farm to attract tourists and provide a concise introduction to the history of Marana and its farming tradition. This use is in support of the Town's General Plan 2010 Goal 4, Policy A, Action 4: "Integrate heritage -related information, activities and events throughout the community". In conjunction with the museum will be facilities that will be available for educational uses. For example, this area may provide an opportunity for the University of Arizona to further its mission as a state agricultural and military (A&M) institution to educate the public on the value and nature of agriculture and related activities. It may also include facilities and opportunities for Marana Public Schools, local Future Farmers of America groups, garden clubs, etc. In addition, this area may be designed to include a continuing care retirement community with the goal of fostering intergenerational opportunities that will provide for and encourage direct interaction with the educational facilities and the tourist/history farm. Additional uses such as neighborhood commercial, offices and recreation will also be included to support the retirement community. D. Circulation 1. Site Accessibility The project will be directly accessed from Marana Road, Grier Road, Sanders Road, (Future) Tangerine Farms Road, (Future) Marana Main Street, and Sandario Road. These roadways are all identified in the Town of Marana's 2010 General Plan. Access routes and traffic patterns in the entire Northwest Marana area will change over time with land development and the construction of new roadways and traffic interchanges along 1-10. 46 Timing of roadway projects is not established at this time and will be driven primarily by the housing market. Because of this uncertainty, the traffic analysis assumes that few significant roadway infrastructure changes will happen before the opening year (2017) and that by the 5 -year horizon (2022) only the extension of Tangerine Road to Grier Road will have been constructed. 2. Future Roadway Improvements The current ADOT (2012 - 2016) Five -Year Transportation Facilities Construction Program includes one project within the one -mile radius area. • 1-10: Ina to Marana Frontage Roads: Reconstruct and widen frontage roads. Design funding is Identified beginning in the year 2015. The current PAG Regional (2012-2016) Transportation Improvement Plan (TIP) includes an alignment and feasibility study for Sandario Business District with funding shown in 2012. Other projects in the study area in the current TIP are identified below. • Tangerine Road: 1-10 to La Canada — Widen to four lanes with sidewalks and multi -use lanes. Construction Funding is identified for the year 2016 (the DCR is underway). • 1-10: Tortolita TI - 1.3 miles south of Pinal Air Park Rd: Construct new TI & RR bridge. Private source funding is Identified for the year 2012 Other significant roadway improvements are expected to be implemented as development occurs in the region. This includes the extension of Tangerine Farms Road and Marana Main Street and widening of Marana Road near this project. 3. Traffic Estimates a. General A Transportation Planning Report for this project is available by separate cover (See Marana Towne Center Transportation Planning Report, June 21, 2012, prepared by Curtis Lueck & Associates). A summary of the key findings of that report is included herein. b. Projections A preliminary estimate of vehicular trips generated by this project was estimated based on the ITE trip generation rates for the most closely related uses proposed by this Specific Plan (See Exhibit II-D.3.b). The analysis determined that there would be about 61,700 total daily trips at build -out from this project. The estimated time frame for this full build -out is 50 years or more. Traffic volumes projections on area roadway segments indicate that the additional traffic from this project will necessitate a four -lane section along Sandario Road between Marana Road and Grier Road, and on the realigned section of Marana Road through the 1-10 underpass by the year 2027. Exhibit II-D.3.b - Trip Generation at Build -out (2067) Planning Area Land Use Percent of Total Unit No. Units Avg Weekday In Out Downtown Zone Downtown Activity Center 61% 1,000 SF 849.4 37,646 18,823 1 18,823 Employment Center/ Town Lake Zone Technology/Office 18% 1,000 SF 980.1 11,193 5,596 5,596 Cultural Mixed Use Zone Mixed Use - Residential/Edu 9% Acres 125.0 5,848 2,924 1 2,924 NH Commercial 11% 1000 SF 163.4 7,014 3,507 3,507 TOTAL TRIP GENERATION 61,700 30,850 1 30,850 47 .• • The majority of the project site has been graded agricultural fields for many years and as such is relatively flat. Earthwork will be required to create the designed landforms, building pads, and drainage ways. Those areas that do not contain existing structures will be mass graded to provide building pads, detention/retention basins, the Town Lake and landscape features. The project site receives shallow sheet flow along most of the south and east property boundaries so it is not possible to avoid floodplain areas. The only feasible way to develop a property subject to this type of flooding condition is to construct collector channels along the project boundaries that receive the storm water. These channels function to intercept the sheet flow and to convey it to a point of discharge along the downstream property boundary. All areas of the property presently subject to flooding will be removed from the floodplain after the collector channels are constructed. Initial phases of the project may be removed from the FEMA floodplain by elevating structures on fill, provided such fill does not adversely impact adjoining properties. 2. The floodplain areas on the property cannot be avoided because of the sheet flow conditions described in paragraph 1 above and, previously, in Section I -D. Changes in hydraulic conditions resulting from collection of offsite flows and from development of the site will be mitigated with appropriate measures such as channelization, retention/detention basins, riprap aprons and dry wells. 3. Post -development discharges flowing onto the site are as discussed previously in Section I -D. Post - development discharges exiting the site along the downstream property boundary will be equal to or less than the existing conditions peak flow rates. Storm water runoff will be released along the downstream boundary at the same locations, discharge rates, and velocities as under existing conditions. 4. The project will have no impacts to upstream or downstream land uses. Offsite flows entering the site along the upstream (south and east) boundaries will be intercepted by collector channels and conveyed to the downstream boundary (north and west). Storm water will be released along the downstream boundary in a manner consistent with existing conditions or will be conveyed to other downstream drainage structures that have been designed to accept this flow. 5. Final design (size, location and limits) for the drainage structures needed to collect and convey offsite flows will be dependent on whether or not drainage structures being planned by the Town of Marana along the major streets are in-place at the time of development. The channels along Marana Road and Sanders Road are proposed to be in the 250 -foot wide street right of way. If any of these channels are constructed to the confluence with the Santa Cruz River, then onsite retention/detention requirements will be greatly reduced and possibly eliminated. Whether or not onsite retention will be required is dependent on the presence or absence of these channels and upon their design capacity. 6. If the proposed Barnett Linear Park Channel has been constructed then the size of collector channels along the upstream (east and south) property boundaries can be decreased. Presently we cannot predict if, when or to what extent offsite drainage facilities will be in place when Marana Towne Center is developed. As such, the concept drainage plan presented herein assumes that these offsite structures (the regional facilities within the street rights of way) are absent at the time of development; realizing, however, that future modifications to the current plan may be justified if regional collector channels that outlet to the Santa Cruz River are in place. 7. The plans for the project will include several onsite channels and retention/detention basins. The purpose of the channels will be to intercept offsite flows and to convey these flows toward the northwest property corner or to downstream channels, if present. The purpose of the basins will be to store stormwater runoff in accordance with the North Marana retention/detention standards. The retention/detention basins will likely be built as regional basins that are integrated with the park system and have adequate capacity to retain the retention/detention storage requirement as well as some offsite drainage. In addition, stormwater retention/detention will be provided within neighborhood basins as needed to supplement the regional basins and comply with town requirements. Exhibit II.F.1 depicts a concept plan for the interceptor channels and regional retention/detention basins. They are located to collect offsite flows and to convey 48 both offsite and onsite flows toward the northwest property corner (i.e. the downstream property boundary). Again, this plan will be subject to change if offsite drainage structures are in-place. Street rights of way along Marana Road and Sanders Road (up to 100 -feet) will be used as the location for some of the drainage structures where appropriate. The preliminary development plan will conform to the requirements of the Town of Marana floodplain management ordinance and the North Marana retention standards (which may be waived if downstream channels that convey storm water to the Santa Cruz River are present). The Master Developer will prepare a Conditional Letter of Map Revision (CLOMR) application in conjunction with the tentative plat and drainage report. Letter(s) of map revision (LOMR) will be filed with the Town of Marana and FEMA after as - built certification of the grading and drainage improvements for each phase of the project is completed. The purpose of the CLOMR and LOMR will be to remove the project from FEMA designated flood hazard areas. 9. The Master Developer or their representatives must prepare a Storm Water Polllution Prevention Plan (SWPPP) and Notice of Intent (NO[) for coverage under an Arizona Pollutant Discharge Elimination System (AZPDES) Construction General permit prior to commencing any site grading. Site grading includes activities such as storage yards, construction trailers, water pumps, ponds, and roads. It is further understood that these documents must be reviewed and accepted by the Town of Marana prior to the issuance of any grading permits. 10. The Master Developer or their representatives are aware that compliance with the Endangered Species Act (ESA) must be demonstrated in conjunction with filing a CLOMR. An email from the U.S. Fish and Wildlife Service is included in Appendix C, but will need to be updated at the time of construction to verify that new species have not been added to the endangered species list. G. Viewsheds When Marana Towne Center is completed, the structures and landscaping will be highly visible from all directions. The development will be visually appealing; transforming what was once a flat, agricultural field into a variety of pleasing colors, textures and shapes. Views across the property may be blocked in some areas but view corridors will be created by the interplay of building heights, side design and street alignment. 49 Z Lu w ... w �v o z ~ z 's Z Lu Q Zia` U LL:z W IN la C1Lu Z ~w ~ z ❑ C;1 Co CLnU � �Z ¢v 2 H o Z `V 4y G�9 0 la LU Z 0 a GVOa 01 VONVS U U U g 1 ry 1 1 � o 1 N N z I m � = n 1 1 z Li � C) u, SWNb'3 3NI?V30NVI 1 1 LO 1 II 0 Qm 1 I 1 J 1 � 1 1 N � 1 o � 0 � z Q �1 1 �1 II 1 1 1 GVOcV ScV30NVS 1 ct 0 1 1 � 1 1 m I o Or CL w z ct � w U C- 1 0 ct C) QCLCL z UW 00 C) zo 1 zcnU Qoo 1 I w�wcn � 1 �Qow U)Q 1 Lu z QLLJ W H. Open Space, Recreation, Parks & Trails 1. Open Space Each zone within the Marana Towne Center project will have useable open space. It may take the form of a plaza, pocket park, grove, courtyard or urban lake. The exact size and configuration of the amenities will be determined during the development phase of the project. 2. Recreation Opportunities for recreation will be a valuable component of the open space provided in the Marana Towne Center project. Facilities by zone may include but are not limited to the following: a. Downtown Zone 1) Walking/jogging/biking paths 2) Shaded streetscape for walking and sitting 3) Plazas, pocket parks and courtyards for gathering and relaxation 4) Amphitheater 5) Town Square b. Employment Center/Town Lake Zone 1) Walking/jogging/biking paths 2) Shaded plazas and vegetated areas for gathering and relaxation 3) Town Lake offering fishing, gathering and relaxation 4) Par fitness course c. Cultural/Mixed Use Zone 1) Walking/jogging/biking paths 2) Plazas, parks, courtyards, ramadas, and groves for gathering and relaxation 3) Recreation courts, e.g. bocce ball, horseshoes, shuffleboard 3. Trails Pedestrian and bicycling paths will be provided throughout the Marana Towne Center project and will connect with all adjacent trail networks. Trails will be constructed in compliance with the Americans with Disabilities Act requirements. Separate paths for bikes and pedestrians are the preferred alternative to avoid conflicts between the two. Both direct and circuitous routes will be offered to promote ease of movement for commuters while offering recreational users a more relaxing experience. These trails will often make use of drainage swales and basins. 4. Town Lake A variety of recreational uses will be associated with the proposed lake. Although swimming and motorized watercraft will be prohibited, fishing from land and possibly from non -motorized boats will be permitted. Remote control miniature boating may also be permitted. Other amenities associated with the lake will include walking/jogging/biking paths, fitness courses, and seating areas. Cultural, Archaeological & Historic Resources 1. Tourist Farm The Tourist/History farm is planned to be created to attract tourists and local residents. The old post office (southwest corner of Marana and Sanders Roads) is planned to be reconstructed to house exhibits and meeting rooms with the main emphasis being on the history of agriculture in Marana. Additional exhibits will be placed throughout the grounds and u -pick crops and farm stands will be created with ramadas and picnic tables throughout. The goal is to create an attraction that will offer visitors an experience in agricultural history and farm life encouraging learning, interaction and recreation. 