HomeMy WebLinkAboutCalMat Spcific Plan$:
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aimCIFIC PLAN
A Planned Development By
CALMAT CO.Ii
CALMAT
SPECIFIC PLAN
FOURTH DRAFT
PREPARED BY:
THE PLANNING CENTER
950 N. FINANCE CENTER DRIVE
SUITE 210
TUCSON, ARIZONA 85710
PREPARED FOR:
CALMAT CO.
1801 E. UNIVERSITY DRIVE
PHOENIX, ARIZONA 85034
JULY 7, 1987
0
Y
INIARANA ORDINANCE NO. 96.49
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARA_NL A, ARIZONA,
AMENDING THE CALIMAT SPECIFIC PLAN, CHANGING PRESENT RESOURCE EXTRACTION
OF APPROXMMATELY 95 ACRES AND AGRICULTURAL OF APPROUNIATELY 30 ACRES TO
RESOURCE EXTRACTION OF APPROX9VIATELY 93.7 ACRES AND PLANT SITE/STORAGE
OF APPROXI�i LATELY 31.3 ACRES.
WHEREAS, the Town Council did, on September 15, 1987, adopt Marana Town Ordinance No.
87.17 adopting the CalMat Specific Plan; and
WHEREAS, CalMat Co. currently owns and is developing that area within the Town of Marana
which is subject to the CaNat Specific Plan; and
WHEREAS, the owner, through the applicant, Lee Edmonson, has applied to the Town of
Marana to change the present resource extraction of approximately 95 acres and agricultural of
approximately 30 acres to resource extraction of 93.7 acres and plant site/ storage of approximately 3) 1.3)
acres; and
WHEREAS, the Nlarana Planning Commission held a public hearing on the amendment request
on July 31, 1996, and voted 5-0 to recommend that the Town Council =rant the amendment to the
CaUvIat Specific Plan changing the present resource extraction of approximately 95 acres and
agricultural of approximately 30 acres to resource extraction of 93.7 acres and plant site/storage of
approximately 31.3 acres; and