51 2. Archaeological Survey An archaeological survey of development areas will be conducted prior to any ground disturbance. In the event important artifacts or remains are discovered, they will be handled per all applicable town, state and federal regulations. Due to federalization of the project by FEMA, cultural resources clearance is under the jurisdiction of the State Historic Preservation Office (SHPO). SHPO will be contacted for the appropriate cultural resources clearance and that clearance will be submitted to the Town of Marana prior to the issuance of any grading permits. Rather than an aesthetic applique, landscaping for the Marana Towne Center project will be an integral part of the design. Landscaping will be used to create outdoor spaces, as buffering between uses, for shade, wildlife habitat, erosion control and aesthetics. Materials, colors and forms will coordinate with the architecture and the natural environment. Colors, textures, materials and forms will be appropriate for this project and for Marana. Native and adapted plant materials will be included in the plant palette with emphasis on low water use, drought tolerance, low maintenance requirements and high shade potential. K. Utilities 1. Water Marana Water has assured water supply for this development. The Master Developer will enter into a water service agreement with Town of Marana prior to approval of the final development plan or subdivision plat. If nonpotable water is available in this area, the developer will connect to nonpotable water for landscape irrigation purposes. 2. High Pressure Gas Line The high pressure Interstate natural gas line owned by EI Paso Natural Gas (see Section I -K.3) is contained within a 20 -foot easement. Development of MTC will honor the right of way easement of the associated easement unless other arrangements are agreed upon. 3. Telephone Coaxial Cable Easement There is an abandoned American Telephone and Telegraph Company coaxial cable on site. The easement associated with the cable is still in place and will be released prior to development of the site. 4. Other Utilities a. Gas: Southwest Gas serves this area and will provide service to the property. b. Electricity: Tucson Electric Power serves this area and will provide service. c. Cable: Xfinity Cable serves this area. d. Telephone: CenturyLink Communications provides phone service in this area. 5. Cortaro-Marana Irrigation District (CMID) Per Town of Marana Ordinance 91.22 and CMID district requirements, all existing ditches/ canals adjoining the development will require undergrounding prior to occupancy. Rights to use CMID non -potable water for landscape irrigation will be negotiated if necessary; depending on the availability. 52 PART III - DEVELOPMENT REGULATIONS & DESIGN GUIDELINES A. Introduction The Town of Marana has, as one of its primary goals, the creation of a family friendly community, and it has also long been a farming and ranching community with strong youth and adult activities such as rodeos, FFA (Future Farmers of America) programs, 4-H programs, etc. With that in mind, the goal of Marana Towne Center is to be the center of the community with the traditional features of a Downtown Center such as a Town Square and community facilities such as a place for small entertainment venues, holiday celebrations and festivals. In addition, it is a goal of Marana Towne Center to have areas that feature architecture that is similar in theme to architecture typical of old western -styled communities, especially along Main Street and Towne Center Blvd., yet without the "theme park" atmosphere. The Development Regulations and Design Guidelines presented herein and principally through the private Covenant, Conditions and Restrictions (CC&R's), create the framework that will ensure the Marana Towne Center project takes shape in the manner intended and results in high quality development that meets or exceeds the expectations of the community that it will serve. This section contains land use regulations for the Specific Plan area as well as basic design guidelines. Permitted uses and design standards have been defined herein for each of the three zones. In addition, design guidelines are included that create a framework for the development of each zone to follow a certain style, character and size. C. General Provisions 1. The Specific Plan area will have a Master Association and Covenants, Conditions and Restrictions (CC&R's) that will control development above and beyond Town of Marana regulations. The CC&R's will include separate requirements for each planning area and unifying requirements for all of Marana Towne Center. For example, the commercial Downtown Zone will have detailed regulations on style of architecture, signage, theme elements, and site amenities such as street furnishings and landscaping. 2. In addition, there will be overall theme requirements to unify and delineate the project whereby anyone entering a portion of Marana Towne Center will know they have entered a planned community. Such requirements serve to protect the value of the project by ensuring high quality, compatible development. What is set forth below are the special zone regulations for each zone and some overall parameters for the CC&R's. 3. This Specific Plan takes precedence over the Town of Marana Land Development Code, where these regulations conflict, in the development of Marana Towne Center. In the event this Specific Plan does not address a particular issue, condition or standard, the Town of Marana Land Development Code governs. 4. All new construction within the Specific Plan will comply with the most current building codes as adopted by the Town of Marana at the time of permit submissions. In addition, all construction shall comply with the American with Disabilities Act of 1990 and the Standards for Accessible Design version current at the time of permit submissions. 1. Downtown Zone (DZ) a. Goals • Provide for a mixture of complimentary land uses that may include housing, retail, offices, commercial service, and civic uses to create economic and social vitality in the heart of Marana. • Provide high quality amenities that add to the sense of place and attract visitors • Provide community gathering places and recreational opportunities • Create a distinct storefront character that identifies Downtown Marana 53 • Provide for high density urban development with easy access to employment, shopping, services and entertainment • Provide goods and services and a variety of commercial and professional activities as well as higher density residential • Provide efficient land use by facilitating compact, high-density development and minimizing the amount of land that is needed for surface parking. • Provide visitor accommodations and tourism amenities • Provide a commercial area that is safe, comfortable and attractive to pedestrians b. Applicability: The Downtown Zone area includes existing commercial development. These regulations will not apply to existing development at the time of adoption of this Specific Plan. Existing development is allowed pursuant to Section 05.04, et al. of the Town of Marana Land Use Code as an otherwise non -conforming use. All future development subsequent to the adoption of this Specific Plan shall comply with these Downtown Zone regulations. c. Development Standards: • Minimum Lot Area: None • Minimum Lot Width: None • Minimum Distance Between Main Buildings: None • Maximum Building Heights: 100* ft *Building heights must not exceed one (1) foot over thirty (30) feet where the proposed development abuts the right-of-way across from existing single family homes on Grier Road, at the time of adoption of this plan. The building heights may increase from twenty-five (25) feet by one (1) foot in height for every two (2) feet setback beyond the required minimum. • Minimum Street Setbacks: A minimum 10 -ft setback is required along all streets except as follows: A fifteen (15) foot front yard setback is required for Main Street & Towne Center Blvd (within the Downtown Zone only)(see Sections III -E.2 and III -M) but may allow for encroachment into the setback by the Planning Director for uses that might include sidewalk cafes or outdoor displays of artwork or other goods. • Maximum Site Coverage: None • Minimum Open Space: 10% (may include common area) Open space shall be useable and accessible. • Minimum Loading Requirements: per Title 22, Off Street Parking & Loading, Town of Marana LDC. • Minimum Parking Requirements: Office Use: For buildings with less than one hundred thousand (100,000) square feet, one (1) space for every three hundred (300) square feet of gross floor area. For buildings with one hundred thousand (100,000) square feet or more, one (1) space for every five hundred (500) square feet of gross floor area. Residential: One (1) space for each dwelling, one (1) space for each apartment where rent/lease of space is not by the bedroom, or one (1) space for each bedroom in projects where rent/lease of space is by the bedroom. Other hsps - One (1) space per three hundred (300) square feet of gross floor area. 54 Location: Required motor vehicle parking spaces in the Downtown Zone may be located within one thousand (1000) feet of the use and may include on -street parking as part of the overall calculations. In addition, parking may be shared between uses, where available, and may include the use of parking structures built by developers and/or the Town to serve the Downtown Zone. In the event that parking is to be shared, the project developer is required to submit a Proposed Parking Plan at the time of design development, to illustrate the overall parking required and the portions to be on and off site. The Planning Director must approve the shared parking proposed in the Parking Plan. Consideration of approval of the shared parking shall include such factors as an existing excess in parking spaces, uses that have different hours, or such other conditions that justify sharing spaces. 2. Employment Center/Town Lake Zone (EC/TL) a. Goals • Create a campus styled business zone that offers a high quality, high profile setting for professional, light industrial and commercial uses, while also offering recreational and civic uses in support of the local community. • Allow a mixture of uses to create economic and social vitality. • Encourage pedestrian and bicycle travel • Provide a broad mix of uses that offer a variety of employment opportunities • Provide for professional offices in locations with excellent transportation linkages near Interstate 10, Marana Regional Airport, and Union Pacific RR facilities. • Create a mix of manufacturing, office, commercial and service developments that are functionally coordinated, aesthetically pleasing and that foster the creation of a strong sense of place and identity • Flexibility of accommodating companies involved in clean industries such as software business, research and development and corporate headquarters • Land use area, infrastructure and amenities to encourage and attract prospective employers • Provide visitor accommodations • Provide venues for public performances and community gatherings b. Development Standards: • Minimum Lot Area: None • Minimum Lot Width: None • Maximum Building Heights: 200 ft* *Building heights must not exceed one (1) foot over thirty (30) feet where the proposed development abuts the right-of-way across from existing single family homes on Grier Road, at the time of adoption of this plan. The building heights may increase from twenty-five (25) feet by one (1) foot in height for every two (2) feet setback beyond the required minimum. • Minimum Street setbacks: Front: 20 ft Side: None Rear: None • Minimum Open Space: 15% (may include common area) Open space shall be useable and accessible. • Minimum Loading Requirements: per Title 22, Off Street Parking & Loading, Town of Marana LDC • Minimum Parking Requirements: Parking will be designed in accordance with Title 22, Off Street Parking & Loading, Town of Marana LDC. Parking may be shared between uses where available and may include the use of parking structures built by developers and/or the Town to serve the Employment Center/Town Lake Zone. In the event that parking is to be shared, the project developer is required to submit a Proposed Parking Plan at the time of design development, to illustrate the overall parking required and the portions to be on and off site. 55 The Planning Director must approve the shared parking proposed in the Parking Plan. Consideration of approval of the shared parking shall include such factors as an existing excess in parking spaces, uses that have different hours, or such other conditions that justify sharing spaces. 3. Cultural/Mixed Use Zone (CMU) a. Goals • Provide for a mixture of complimentary uses that will provide a transition between the Employment Center/Town Lake Zone and the residential uses west of the project site. • Allow for the establishment of a possible planned retirement community, an educational campus and a tourist farm with supportive recreational, medical and commercial uses • Provide tourist amenities • Provide for educational, scientific and civic uses • Create a self-contained community of retirement housing and care options • Create a community of conventional housing; townhomes, condominiums • Foster community pride by spotlighting Marana's heritage • Develop a multi -generational community that is safe, comfortable and attractive to pedestrians and bicyclists • Provide convenient neighborhood level shopping b. Applicability: The Cultural/Mixed Use Zone area includes existing development. These regulations will not apply to existing development at the time of adoption of this Specific Plan. Existing development is allowed pursuant to Section 05.04, et al. of the Town of Marana Land Use Code as an otherwise non -conforming use. All future development subsequent to the adoption of this Specific Plan shall comply with these Cultural/Mixed Use regulations. c. Development Standards: Non-Residential/Multi-Famil • Minimum Lot Area: None • Minimum Lot Width: None • Minimum Distance Between Main Buildings: None • Maximum Building Heights: 100 ft. • Minimum Site setbacks: Front: 20 ft.* *Lots that front the drainage channels proposed by the Town of Marana on Marana Road may include the channels as the required building setback with an approved license agreement with the Town of Marana. Rear: 10 ft. adjacent to residential Side: 10 ft. adjacent to residential Minimum Open Space: 5% (may include common area) Open space shall be useable and accessible. Minimum Parking Requirements: Parking areas will be designed in accordance with Title 22, Off Street Parking & Loading, Town of Marana LDC. Minimum Loading Requirements: per Title 22, Off Street Parking & Loading, Town of Marana LDC. Detached Single -Family Residential • Subject to R-6 Development Standards found in Town of Marana LDC 56 4. Types of Uses The following list of uses defines the permitted uses, prohibited uses, accessory uses, and those uses subject to Conditional Use Permits. A property owner may request the interpretation and administrative approval of other uses, which in the opinion of the Planning Director meet the goals of this Plan. The types of uses are categorized as follows: a. Permitted Uses (P) Uses specifically permitted in this Plan b. Permitted Uses Subject to a Conditional Use Permit (C) Uses that are permitted only when a Conditional Use Permit (CUP) is granted in accordance to the procedures of the Town of Marana c. Prohibited Uses (X) Uses specifically prohibited in this Plan d. Other Uses In the event a use is not specifically listed, the Planning Director may decide when a use is permitted. Uses Downtown Center/Town Employment Cultural/Mixed Zone (DZ) Lake (EC/TL) Use Zone (CMU) Commercial Commercial agricultural uses (as an interim use until a parcel is developed in conformance with the Specific Plan) including: field crops, truck gardening, P P P flower gardening, plant nurseries and green houses, orchards, aviaries, and apiaries. Agricultural or industrial equipment sales X X X Apparel stores P P P Appliance stores P P P Auditorium/theater, not including drive-ins P P P Auto dealers X X X Automobile or metal scrap yards X X X Automobile paint, body & fender shops X X X Auto rental C C X Automotive service/garage C X X Automotive supplies C X X Bakery P P P Banks and financial institutions (with an associated C P P drive-through) Banks and financial institutions (without an P P P associated drive-through) Barber and beauty shops P P P Bars and cocktail lounges not a part of a bonafide P P C restaurant 57 Uses Downtown Zone (DZ) Employment Center/Town Lake (EC/TL) Cultural/Mixed Use Zone (CMU) Blueprinting, photostatting, photoengraving, printing, copying, publishing, book binding, and mailing P P C Car wash C P P Clubs, lodges and meeting halls P P P Commercial parking facilities P P P Contractor's yard X X X Convenience store with or without fuel pumps, with or without liquor sales P P P Day care facilities P P P Demonstration/botanical garden, tourist farm P P P Department stores P P P Drug stores P P P Florist shops P P P Food stores including small grocery stores, delis, candy stores, and dairy product sales P P P Furniture stores P P P Gasoline station P P P General retail P P P Hardware stores (no open storage) P P P Health/fitness club P P P Heavy equipment sales or lease X X X Large retail (i.e. big box) C C C Laundromat, dry cleaners and tailor P P P Lodging (hotel/motel) P P P Mail order and vending (wholesale) X P C Manufacturing involving any animal based products X X X Microbrewery and pub P P P Microbrewery without an associated pub X C X Office equipment sales and service (when part of a building complex) P P X Outdoor kennels X X X Package liquor stores P P P Pet and pet supply stores (with indoor kennels) P P P Plant nurseries and greenhouses X P P Recycling centers X X X Repair shops for appliances, bicycles, etc. P P P Restaurants, including carry -out establishments (without an associated drive-through) P P P Restaurants, including carry -out establishments (with an associated drive-through) C P P Retail warehouse outlet P P X 58 Employment Downtown Cultural/Mixed Uses Center/Town Zone (DZ) Use Zone (CMU) Lake (EC/TL) Second hand store P X P Sexually oriented business (adult entertainment) X X X Shoe repair P X P Social and civic clubs P P P Showroom catalog stores P P X Stationary stores P P P Super drug stores (>10,000 s.f.) C P P Supermarkets C P P Theaters, not including drive-ins P P X Variety stores P P P Wholesale business C C X Office Corporate and regional headquarters facilities and P P P offices Financial services: accounting, auditing, book- keeping, tax consultation, collection agencies, credit services, insurance and investment security and P P P commodity brokers, dealers and exchanges, insurance and financial planning General offices: real estate, data processing, executive suites, photographic services, travel P P P agents, research services and administrative offices. Medical and dental: offices, laboratories, clinics and P P P pharmacies Professional offices: law, architectural, engineering, planning, business, financial and management P P P consulting Veterinary clinic and hospital (completely enclosed) P P P Public/Institutional Amphitheater P P C Churches, temples and other places for religious P P P services Community Center P P P Cultural Center P P P Electrical transmission facility provided it is screened by a min. 10 -foot wall and 20 -foot landscaped buffer X C C containing medium height trees at a mature size of not less than 10 feet. Group home X C P Institutions of educational, philanthropic and P P P charitable nature Library, museum, and planetarium P P P Public and Private schools C P P Public facilities (government, civic, utility) P P P 59 Employment Uses Downtown Center/Town Cultural/Mixed Zone (DZ) Lake (EC/TL) Use Zone (CMU) Residential Single family attached (duplex) Single family detached Multi -family, live/work, apartments, and condominiums Active adult community and related facilities such as Alzheimer's care, nursing care, assisted living, community centers and recreational facilities Light Industrial Apparel products manufacturing and sale Bio -technology facilities Manufacturing, research, assembly, testing and repair of components, devices, equipment and systems and parts Newspaper, magazine publishing Optics and optical science facilities Radio and television broadcasting Research laboratories and facilities, development laboratories and facilities including compatible light manufacturing Telecommunications call center Warehouse and distribution in connection with a permitted use (maximum 50%) Temporary and Seasonal Sales lot for Christmas trees, pumpkin sales, and other seasonal items Street fairs, markets, concerts, promotions Street front display, cafes and retail sales Street vendors and peddlers including food carts C C P C C P P P P X C P X P X X P X X I P I X C P X X P X P P X X I P I X C C X X C X These uses shall be permitted as regulated by the Marana Towne Center Downtown Association and in compliance with the Conditions Covenants & Restrictions (CC&R's) E. Design Guidelines 1. Downtown Zone Actual architectural, landscape architectural, signage and street graphics review and guidelines will be a function of the private CC&R's for this zone (see Part IV -C Design Review Committee). The following design guidelines are set forth here to create a framework for the Marana Towne Center Downtown Association. a. General 1) Character The buildings throughout the Downtown Zone (DZ) shall be designed with parameters that are specific to this zone with the goal of creating a unique, identifiable and cohesive city center. M. s, Four-sided architecture is required, particularly for structures with double frontage. Blank walls, void of architectural details or other variation are prohibited. Buildings that are visible from arterial roadways and from Interstate 10 must feature particularly interesting architectural details from all sides. 2) Massing and scale Each building within the Downtown Zone (DZ) shall have a clearly differentiated base; middle and top to reduce the overall perceived height and create a pedestrian scaled streetscape. Definition shall be obtained through the use of a variety of materials, colors and/or textures for each portion. 3) Styles The Downtown Zone architecture should create a unique environment that is distinct but complimentary to the Employment Center/Town Lake Zone and the Cultural/Mixed Use Zone. The architecture along and around Main Street and Towne Center Blvd. is encouraged to follow a thematic style based on the architecture and treatments that were used historically throughout the West. 4) Materials The predominant building materials, particularly along and around Main Street and Towne Center Blvd. shall be those that are characteristic of the West and Southwest such as adobe, stucco, brick, stone, wood (with the exception of unarticulated panel siding), decorative composites, and tinted/textured concrete masonry units and/or glass products. Other materials such as smooth -faced concrete block, undecorated tilt -up concrete panels, or pre -fabricated steel panels should only be used as accents and not dominate the exterior. The use of highly reflective, polished or glossy materials, such as mirrored glass should be limited and may be inappropriate in most contexts. 5) Colors Structures shall have subdued, light, and earth tone colors with bright colors reserved for signage and accents. b. Commercial Specific Guidelines 1) Block Layout and Building Orientation With the goal of creating a walk -able, storefront character throughout the commercial sections of the Downtown Zone (DZ), development is encouraged to follow a standard commercial block length. Employing this standard creates a framework for "shopping streets" to produce complete blocks connecting networks of public streets, alleyways, and walkways creating a more traditional downtown streetscape. W 2) Shopping Streets To create a pleasant, convenient and appealing pedestrian street front, the commercial sections of the Downtown Zone (DZ), particularly along Main Street and Towne Center Blvd, shall be designed with specific consideration for the following elements (see Exhibit III-E.1.b.2): • on -street parking • building fronts placed along the walkways with windows and doors visible and oriented facing the street. • wide walkways • shaded walkways and seating areas • pedestrian scale lighting • street trees, shrubs and flowers in planting wells • street furnishings such as benches and trash receptacles Exhibit III -E.1 .b.2 - Shopping Street a 3 0 } I� I •L street trees in sidewalk cut-outs shade o I�street lights & structures g Other street furnishings I e storefront, display parking windows, main ° entry, etc. a area for displays, pedestrian cafes, & pedestrians zone 3) Amenities Community amenities such as patios/seating areas, water features, artwork or sculpture, clock towers, pedestrian plazas with park benches, or other features located in areas accessible to the public are encouraged. c. Residential Specific Guidelines 1) Density Medium to high density residential uses will be included within the Downtown Zone to provide for the development of single-family attached and multi -family dwelling units. These units will offer many different housing configurations and foster the creation of a vibrant, 24-hour city center. The development of residential uses above ground -floor commercial uses is particularly encouraged. The target density range for the medium to high density residential in the Downtown Zone is 10 - 25 units per acre. 62 2) Character The character of the residential areas within the Downtown Zone will be that of a compact urban village, focused on common open spaces, pedestrian shopping streets and easy accessibility to a wide variety of services. 3) Massing and Scale Multi -story units are encouraged. Units should be oriented toward the street and may include stoops, porches, and balconies. The use of consistent window styles and sizes, along with the application of consistent exterior trims and finishes is encouraged to simplify and improve building elevations. The visible impact of parking areas must be minimized by either building compatible parking structures or locating parking lots behind buildings and away from the main streets. d. Town Mall A Town mall may be created along a portion of the 20 -foot wide EI Paso Natural Gas easement that angles through the Downtown Zone. The mall is envisioned as a pleasant pedestrian corridor with shaded walkways and seating that will provide a safe and pleasant pedestrian connector through Downtown and connecting to the proposed Town Square. Improvements made within the easement will be limited to those with little or no ground disturbance and must be approved by EI Paso Natural Gas. For this reason, additional area will be dedicated on either side of the easement to provide areas for planting trees and building structures, seating areas, etc. The mall will be fronted by unique shops, restaurants and businesses and these will be encouraged to add to the character of the mall by including unique architectural details, amenity landscaping, and artwork. MARAMA ROAD 1 70fflff .. I AX :a O 1 0 d Q a ,2 a ,,fes z Cif Proposed_ Pedestrian Mall 63 0 e. Town Square f. A public town square/plaza may be created at the intersection of Main Street and Towne Center Blvd. This square will be an attractive and vibrant space to attract visitors and provide a space for community gatherings such as festivals, small performances and markets. It will offer an open plaza, public seating, shade, artwork and the typical amenities necessary to accommodate visitors, such as restrooms, drinking fountains, lighting, etc. Public parking will be located nearby, as will trash enclosures and loading zones. In addition, the square shall contain a landmark feature to provide a focal point and creating a recognizable identity. This feature may be artwork, a fountain, a clock tower, a gazebo or other similar element. Amphitheater The Downtown Zone may also feature an outdoor amphitheater. This would be a venue for outdoor performances and gatherings. The design and placement will be carefully considered to ensure the maximum convenience to users while minimizing the negative affects of increased traffic and noise to local residences and businesses. Landscape Guidelines 1) General Thoughtful landscape design in the Downtown Zone will help to establish a community identity and contribute to the overall aesthetics of the zone. 2) Character Landscaping within this zone will follow a traditional urban form. Street trees will be planted along the streets to emphasize the travel corridors and enhance the pedestrian environment. Buffer plantings shall screen unwanted vistas to parking lots, loading zones, and mechanical and maintenance areas. Accent plantings shall serve to emphasize key points such as building entrances and community gateways. 64 3) Materials Hardscape materials utilized in the landscape shall conform or compliment the overall architectural materials palette. Plant materials shall conform to the Town of Marana Land Development Code Title 17, with the exception of the additional plants listed in this Specific Plan (see Appendix B). Native and adapted plant materials will be included in the plant palette with emphasis on low water use, drought tolerance, low maintenance requirements and high shade potential. Special attention shall be paid to placement of each species for optimal growth and life span. Some species listed within this Specific Plan may require special conditions such as wind protection, additional water, and/or protection from extreme temperatures. Mitigation of these needs may include such simple solutions as vegetative wind breaks, mulching, limiting sun exposure and optimizing microclimates on site. The landscaping of the streets within the Downtown Zone shall have a uniform style and design throughout. The placement of materials shall be visually similar from street to street, with specific species chosen to differentiate one street from another. Street trees are required to be planted along all roadways with the exception of residential streets and alleyways, where they are optional. Trees will be spaced based on the form and the growth habit of the particular species, with a maximum distance of 35 feet on center. Tree species to be included in the Downtown Zone streets shall be selected for their appearance, and most importantly, their ability to provide shade. Oasis plantings shall be included at entrances and pedestrian ways along the buildings and shops. Patios and paseos connecting businesses should also incorporate oasis plantings such as the following: Camellia - Camellia sp. Citrus sp. - Citrus varieties Gardenia - Gardenia varieties Hibiscus sinensis - Hibiscus varieties 4) Buffervards Prunus cerasifera 'Atropurpurea' - Purple Leaf Plum Rosa sp. - Rose varieties Seasonal annuals and bulbs Landscape buffers shall serve as screens to mitigate visual impacts. They shall provide landscape setbacks to reduce noise. They shall separate conflicting adjacent land uses and provide aesthetic transitions between adjacent land uses. Landscape buffers shall be required in this zone except along Main Street and the portions of Towne Center Blvd. that are within the Downtown Zone (see Sections III -E.1 and III -M.1). Exhibit III -E.1 .g.4a - Downtown Zone Bufferyard Width Tables * Except along Main Street and Towne Center Blvd. Street bufferyards in the Downtown Zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) Commercial 12 shrubs/accents 15' Wide Street Bufferyard (per 100 linear feet) 4 trees Light /Mixed Use Office Institutional Residential Industrial Street Commercial - _ _ 20' - 101* /Mixed Use Office - - - 10' - 101* Institutional - - - 10' - 101* Residential - - - - - 10' Light 10' 10' 10' 20' - 15' Industrial * Except along Main Street and Towne Center Blvd. Street bufferyards in the Downtown Zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) 4 trees 12 shrubs/accents 15' Wide Street Bufferyard (per 100 linear feet) 4 trees 30 shrubs/accents 65 Perimeter bufferyards in the Downtown Zone shall be comprised of the following minimum plant materials: 10' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 16 shrubs/accents 20' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 26 shrubs/accents 5) Parking areas Landscaping within off street parking areas shall comply with Town of Marana, LDC, 17.03.08 M. Main Street & To, Center Blvd. (DZ only) pedestrian, display & activity bldg. setback see Section III -11 Downtown Zone Street Trees on Typical Commercial Street me 10' Street Bufferyard 100' 1' 15' Street Bufferyard right of way pedestrian easement 10' I 15' walkway right of way public utility, road maintenance & landscape easement 10' walkway right of way public utility, road maintenance & landscape easement I 15' EXHIBIT III-E.l .g.4b DOWNTOWN ZONE STREET BUFFERYARDS 67 property adjacE propel lesser intens. use Downtown Zone 10' Perimeter Bufferyard 20' A property line - 0 adjacent t, 11 less inten use Downtown Zone 20' Perimeter Bufferyard 0 EXHIBIT III-E.I.g.4c DOWNTOWN ZONE PERIMETER BUFFERYARDS M.- h. Signage 1) Character All signage throughout the Downtown Zone shall follow the Town of Marana Land Development Code, Title 16 "Signs" and the Manual on Uniform Traffic Control Devices. Signage shall coordinate and compliment the built structures in terms of style, materials, colors, size and placement. All project entry signs shall be of monument type. 2) Types The following sign types shall be designed specifically for Marana Towne Center. The design particulars shall be defined within and governed by the Marana Towne Center Sign Program and the CC&R's. • Monument signs • Shingle signs • Building signs (attached and freestanding) flys 4D +� 4: N 0 IZIO 4&JT 14 U . 3) Materials Materials and finishes shall be compatible with those throughout the Downtown Zone. Possible choices include stucco, fieldstone and masonry. 4) Mass and Scale Signs shall be designed in context with the buildings in terms of size, style, materials and colors. Sign sizes permitted include: • Monument sign: 80 s.f. maximum, 8 ft. maximum height • Attached building sign: Up to 15% of the wall face with a maximum of 100 s.f. • Shingle sign: 10.s.f. maximum •• 2. Employment Center/Town Lake Zone Actual architectural, landscape architectural, signage and street graphics review and guidelines will be a function of the private CC&R's for this zone (see Part IV -C Design Review Committee). a. General 1) Character The character of the Employment Center/Town Lake Zone shall be that of a high quality professional corporate campus. Individual buildings shall be designed to have their own identity yet shall be similar enough to form a cohesive campus setting. Although the front fagade of a building is typically considered the focal point in terms of architectural character, all sides of the buildings shall incorporate architectural character design elements consistent with the overall design. Blank walls void of architectural character or variation are not acceptable. 2) Massing and scale A building's design shall refer to the dominant horizontal landforms of the area. Generally, a building's profile shall step in increments to achieve full height. Forms of dramatic vertical proportion should accentuate the horizontal. Large unarticulated and bulky building mass shall be avoided. Building heights and mass shall consider location on the site and possible "solar -shading" effects on adjacent building sites. Perceived building mass shall be mitigated through design that visually reduces the mass into smaller scaled components, creating a clear definition between the base, middle and top of the buildings. Building bases shall be defined through the inclusion of elements such as planters, low walls, foundation plantings and wainscoting. Roofs shall be architecturally defined through variation of form. 3) Styles The Employment Center/Town Lake Zone (EC/TL) architectural style shall be distinct yet compatible with that of the Downtown Zone and the Cultural Zone/Mixed Use Zone. It shall be identifiable as being part of the MTC project. Buildings that follow a franchise prototype design or derive their image primarily from applied iconic treatments that express corporate identity are discouraged. iT 4) Building location and orientation Buildings will be placed towards the street side of a lot with the majority of parking located behind the building towards the inside of the lot. Building fronts will be oriented towards the street. Some parking is permitted against the street side of a lot provided parking areas are not continuous but are interrupted by buildings, plazas, or landscaped open space. 5) Materials All buildings are to be predominantly materials that are characteristic of the Southwest. All materials shall be of high quality and proven durability in the desert environment. Permitted materials include: • adobe • traditional and contemporary approved stucco systems • brick • stone (natural or synthetic) • exterior insulation approved systems (EIFS and comparable). • standing seam or simulated configured tile or similar roofing. • Integrally colored concrete masonry units, • concrete and clay tile roofing along with traditional shake roofs • architectural metal. • wood siding when not of a structural nature. • additional materials as represented for consideration by the designer to the Design Review Committee (DRC). Materials such as smooth -faced concrete block, undecorated tilt -up concrete panels, or pre -fabricated steel panels shall only be used as accents and not dominate the exterior. The use of highly reflective, polished or glossy materials such as mirrored glass or metal shall be limited. 6) Colors Structures shall have subdued, light, and earth tone colors, with bright colors reserved for signage and accents. Dull, monochromatic color schemes shall be avoided. b. Site Design Guidelines 1) General Site layout and building orientation along Towne Center Blvd. shall be comfortable and appealing to pedestrians. Buildings and related site elements shall not overwhelm the site and shall fit comfortably without excessive crowding of the site or adjacent parcels. 2) Parking structures Above -grade parking structures shall be designed with features that reduce the perceived mass. Where parking structures and pedestrian areas adjoin, the exterior edge of the parking structure shall exhibit a higher level of architectural detail and be proportioned to a comfortable pedestrian scale. c. Commercial Specific Guidelines 1) Entrances The primary facade and main entrance of a building shall face the adjoining street. In cases of double frontage, architectural elements shall be employed to the design of the structure so as not to appear that the building's back is turned toward the street. 2) Exteriors Four-sided architecture is required, particularly for structures with double frontage. Blank walls, void of architectural details or other variation are prohibited. Buildings that are visible from arterial roadways and from Interstate 10 must feature particularly interesting architectural details from all sides. A minimum of 15% of the horizontal building fapade shall contain a variety of architectural features. 71 d. Light Industrial Specific Guidelines 1) Mass and Scale Structures shall vary in height, size and configuration from one another to avoid creating rows of monotonous looking big boxes. Recesses that provide shade and create an interplay of light and shadow, such as building pop -outs, covered walkways, colonnades, arcades, and other human scale openings shall be provided to reduce the impact of building mass and create visual interest. 2) Style In keeping with the corporate campus character, all industrial use buildings shall be of a similar quality and aesthetic to the commercial and professional buildings throughout the zone. Structures shall present an attractive front toward the street and all operations shall be conducted either within the structure or behind; surrounded by opaque walls or fences. The different parts of a building's facade shall be articulated through the use of color, arrangement of facade elements, or a change in materials. 3) Entrances Entries shall be consistent with the scale and massing of the building. Building entries shall be identified through the use of architectural elements such as arches, columns and colonnades, recessed entries, projecting architectural treatments, loggias, overhangs, entry path paving, arcades, and entries through plazas and courtyards. e. Residential Specific Guidelines Medium to high density residential uses will be included within the Employment Center/Town Lake Zone to provide for the development of single-family attached and multi -family dwelling units. These units will offer many different housing configurations. The target density range is 15 - 25 units per acre. 1) Character The character of the residential areas within the Employment Center/Town Lake Zone will be that of a professional campus, focused on providing high quality residential options in support of the various corporations and offices present within this zone. This area will feature common open spaces, pedestrian/bicycle paths, passive recreational areas and ease of access throughout the zone and into the Downtown Zone. 2) Massing and Scale Multi -story units are encouraged. Units shall be oriented toward the street and may include stoops, porches, and balconies. The use of consistent window styles and sizes, along with the application of consistent exterior trims and finishes is encouraged to simplify and improve building elevations. The visible impact of parking areas must be minimized by either building compatible parking structures or locating parking lots behind buildings and away from the main streets. f. Town Lake The purpose of the proposed lake is threefold. It will serve to store agricultural water that can be used to water various public landscape projects within Marana in coordination with the Town of Marana and the Cortaro Marana Irrigation District (CMID). It will be a valuable amenity in the landscape and serve as a gathering and recreational focal point within the Employment Center Campus. In addition, it will be a large enough body of water to become part of the Arizona Game and Fish, Urban Fishing Program. The lake is planned to be filled with water obtained via CMID canals and pipeline. All the necessary arrangements and agreements for this will be worked out during the design development phase. 72 The majority of the lake is planned to have a natural edge that will meander similar to a natural watercourse. There is planned to be a section that will offer a formal gathering space with a constructed "hard edge". Bridges and/or docks will be planned to allow fishing towards the middle of the lake, but the majority of fishing opportunities will be along the banks. Supportive amenities, such as seating, lighting, trash cans, cleaning stations, restrooms, etc. will be included for comfort, safety and sanitation. g. Landscape Guidelines 1) General The landscape design for the Employment Center/Town Lake Zone shall serve to create a unique sense of place and unite the various structures and uses into one cohesive campus -like setting. In the midst of this setting, will be the proposed Town Lake, serving as a focal point, recreation corridor and source of water for landscaping. 2) Character The Employment Center/Town Lake Zone is intended to be a park -like campus with multistory buildings surrounded by landscaped open space. The open space may be comprised of common area (including drainageways) in which case it shall be managed and maintained by an Owner's Association. The landscape style shall transition from urban/formal close to the structures, to a more pastoral/informal setting along the periphery. Due to the ready availability of water for landscape irrigation, the Town of Marana landscape oasis exception (Land Development Code Title 17, Landscape Requirements) shall not apply to the Employment Center/Town Lake Zone. Turf in this zone may be used for up to 50% of the landscape area. The ground plane shall be manipulated and shaped throughout this zone to create enclosed spaces, provide screening, direct the view, and break up the monotony of the flat ground plane. 3) Materials Hardscape materials utilized in the landscape shall conform or compliment the overall architectural materials palette and shall be utilized to visually unite the various structures into a cohesive whole. Changes in paving materials, decorative bollards, and/or landscape medians shall be included as means to direct and separate pedestrian and vehicular traffic. Plant materials shall conform to the Town of Marana Land Development Code Title 17, with the exception of the additional plants listed in this Specific Plan (see Appendix B). Native and adapted plant materials will be included in the plant palette with emphasis on low water use, drought tolerance, low maintenance requirements and high shade potential. Special attention shall be paid to placement of each species for optimal growth and life span. Some species listed within this Specific Plan may require special conditions such as wind protection, additional water, and/or protection from extreme temperatures. Mitigation of these needs may include such simple solutions as vegetative wind breaks, mulching, limiting sun exposure and optimizing microclimates on site. 73 The landscaping of the streets within the Employment Center/Town Lake Zone shall have a uniform style and design throughout. The placement of materials shall be visually similar from street to street, with specific species chosen to differentiate one street from another. The street trees shall be selected for their appearance, and most importantly, their ability to provide shade. 4) Recreation nodes Recreation nodes along the Towne Center Blvd. corridor will provide public parking, picnicking, fishing, walk/biking path access, and leisure viewing areas adjacent to the proposed lake. 5) Buffervards Landscape buffers shall serve as screens to mitigate visual impacts. They shall provide landscape setbacks to reduce noise. They shall separate conflicting adjacent land uses and provide aesthetic transitions between adjacent land uses. Landscape buffers shall be required in this zone and shall be based on the proposed uses as follows: Exhibit III-E.2.9.5a - Employment Center/Town Lake Bufferyard Width Tables Street bufferyards in the EC/TL zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) Commercial 16 shrubs/accents Institutional/ 4 trees Light Office Residential Street /Mixed Use Public Industrial Commercial - - _ 20' - 20' / Mixed Use Office - - - 20' - 20' Institutional/ - _ _ 20' - 20' Public Residential - - - - - 10' Light - _ _ 20' - 20' Industrial Street bufferyards in the EC/TL zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) 4 trees 16 shrubs/accents 20' Wide Street Bufferyard (per 100 linear feet) 4 trees 35 shrubs/accents Perimeter bufferyards in the EC/TL zone shall be comprised of the following minimum plant materials: 10' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 14 shrubs/accents 20' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 35 shrubs/accents 6) Parking areas All parking areas shall be screened from view. In addition, the use of raised berms is encouraged for further screening. Landscaping within off street parking areas shall comply with Town of Marana, LDC, Title 17. 74 10' 100' zizz me walkway right of way -public utility, road maintenance & landscape easement 10, 10' Street Bufferyard ay of way is utility, road maintenance idscape easement /--20'---/ 10' Perime Bufferya r propert adjac prope less intens use a p ro pe rte adjac prop( less i nten! use iU 20' Perimeter Bufferya rd 0 EXHIBIT III-E.2.g.5b EMPLOYMENT CENTER/TOWN LAKE ZONE BUFFERYARDS 75 h. Chinese garden A special garden may be created within the Employment Center/Town Lake area to celebrate the heritage of Marana and the Chinese immigrants who settled here. This garden will be a minimum of one (1) acre in size and shall be designed in the classical Chinese style. The materials and the physical arrangement of the garden shall embody the four elements of water, stone, plants and architecture. Every aspect shall be appropriate in terms of authenticity, suitability, viability and seasonal beauty. There are more than 30,000 plant species in China. Many of the known landscape plants originated in China, and have a significant influence in the culture i.' of gardens throughout the world. A list of plants must be expansive enough to allow for any plants cultivated in Chinese gardens to be planted in this garden. In addition, there are four (4) different and distinct types of gardens. Until the specific garden is chosen and plant material selected, it is not possible to submit a definitive list. For this reason, a separate list of plants will be provided specifically for the Chinese Garden when plans are submitted for the garden and may be approved, specifically for the Chinese Garden, by the Planning Director. The approved list will supplement the Town of Marana Land Development Code Title 17, and this Specific Plan. i. Town Lake The Town Lake shall have a variety of landscape treatments dependant upon the bank treatment and intended uses at each point. Where the lake abuts a paved area, landscaping shall be designed in a more formal, urban style. Where the setting is more park -like and direct views of the lake are highlighted, simple groundcover and trees shall be sufficient. There shall also be areas that provide wildlife habitat and offer a more natural wetland appearance. These areas shall be designed with grasses, reeds and other riparian species reflective of a natural watercourse. In addition to the plant species listed in the Town of Marana Land Development Code Title 17, the following species shall also be allowed in this area: Carex vulpinoidea - Fox sedge Distichlis spicata - Saltgrass Muhlenbergia asperfolia - Scratchgrass Typha domingensis - Southern Cattail j. Signage 1) Character Populus fremontii - Fremont cottonwood Salix babylonica - Weeping Willow Scirpus californicus - Bullrush All signage throughout the Employment Center/Town Lake Zone shall follow the Town of Marana Land Development Code, Title 16 "Signs" and the Manual on Uniform Traffic Control Devices. Signage shall coordinate and compliment the built structures in terms of style, materials, colors, size and placement. All entry signage shall be monument type Electronic messaging and three-dimensional changing signs are not allowed Lighted signs are permitted 76 2) Types The following sign types shall be designed specifically for Marana Towne Center. The design particulars shall be defined within and governed by the Marana Towne Center Sign Program and the CC&R's. • Monument signs • Shingle signs • Building signs (attached and freestanding) 3) Materials Materials and finishes shall be compatible with those throughout the EC/TL zone. Possible choices include stucco, fieldstone, and masonry. 4) Mass and Scale Signs shall be designed in context with the building proper, and the area of signage attached to the building shall not exceed 15% of the total. Sign sizes permitted shall include: • Monument sign: 100 s.f. maximum, 8 ft. maximum height • Attached building sign: Up to 25% of the wall face with a maximum of 200 s.f. • Shingle sign: 10 s.f. maximum 3. Cultural Mixed Use Zone Actual architectural, landscape architectural, signage and street graphics review and guidelines will be a function of the private CC&R's for this zone (see Part IV -C Design Review Committee). a. General 1) Character The CMU zone will feature a variety of uses and development shall take a variety of forms. For the most part, development in this area will be focused around the establishment of an educational campus. Surrounding uses shall compliment and coordinate with the general character of that campus. 77 2) Massing and Scale The CMU Zone acts as a transition from the high density of the Employment Center/Town Lake Zone and the low density uses on neighboring properties to the west. As such, the massing and scale shall be smaller that the EC/TL Zone and step down further towards the western property line. Large unarticulated and bulky building mass shall be avoided. Building heights and mass shall not be located on the site as to provide "solar -shading" to adjacent buildings. Perceived building mass shall be mitigated through design that visually reduces the mass into smaller scaled components, creating a clear definition between the base, middle and top of the buildings. Building bases shall be defined through the inclusion of elements such as planters, low walls, foundation plantings and wainscoting. Roofs shall be architecturally defined through variation of form, clearly pronounced eaves, parapets and cornice treatments. 3) Styles The Cultural/Mixed Use Zone architectural style Downtown Zone and the Employment Center/Town the MTC project. 4) Materials shall be distinct yet compatible with that of the Lake Zone. It shall be identifiable as being part of All buildings are to be constructed predominantly of materials that are characteristic of the Southwest. All materials shall be of high quality and proven durability in the desert environment. Permitted materials include: • adobe • traditional and contemporary approved stucco systems • brick • stone (natural or synthetic) • exterior insulation approved systems (EIFS and comparable). • standing seam or simulated configured tile or similar roofing. • integrally colored concrete masonry units • concrete and clay tile roofing along with traditional shake roofs • architectural metal. • wood siding when not of a structural nature. • additional materials as represented for consideration by the designer to the Design Review Committee (DRC). Materials such as smooth -faced concrete block, undecorated tilt -up concrete panels, or pre -fabricated steel panels shall only be used as accents. The use of highly reflective, polished or glossy materials such as mirrored glass or shiny metal are prohibited. 5) Colors Structures shall have subdued, light, and earth tone colors, with bright colors reserved for signage and accents. Dull, monochromatic color schemes shall be avoided. b. Site Design Guidelines Because the CMU Zone accommodates such a wide variety of uses, site design shall focus on delineation of each use, buffering between conflicting uses, and emphasis of movement corridors. c. Commercial Specific Guidelines 1) Character A neighborhood commercial area shall be created to provide easy access to local shopping, and professional/medical office services from the residential/retirement community. This area is intended to house small-scale commercial enterprises. Visibility and ease of access are important, at the same time, buffering of noise, light and traffic will be imperative to maintain the quality of life in the retirement community and residential area. 78 2) Exteriors Four-sided architecture is required, particularly for structures with double frontage. Blank walls, void of architectural details or other variation are prohibited. Buildings that are visible from arterial roadways and from Interstate 10 must feature particularly interesting architectural details from all sides. A minimum of 15% of the horizontal building fagade shall contain a variety of architectural features. Architectural features such as windows, pedestrian entrances, building offsets, projections, detailing, changes in materials or similar features shall be used to break up and articulate large building surfaces and volumes greater than 75 linear feet in length. 3) Mass and Scale Commercial uses within this zone shall be of a neighborhood scale. Big box type stores are not permitted. Buildings or portions of a building mass over 50 feet wide will divide their elevations into smaller parts. A pronounced change in massing, pronounced changes in wall planes and introducing significant variations in the cornice/roofline are all possible methods to accomplish the desired divisions of elevations into smaller parts. 4) Style Architectural styles and materials shall be compatible and compliment the surrounding structures and the Marana Towne Center project in general. d. Educational Campus Guidelines 1) Character An educational campus shall be created to provide facilities for classrooms, meeting rooms and laboratories with a large exterior agricultural area. This outside area may be used in various ways such as for experimental agriculture, demonstration gardens, and possibly even community garden facilities. This campus may connect directly to the retirement community to provide for easy access and to encourage interaction and cooperative learning. 2) Exteriors Buildings with exterior walls greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials. Walls that can be viewed from public streets shall be designed with windows totaling a minimum of 10% of the wall area and using architectural features for at least 50% of the wall length. Other walls shall incorporate architectural features for at least 30% of the wall length. i� 3) Mass and Scale The educational buildings shall be built at a scale to blend with and not dwarf the retirement community. 4) Style Architectural styles and materials shall be compatible and compliment the surrounding structures and the MTC project in general. e. Retirement Community Guidelines 1) Character The retirement community shall be designed with the accessibility, safety, convenience and comfort of the residents as main priorities. This shall be an "age friendly community" with residences and amenities for seniors 55 years of age and over in accordance with the federal Housing for Older Persons Act of 1995. The community is planned to offer a variety of housing options from active adult, independent living, assisted living, to skilled nursing. Housing types may include: • single attached/detached • garden homes • townhomes • multifamily residences • group homes, and apartments. The retirement community shall be fully integrated with the education campus to promote the development of partnerships with local educational and community organizations. 2) Identity The Retirement Community area shall be physically and visually defined by using elements such as fences, walls, and/or landscaping as well as visual cues such as unique materials, colors and/or textures. Entrances to the area will be clearly marked with monument signage and accent plantings. 3) Amenities This community is planned to provide recreational amenities, gathering areas and walking/biking/cart paths throughout and have convenient access to future public transportation systems. f. Residential Specific Guidelines Medium to high density residential uses will be included within the Cultural Mixed Use Zone to provide for the development of single-family attached/detached and multi -family dwelling units. These units may offer many different housing configurations. The target density range is 5 - 15 units per acre. M. s, 1) Character Residential areas within the Cultural Mixed Use Zone will be designed to create a cohesive community with tree -lined streets and porches fronting on broad walkways to encourage interaction among residents. The emphasis will be on pedestrian and bicycle circulation. 2) Massing and Scale Multi -story units are encouraged. Units shall be oriented toward the street and may include stoops, porches, and balconies. The use of consistent window styles and sizes, along with the application of consistent exterior trims and finishes is encouraged to simplify and improve building elevations. The visible impact of parking areas must be minimized by either building compatible parking structures or locating parking lots behind buildings and away from the main streets. g. Tourist Farm Guidelines The proposed tourist farm shall be an important element of the CMU Zone. The farm buildings shall be designed within the architectural vernacular style characteristic of the early farms in Marana. This farm is intended to attract locals and visitors and offer a variety of programs, demonstrations and activities centered on Marana's agricultural history. This may include displays of farm equipment, gardens, u -pick fruit orchards, picnicking areas, and an interpretive center. This area shall be attractive, inviting, and easy to find by visitors entering Marana off Interstate 10. At the same time, the traffic, light and noise generated in this area shall be buffered so as not to intrude upon the neighboring uses in this zone. h. Landscape Guidelines 1) General The landscape for the Cultural/Mixed Use Zone shall extend the pastoral campus setting created in the Employment Center/Town Lake Zone to a smaller and more rural theme and scale. The landscaping throughout this zone shall feature loose, informal plantings with functional layouts and seasonal color to impart the feeling of an agrarian setting. Plantings may be organized in groves, lining streets and sidewalks, and along property lines. Landscaping shall be used to create outdoor spaces, as buffering between uses, for shade, wildlife habitat, erosion control and aesthetics. Fruit bearing plant materials shall predominate the plant palette with emphasis on maintenance and high shade potential. 2) Materials Hardscape materials utilized in the landscape shall conform or compliment the overall architectural materials palette and shall be utilized to visually unite the various structures into a cohesive whole. Plant materials shall conform to the Town of Marana Land Development Code Title 17, with the exception of the additional plants listed in this Specific Plan (see Appendix B). Native and adapted plant materials will be included in the plant palette with emphasis on low water use, drought tolerance, low maintenance requirements and high shade potential. Special attention shall be paid to placement of each species for optimal growth and life span. Some species listed within this Specific Plan may require particular conditions such as wind protection, additional water, and/or protection from extreme temperatures. Mitigation of these needs may include such simple solutions as vegetative wind breaks, mulching, limiting sun exposure and optimizing microclimates on site. The landscaping of the streets within the CMU shall have a uniform style and design throughout. The placement of materials shall be visually similar from street to street, with specific species chosen to differentiate one street from another. The street trees shall be selected for their appearance, and most importantly, their ability to provide shade. E2 3) Buffervards Landscape buffers shall serve as screens to mitigate visual impacts. They shall provide landscape setbacks to reduce noise. They shall separate conflicting land uses and provide aesthetic transitions between adjacent land uses. Landscape buffers shall be required in this zone and shall be based on the proposed uses as follows: Exhibit III-E.3.h.3a - Cultural/Mixed Use Zone Bufferyard Width Tables Street bufferyards in the Cultural/Mixed Use Zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) Commercial 16 shrubs/accents Institutional/ 4 trees Retirement Office Residential Street /Mixed Use Public Community Commercial _ _ 10' 20' 20' 20' /Mixed Use Office - - 10' 20' 20' 20' Institutional/ _ _ - 10' 10' 10' Public Residential - - - - - 10' Retirement _ - - - - 10' Community Street bufferyards in the Cultural/Mixed Use Zone shall be comprised of the following minimum plant materials: 10' Wide Street Bufferyard (per 100 linear feet) 4 trees 16 shrubs/accents 20' Wide Street Bufferyard (per 100 linear feet) 4 trees 36 shrubs/accents Perimeter bufferyards in the CMU zone shall be comprised of the following minimum plant materials: 10' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 16 shrubs/accents 20' Wide Perimeter Bufferyard (per 100 linear feet) 4 trees 30 shrubs/accents 4) Parking areas All parking areas shall be screened from view. In addition, the use of raised berms is encouraged for further screening. Landscaping within off-street parking areas shall comply with Town of Marana, LDC, Title 17. 82 10' walkway right of way public utility, road maintenance & landscape easement -11 10' 10' Street Bufferyard 10' Perimeter Bufferyard property line adjacent property less inte--- use f10'f -:.. I 100' walkway right of way public utility, road maintenance & landscape easement 1 20' 20' Street Bufferyard 20 EXHIBIT III-E.3.h.3b CULTURAL/MIXED USE ZONE BUFFERYARDS 83 20' Perimeter property line ,5.. Bufferyard adjacent property , "g less intense �. : 100' use �s,� �.. EXHIBIT III-E.3.h.3b CULTURAL/MIXED USE ZONE BUFFERYARDS 83 L Signage 1) Character All signage throughout the Cultural/ Mixed Use Zone shall follow the Town of Marana Land Development Code, Title 16 "Signs" and the Manual on Uniform Traffic Control Devices. Signage shall coordinate and compliment the built structures in terms of style, materials, colors, size and placement. • Project entry signs shall be of monument type • Electronic messaging and three-dimensional changing signs are not allowed • Lighted signs are permitted 2) Types The following sign types shall be designed specifically for Marana Towne Center. The design particulars shall be defined within and governed by the Marana Towne Center Sign Program and the CC&R's. Monument signs Shingle SignsN• Building signs (attached and freestanding 3) Materials Materials and finishes shall be compatible with those throughout the CMU zone. Possible choices include stucco, fieldstone and masonry. 4) Mass and Scale Signs shall be designed in context with the building proper, and the area of signage attached to the building shall not exceed 15% of the total. Sign sizes permitted: • Monument sign: 80 s.f. maximum, 8 ft. maximum height • Attached building sign: Up to 15% of the wall face with a maximum of 100 s.f. • Shingle sign: 10.s.f. maximum F. Landscape Irrigation Landscaped areas shall be irrigated by a state-of-the-art automatic, underground irrigation system that follows the Smart Water Application Technologies Protocol as defined by the Irrigation Association (http://www.irrigation.org). In the even non -potable water service is available, all landscaping shall be irrigated with non -potable water where practicable. Paving shall be designed and installed to comply with the Americans with Disabilities Act and all Town of Marana requirements. Paving treatments shall be included as an amenity, and used to differentiate between vehicular and pedestrian traffic areas. Special coloring and texturing shall be used to highlight potential areas of conflict such as crosswalks and driveways. Whenever possible, paving will include or be comprised of recycled and/or sustainable materials. 84 Paving materials shall be selected with regards to mitigating the heat island effect (see Section III -L). These will include materials that are light colored, reflective and permeable/porous. Large, contiguous expanses of dark, impervious, exposed paving shall be avoided. H. Entry Features Marana Towne Center will have entry features at key gateways to the project. These features will be designed and constructed by the Master Developer in conjunction with the construction of the streetscapes. The entry features will serve to identify Marana Towne Center, welcome visitors to the development, and delineate the project boundaries. The entries will conform to the styles, colors and materials typical throughout MTC thus helping to establish the tone of the development. The exact size, placement and configuration of the entry features will be determined during the design development phase of the project. 1. Primary Entry Monumentation The design of the major entries to the project shall be large and distinctive. They shall include particularly striking monument signage and accompanying landscaping. The primary entries shall be at the following intersections: • Main Street & Marana Road • Tangerine Farms Road & Marana Road • Tangerine Farms Road & Grier Road 2. Secondary Entry Monumentation The design of the secondary entries shall mirror that of the primary entries except they shall be of a smaller scale and with a smaller footprint. The secondary entries shall be at the following intersections: • Main Street & Sandario Road • Sanders Road & Grier Road • Sanders Road & Marana Road Lighting fixtures shall be included in the CC&R's and separate design guidelines for this project and shall be chosen to coordinate with the style and colors of the surrounding structures and the development as a whole. Lighting shall be sufficient to provide reasonable and adequate illumination to ensure safety for persons and property. Lighting features shall be located to identify hazards to pedestrian and vehicular circulation, and permit routine surveillance by security personnel. All lighting shall conform to the Town of Marana Outdoor Lighting Code. In addition, all street and parking lot lighting shall be provided with state-of-the-art LED fixtures. Roadways shall be designed to conform to the Marana Subdivision Street Standards with the exception of the specifications included herein. 1. Typical Commercial Street Towne Center Boulevard and Main Street shall each be developed as a 90 -foot right of way, two-lane roadway with a continuous left turn lane (See Exhibit III -J.1). Angled, back -in parking will provide ease of parking and access, and a ten -foot (10 ft.) pedestrian easement complete with landscaping, amenities and shade, will create an inviting and pleasant streetscape. A fifteen (15) foot front yard setback is required for Main Street & Towne Center Blvd (within the Downtown Zone only)(see Sections III -E.2 and III -J.1). This setback will be designated as common area and be leased back to abutting business owners by the Marana Towne Center Downtown Association (as regulated by the applicable CC&R's) to provide for merchant displays, markets and sidewalk cafes during normal business hours, provided the pedestrian walkway area remains clear. 85 W C c a � v 0- UN c 0 Q4 - S5:r ) c _ CO a, u C: a a --- ------------------- C: ------------------ c a ------------------- �C: } �— o— u N C: a > 6 ------------------- � c � Cd - c v C: --- ----------- (U c-------- �. 0.S C U c N O Q -0 •- - C!7 P r•> N r s U � � C� O 2 N 06�2 y M --Io U m w — cn 2 cn X N LU O ce U H LU LU H V) J Q U LU O U J Q U Ce W H w W ZZ 0 Z Q Ce Q 6 1. Vehicle Parking Parking areas shall be designed with maximum consideration to pedestrians. Walkways will be provided throughout to connect to surrounding businesses and thoroughfares (in compliance with the Americans with Disabilities Act requirements). Vehicle/pedestrian conflicts shall be minimized by separating walkways from parking area access lanes (PAAL's). Shade shall be maximized throughout parking areas and along pedestrian pathways by the inclusion of trees and/or awnings and canopies. 2. Bicycle Parking To encourage bicycle travel, parking facilities must be convenient, accessible and safe. Short term (Class 1) and long term (Class 11) parking options shall be provided to allow for recreational and commuter uses. Bicycle parking shall be provided through Marana Towne Center at the rate of 5% of required parking. Of those spaces, 75% will be Class I and 25% will be Class 11. Racks shall be placed within the same or another block within 150 -feet of the use. Bicycle racks shall be selected ready-made or custom fabricated but in all cases, they shall coordinate in color, shape and style with the other furnishings (trash cans, benches, light standards, etc.) on site. Short- term racks must be of a type that provides stabilization for the bike and permits ease in locking through the rack and back wheel. The following are examples of suitable short-term racks. Exhibit III-K.2a - Suitable Bicycle Racks **A - The following racks are unsuitable, as they do not provide adequate support or ease in locking. Exhibit III-K.2b - Unsuitable Bicycle Racks Signage shall be provided through the project to clearly delineate bicycle paths and parking areas, especially if parking areas are not directly visible from the bicycle path or street. All Class I bicycle parking shall be located within 50 -feet of the main entrance to a building and the racks should be visible from the front of the building. The area shall well lighted, shielded from sun, and offer enough room for bicyclists to comfortably maneuver. 87 Class II (long term) parking may be located away from the front entrance of buildings, provided it is in an area that offers employees ready access to employee entrances. Due to the nature and hours of long term parking, security is paramount. The area should be well lighted, visible and sheltered. In addition, the area should have signage with contact information indicating the name, address and phone number of the property owner. L. Heat Island /Mitigation The United State Environmental Protection Agency (EPA) defines a heat island as "an umbrella of air, often over a city or built-up area, that is warmer than the air surrounding it". The difference in air temperature between a natural area and a developed area can be as much as 20 degrees. Add additional heat on to a normal southwestern summer and the consequence is more than mere discomfort. The EPA states that extreme heat is the leading weather-related killer in the United States. In addition to the danger to humans and animals, increased temperatures lead to an increase in electricity use, an increase in air pollution and an increase in ground -level ozone concentrations. Increased electricity use in turn increases the global demand for fossil fuels, which in turn increases carbon emissions that lead to global warming. By designing with heat in mind, mitigation measures can be included in the design programming stage of a development to ensure that standards are in place prior to construction. Heat mitigation measures may include increasing the amount and type of vegetation throughout a development; using "cool" materials for paving, roofing and building; and arranging buildings in a manner that takes airflow and solar angle into consideration. Heat island mitigation is an important component in the design guidelines for the Marana Towne Center project and development of the site should follow the recommendations made by the EPA and others in the Smart Growth community. 1. Site Design Considerations Although tall buildings may block the sun and create significant shade, when clustered in groups, they can also form urban canyons. When these canyons funnel airflow, they may create unpleasant wind tunnels or, when they block airflow, may create heat pockets that remain long after the sun has set. Solar angles and wind directions shall be considered when buildings are sited to avoid the creation of urban heat/wind canyons. The size and configuration of paved areas are also a consideration when designing for heat island mitigation. Large open expanses of concrete or asphalt absorb heat all day and radiate that heat back all night. Parking lots and paved areas shall be laid out in small sections with shade creating planters or buildings used for separation. Large expanses of contiguous paving shall be avoided. 2. Materials a. Cool Paving Utilizing "cool" paving, materials that are more reflective, less conductive and with a lower heat capacity, may reduce overall air temperature by limiting heat absorption and transmission. In addition, permeable paving can be considered "cool' because it allows for air and moisture circulation, that in turn, helps to lower the temperature of the paving and heat transmission. Examples of cool paving may include: Portland Cement concrete (PCC), asphalt chip seals, asphalt emulsion seal coats, plastic grid pavement systems, porous asphalt pavements, porous block pavement systems, porous Portland Cement concrete, white -topping, resin -based pavements. "Cool" paving materials shall be used in Marana Towne Center wherever practicable. Materials and methods must comply with the most current building codes as adopted by the Town of Marana at the time of permit submissions. All paving methods used for vehicular traffic shall be capable of providing adequate support for fire apparatus of a WB -40 design, weighing a minimum of 75,000 pounds. b. Cool Roofing The EPA states that traditional roofs in the United States can reach summer peak temperatures of 150 to 185°F; increasing nearby air temperature and temperatures inside buildings. This leads to increased 13 need for air conditioning, which in turn, leads to increased electricity use. "Cool" roofing materials shall be employed in Marana Towne Center wherever practicable to limit solar absorption and conductivity. Materials and methods must comply with the most current building codes as adopted by the Town of Marana at the time of permit submissions c. Vegetation Landscaping is a valuable asset in mitigating heat islands, as vegetated areas are measurably cooler. Not only do trees and shrubs provide shade to buildings and paving, but they also cool the surrounding air temperature through evapotranspiration. Landscaping throughout Marana Towne Center shall be designed to maximize the cooling benefits of vegetation. Large expanses of paving shall be broken by landscaped islands and planters, and large shade trees shall be included wherever possible. i7 PART IV - IMPLEMENTATION & ADMINISTRATION The purpose of this section is to describe the procedures required for the implementation of the Marana Towne Center Specific Plan on development of the site. -�- • =+rr r • +N The specific plan area shall be developed in accordance with the criteria outlined in this plan and accompanying documents and in accordance with other land use and zoning regulations of the Town of Marana. In cases where discrepancies occur between this Specific Plan and the Town of Marana Development Standards, the development regulations contained in the Marana Towne Center Specific Plan will prevail. If however, an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana LDC that are in place at the time of development will be used by the Planning Director as the guideline to resolve the unclear issue, condition or situation. C. Design Review Committee A Design Review Committee (DRC) shall be formed by the Marana Towne Center Master Developer to review development proposals within Marana Towne Center. The DRC will review and approve development plans for conformance with the Marana Towne Center Specific Plan and the CC&R's before the development plans are approved by the Town of Marana or any construction begins. The DRC will refine these standards, establish review procedures and administer the design review process for Marana Towne Center. Specifically, the DRC will review design issues relating to site design, architectural elevations, entry statements, screen and buffer design, landscape plans, utility design/construction and sign design within the project to ensure compliance with this Specific Plan. This review procedure will ensure that the high standards defined in this document are maintained. E + r Phasing is extremely difficult over time as markets tend to contract (as it stands currently) and expand more quickly. However, for the purposes of this development, the following is a reasonable estimate of the project phasing: Exhibit IV -D.1 - Project Phasing % of Phasing by 5 -Year Increments'` Planning Area Acreage 2012- 2017- 2022- 2027- 2032- 2017 2022 2027 2032 2067 Downtown Zone 131 5% 15% 30% 60% 80% Employment Center/Town Lake Zone 177 0% 15% 30% 40% 70% Cultural Mixed Use Zone 129 0% 10% 25% 40% 70% Mixed Use 25 0% 10% 50% 80% 100% Neighborhood Commercial M 87800 -,_�, The Master Developer shall create a Master Association consisting of the major developers of the Downtown Zone, Employment Center/Town Lake Zone and Cultural/Mixed Use Zone to administer specific design guidelines for each. The Master Developer will also create master design CC&R's for the overall project and individual use areas. The implementation of the Marana Towne Center Specific Plan is the responsibility of the Master Developer. At any time, the Master Developer may relinquish his/her 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 Town of Marana Development Services Department and the Master Association shall be responsible for ensuring all policies and standards laid out in the plan are followed during development review. F. Development Review Procedures All proposed subdivision plats, improvement plans, development plans and building permits within the Marana Towne Center Specific Plan will be submitted to the Town for approval and permitting based on Town of Marana procedures in effect at the time of submittal. No clearing, grading, or construction of any type will commence until the appropriate permits have been approved and obtained. G. Specific Plan Revisions and Amendments The Marana Towne Center Specific Plan could not possibly address every aspect related to the development of the site now and into the future. As a result, providing a framework for amendments and revisions to the plan is a necessity. Specific Plan amendment proposals should be consistent and in substantial conformance with the remainder of the Specific Plan and with other applicable regulatory plans adopted by the Town of Marana A presubmittal meeting will be scheduled with the Town of Marana Planning Department. Depending on the amendment request, the Planning Director will determine the degree of the amendment as either "Non - substantial" or "Substantial" Change. "Non -substantial" change amendment requests will be addressed to the Town of Marana Planning Director, who may or may not grant the request administratively. "Non -substantial" changes are hereby defined as those that would not increase a building size by more than 15%, increase height by 20%, or change setbacks by more than 20%. In addition, since no "allowed use" list can ever be all-inclusive, the Planning Director may permit uses not specifically defined, yet are within the general nature of uses otherwise permitted. "Substantial" changes; including land use changes of a significant nature will be processed in accordance with "Specific Plan Changes" procedures outlined in the Town of Marana Land Development Code. The Planning staff will review the requested amendment for consistency with the General Plan and determine whether the need to amend the Specific Plan can be supported by the consistency requirements of the Town Code and Arizona State law. H. Specific Plan Report The owner or agent for the adopted Specific Plan will annually submit a written report to the Town of Marana that contains details of the past year's development activities, as established in the Town of Marana, Land Development Code, Title 5 Zoning, Section 05.06.08 and specified in the Marana Ordinance 91.04, 5/91. I. Fees Fees will be assessed as indicated by the Town of Marana adopted fee schedule current at the time of application. 211 APPENDIX A - MTC vs. Marana Land Development Code Legend a. Permitted Uses (P) Uses specifically permitted in this Plan b. Permitted Uses Subject to a Conditional Use Permit (C) Uses that are permitted only when a Conditional Use Permit (CUP) is granted in accordance to the procedures of the Town of Marana c. Prohibited Uses (X) Uses specifically prohibited in this Plan M Marana Towne Center Marana Land Development Specific Plan Code Downtown Zone (DZ) Village Commercial (VC) Uses Zone Commercial Commercial agricultural uses (as an interim use until a parcel is developed in conformance with the Specific Plan) including: field crops, P X truck gardening, flower gardening, plant nurseries and green houses, orchards, aviaries, and apiaries. Agricultural or industrial equipment sales X X Apparel stores P P Appliance stores P P Auditorium/theater, not including drive-ins P X Auto dealers X P Automobile or metal scrap yards X X Automobile paint, body & fender shops X X Auto rental C X Automotive service/garage C C Automotive supplies C P Bakery P P Banks and financial institutions (with an C C associated drive-through) Banks and financial institutions without P P associated drive-through Barber and beauty shops P P Bars and cocktail lounges not a part of a P X bonafide restaurant M Uses Marana Towne Center Specific Plan Marana Land Development Code Downtown Zone (DZ) Village Commercial (VC) Zone Blueprinting, photostatting, photoengraving, printing, copying, publishing, book binding, and mailing P X Car wash C P Clubs, lodges and meeting halls P C Commercial parking facilities P X Contractor's yard X X Convenience store with or without fuel pumps and with or without liquor sales P P Day care facilities P P Demonstration/botanical garden, tourist farm P X Department stores P P Drug stores P P Florist shops P P Food stores including small grocery stores, delis, candy stores, and dairy product sales P P Furniture stores P P Gasoline station P P General retail P P Hardware stores (no open storage) P P Health/fitness club P X Heavy equipment sales or lease X X Large retail (i.e. big box) C P Laundromat, dry cleaners and tailor P P Lodging (hotel/motel) P X Mail order and vending (wholesale) X X Manufacturing involving any animal based products X X Microbrewery and pub P P Microbrewery without an associated pub X X Office equipment sales and service (when part of a building complex) P P Outdoor kennels X X Package liquor stores P P Pet and pet supply stores (with indoor kennels) P P Plant nurseries and greenhouses X C Recycling centers X X Repair shops for appliances, bicycles, etc. P X A-2 A-3 Marana Towne Center Marana Land Development Specific Plan Code Downtown Zone (DZ) Village Commercial (VC) Uses Zone Restaurants, including carry -out establishments (without an associated drive- P P through) Restaurants, including carry -out establishments (with an associated drive- C C through) Retail warehouse outlet P P Second hand store P X Sexually oriented business (adult X X entertainment) Shoe repair P P Social and civic clubs P C Showroom catalog stores P P Stationary stores P P Super drug stores (>10,000 s.f.) C P Supermarkets C P Theaters, not including drive-ins P P Variety stores P P Wholesale business C X Office Corporate and regional headquarters facilities P X and offices Financial services: accounting, auditing, book- keeping, tax consultation, collection agencies, credit services, insurance and investment P P security and commodity brokers, dealers and exchanges, insurance and financial planning General offices: real estate, data processing, executive suites, photographic services, travel P P agents, research services and administrative offices. Medical and dental: offices, laboratories, P P clinics and pharmacies Professional offices: law, architectural, engineering, planning, business, financial and P P management consulting Veterinary clinic and hospital (completely P P enclosed) Public/Institutional Amphitheater P X Churches, temples and other places for P P religious services A-3 A-4 Marana Towne Center Marana Land Development Specific Plan Code Downtown Zone (DZ) Village Commercial (VC) Uses Zone Community Center P P Cultural Center P P Electrical transmission facility provided it is screened by a min. 10 -foot wall and 20 -foot X X landscaped buffer containing medium height trees at a mature size of not less than 10 feet. Group home X C Institutions of educational, philanthropic and P C charitable nature Library, museum, and planetarium P X Public and private schools C C Public facilities (government, civic, utility) P P Residential Single family attached (duplex) C P Single family detached C P Multi -family, live/work, apartments, and P X condominiums Active adult community and related facilities such as Alzheimer's care, nursing care, X X assisted living, community centers and recreational facilities Light Industrial Apparel products manufacturing and sale X X Bio -technology facilities X X Manufacturing, research, assembly, testing and repair of components, devices, equipment X X and systems and parts Newspaper, magazine publishing C X Optics and optical science facilities X X Radio and television broadcasting P X Research laboratories and facilities, development laboratories and facilities X X including compatible light manufacturing Telecommunications call center C X Warehouse and distribution in connection with X X a permitted use (maximum 50%) A-4 Temporary and Seasonal Sales lot for Christmas trees, pumpkin sales, These uses shall be and other seasonal items permitted as regulated by the Marana Towne Center Downtown XAssociation Street fairs, markets, concerts, promotions Street front display, cafes and retail sales and in compliance with the Street vendors and peddlers including food carts Conditions Covenants & Restrictions (CC&R's) Development Standards Minimum lot area None 10 acres Maximum site coverage None 35% A minimum 10 -foot setback is required along all streets except along Minimum street building setback Main Street & Towne 30 ft. Center Blvd.(within the Downtown Zone only) Along those streets the setbacks shall be: 15 ft. Minimum side/rear yard building setback None 20 ft. Maximum building height 100 ft. 50 ft. Minimum landscape coverage None 10% A-5 B. Employment Center/Town Lake Zone Legend a. Permitted Uses (P) Uses specifically permitted in this Plan b. Permitted Uses Subject to a Conditional Use Permit (C) Uses that are permitted only when a Conditional Use Permit (CUP) is granted in accordance to the procedures of the Town of Marana c. Prohibited Uses (X) Uses specifically prohibited in this Plan ►M Marana Towne Center Marana Land Development Specific Plan Code Employment Center/Town Lake Zone Campus Business Center Uses (EC/TL) (CBC) Commercial Commercial agricultural uses (as an interim use until a parcel is developed in conformance with the Specific Plan) including: field crops, P X truck gardening, flower gardening, plant nurseries and green houses, orchards, aviaries, and apiaries. Agricultural or industrial equipment sales X X Apparel stores P X Appliance stores P X Auditorium/theater, not including drive-ins P X Auto dealers X X Automobile or metal scrap yards X X Automobile paint, body & fender shops X X Auto rental C X Automotive service/garage X X Automotive supplies X X Bakery P X Banks and financial institutions (with an P P associated drive-through) Banks and financial institutions (without P P associated drive-through) Barber and beauty shops P X Bars and cocktail lounges not a part of a P X bonafide restaurant Blueprinting, photostatting, photoengraving, printing, copying, publishing, book binding, and P C mailing ►M Uses Marana Towne Center Specific Plan Marana Land Development Code Employment Center/Town Lake Zone (EC/TL) Campus Business Center (CBC) Car wash P X Clubs, lodges and meeting halls P X Commercial parking facilities P X Contractor's yard X X Convenience store with or without fuel pumps and with or without liquor sales P X Day care facilities P C Demonstration/botanical garden, tourist farm P X Department stores P X Drug stores P X Florist shops P X Food stores including small grocery stores, delis, candy stores, and dairy product sales P X Furniture stores P X Gasoline station P X General retail P X Hardware stores (no open storage) P X Health/fitness club P X Heavy equipment sales or lease X X Large retail (i.e. big box) C X Laundromat, dry cleaners and tailor P X Lodging (hotel/motel) P P Mail order and vending (wholesale) P X Manufacturing involving any animal based products X X Microbrewery and pub P X Microbrewery without an associated pub C X Office equipment sales and service (when part of a building complex) P X Outdoor kennels X X Package liquor stores P X Pet and pet supply stores (with indoor kennels) P X Plant nurseries and greenhouses P X Recycling centers X X Repair shops for appliances, bicycles, etc. P X Restaurants, including carry -out establishments (without an associated drive- through) P C A-7 A-8 Marana Towne Center Marana Land Development Specific Plan Code Employment Campus Business Center Uses Center/Town Lake Zone (CBC) (EC/TL) Restaurants, including carry -out establishments (with an associated drive- P C through) Retail warehouse outlet P X Second hand store X X Sexually oriented business (adult X X entertainment) Shoe repair X X Social and civic clubs P X Showroom catalog stores P X Stationary stores P X Super drug stores (>10,000 s.f.) P X Supermarkets P X Theaters, not including drive-ins P X Variety stores P X Wholesale business C X Office Corporate and regional headquarters facilities P P and offices Financial services: accounting, auditing, book- keeping, tax consultation, collection agencies, credit services, insurance and investment P P security and commodity brokers, dealers and exchanges, insurance and financial planning General offices: real estate, data processing, executive suites, photographic services, travel P P agents, research services and administrative offices. Medical and dental: offices, laboratories, P P clinics and pharmacies Professional offices: law, architectural, engineering, planning, business, financial and P P management consulting Veterinary clinic and hospital (completely P X enclosed) Public/Institutional Amphitheater P X Churches, temples and other places for P C religious services Community Center P X Cultural Center P X A-8 Marana Towne Center Marana Land Development Specific Plan Code Employment Campus Business Center Uses Center/Town Lake Zone (CBC) (EC/TL) Electrical transmission facility provided it is screened by a min. 10 -foot wall and 20 -foot C X landscaped buffer containing medium height trees at a mature size of not less than 10 feet. Group home C X Institutions of educational, philanthropic and P X charitable nature Library, museum, and planetarium P X Public and private schools P C Public facilities (government, civic, utility) P X Residential Single family attached (duplex) C X Single family detached C X Multi -family, live/work, apartments, and P X condominiums Active adult community and related facilities such as Alzheimer's care, nursing care, C X assisted living, community centers and recreational facilities Light Industrial Apparel products manufacturing and sale P P Bio -technology facilities P P Manufacturing, research, assembly, testing and repair of components, devices, equipment P P and systems and parts Newspaper, magazine publishing P P Optics and optical science facilities P P Radio and television broadcasting P Research laboratories and facilities, development laboratories and facilities P P including compatible light manufacturing Telecommunications call center C P Warehouse and distribution in connection with C C a permitted use (maximum 50%) Temporary and Seasonal Sales lot for Christmas trees, pumpkin sales, These uses shall be and other seasonal items permitted as regulated by the Marana Towne Center Downtown XAssociation Street fairs, markets, concerts, promotions Uses Street front display, cafes and retail sales and in compliance with the Street vendors and peddlers including food carts Conditions Covenants & use until a parcel is developed in conformance Restrictions (CC&R's) Development Standards Minimum lot area None For industrial uses:43,560 sf For office uses: 20,000 s.f. Maximum building coverage None 30% Minimum front yard building setback 20 ft. 50 ft. Maximum building height 200 ft. 50 ft. C. CulturallMixed Use Zone Legend a. Permitted Uses (P) Uses specifically permitted in this Plan b. Permitted Uses Subject to a Conditional Use Permit (C) Uses that are permitted only when a Conditional Use Permit (CUP) is granted in accordance to the procedures of the Town of Marana c. Prohibited Uses (X) Uses specifically prohibited in this Plan Marana Towne Center Marana Land Development Specific Plan Code Cultural/MCU) Use Zone Mixed -Use MU -1 Uses Commercial Commercial agricultural uses (as an interim use until a parcel is developed in conformance with the Specific Plan) including: field crops, P X truck gardening, flower gardening, plant nurseries and green houses, orchards, aviaries, and apiaries. Agricultural or industrial equipment sales X X Apparel stores P X Appliance stores P X Auditorium/theater, not including drive-ins P X Uses Marana Towne Center Specific Plan Marana Land Development Code Cultural/MCU) Use Zone Mixed -Use MU -1 Auto dealers X X Automobile or metal scrap yards X X Automobile paint, body & fender shops X X Auto rental X X Automotive service/garage X P Automotive supplies X X Bakery P X Banks and financial institutions (without an associated drive-through) P X Banks and financial institutions (with an associated drive-through) P X Barber and beauty shops P P Bars and cocktail lounges not a part of a bonafide restaurant C X Blueprinting, photostatting, photoengraving, printing, copying, publishing, book binding and mailing C X Car wash P X Clubs, lodges and meeting halls P X Commercial parking facilities P X Contractor's yard X P Convenience store with or without fuel pumps and with or without liquor sales P X Day care facilities P X Demonstration/botanical garden, tourist farm P X Department stores P X Drug stores P X Florist shops P X Food stores including small grocery stores, delis, candy stores, and dairy product sales P X Furniture stores P X Gasoline station P X General retail P X Hardware stores (no open storage) P X Health/fitness club P X Heavy equipment sales or lease X X Large retail (i.e. big box) C X Laundromat, dry cleaners and tailor P X Lodging (hotel/motel) P Mail order and vending (wholesale) C X A-77 Uses Marana Towne Center Specific Plan Marana Land Development Code Cultural/MCU) Use Zone Mixed -Use MU -1 Manufacturing involving any animal based products X C Microbrewery and pub P X Microbrewery without an associated pub X X Office equipment sales and service (when part of a building complex) X X Outdoor kennels X P Package liquor stores P X Pet and pet supply stores (with indoor kennels) P P Plant nurseries and greenhouses P P Recycling centers X X Repair shops for appliances, bicycles, etc. P P Restaurants, including carry -out establishments (with an associated drive- through) P X Restaurants, including carry -out establishments (without an associated drive- through) P X Retail warehouse outlet X X Second hand store P P Sexually oriented business (adult entertainment) X C Shoe repair P X Social and civic clubs P X Showroom catalog stores X X Stationary stores P X Super drug stores (>10,000 s.f.) P X Supermarkets P X Theaters, not including drive-ins X X Variety stores P X Wholesale business X X Office Corporate and regional headquarters facilities and offices P X Financial services: accounting, auditing, book- keeping, tax consultation, collection agencies, credit services, insurance and investment security and commodity brokers, dealers and exchanges, insurance and financial planning P P A-12 A-13 Marana Towne Center Marana Land Development Specific Plan Code Cultural/MCU) Use Zone Mixed -Use MU -1 Uses General offices: real estate, data processing, executive suites, photographic services, travel P P agents, research services and administrative offices. Medical and dental: offices, laboratories, P C clinics and pharmacies Professional offices: law, architectural, engineering, planning, business, financial and P P management consulting Veterinary clinic and hospital (completely P P enclosed) Public/Institutional Amphitheater C X Churches, temples and other places for P P religious services Community Center P X Cultural Center P X Electrical transmission facility provided it is screened by a min. 10 -foot wall and 20 -foot C X landscaped buffer containing medium height trees at a mature size of not less than 10 feet. Group home P P Institutions of educational, philanthropic and P X charitable nature Library, museum, and planetarium P X Public and private schools P X Public facilities (government, civic, utility) P X Residential Single family attached (duplex) P X Single family detached P P Multi -family, live/work, apartments, and P X condominiums Active adult community and related facilities such as Alzheimer's care, nursing care, P C assisted living, community centers and recreational facilities Light Industrial Apparel products manufacturing and sale X C Bio -technology facilities X X A-13 Marana Towne Center Marana Land Development Specific Plan Code Cultural/MCU) Use Zone Mixed-Use MU-1 Uses Manufacturing, research, assembly, testing and repair of components, devices, equipment X C and systems and parts Newspaper, magazine publishing X C Optics and optical science facilities X C Radio and television broadcasting X X Research laboratories and facilities, development laboratories and facilities X X including compatible light manufacturing Telecommunications call center X X Warehouse and distribution in connection with X C a permitted use (maximum 50%) Temporary and Seasonal Sales lot for Christmas trees, pumpkin sales, These uses shall be and other seasonal items permitted as regulated by the Marana Towne Center Downtown XAssociation Street fairs, markets, concerts, promotions Street front display, cafes and retail sales and in compliance with the Street vendors and peddlers including food carts Conditions Covenants & Restrictions (CC&R's) Development Standards Minimum lot area None 1 acre Minimum front yard building setback 20 ft. 30 ft. Minimum side/rear yard setback 10 ft. (adjacent to 25 ft. residential) Maximum lot coverage None 55% Maximum building height 100 ft. 24 ft. Appendix B - MTC Plant List In addition to the plants listed on the Town of Marana Official Regulatory Plant List, the following plants are also permitted within Marana Towne Center. Marana Towne Center Supplemental Plant List Scientific Name Common Name Acer sp. Camellia sp. Carya illinoinensis Carex vulpinoidea Citrus sp. Dahlbergia sissoo Distichlis spicata Fraxinus velutina Gardenia jasminoides Ginkgo sp. Grevillea robusta Lagerstroemia indica Magnolia grandiflora Muhlenbergia asperfolia Olea europaea 'Swan Hill' Pistacia X 'Red Push' Platanus sp. Populus fremontii Prosopis hybrid 'Phoenix' Prunus cerasifera 'Autopurpurea' Quercus fusiformis Quercus ilex Rosa sp. Salix babylonica Scirpus californicus Typha domingensis B-1 Maple Camellia Pecan Fox sedge Citrus Sissoo Saltgrass Velvet Ash Gardenia Ginkgo Silk Oak Crape Myrtle Magnolia Scratchgrass Swan Hill Olive Red Push Pistache Sycamore Fremont cottonwood Thornless South American Hybrid Mesquite Purple Leaf Plum Escarpment Live Oak Holly Oak Rose Weeping Willow Bullrush Southern Cattail Appendix C - Email from Scott Richardson From: scott richardson( fws.gov [mailto:scott rich ardson @fws.gov] Sent: Monday, January 23, 2012 10:59 AM To: cwintersCcbcwatucson.com Subject: ESA Compliance for CLOMR approval - Marana Towne Center Specific Plan Dear Mr. Winters: The U.S. Fish and Wildlife Service (Service) has reviewed the information contained in the Marana Towne Center Specific Plan you provide for our input related to the presence of federally listed endangered and threatened species, as well as proposed and designated critical habitat. The project is located near Interstate 10 and Marana Road in Marana, Pima County, Arizona. The project site is primarily active agricultural fields or existing developed areas. The Service believes that it is unlikely that any federally listed species are present at the project location; and designated critical habitat for such species is not present at or near the project location. Therefore, we do not believe that the proposed project will affect any listed species or their designated critical habitat. If you have any questions regarding this response, please contact me. Sincerely, Scott Richardson U.S. Fish and Wildlife Service Tucson Suboffice (520) 670-6150 x 242 C-1 Z Q J F- 0— LU - 0— LU V Z 0 V LU �Z V' W LUX J Ce Z) J V ral rA - - - - _- --- - --- Q`d0?J_S?1IaNb'S - _-- -� F 1'-- —------------- ----------- � — — �� r©fl©©©©�`�mlrnrLmmrmtRmrlrrrLm�r��rr�z I I ©fla^ ul I I©00E o >© ®® I°©0� a ��© I ©©©©© I O cn I flflfl~ o gip© fl © Q ©© FEMI /�©©©DQ 6©6©©©©©DQ©fl© I I 4 DO I I I N O -❑❑ �� 0000 ❑ EYoo °O Opp�°D0 11 o oC O❑ �❑ � I a I a o a o Q��.2 N I (U a a I U a s ID i I 0 LU D-1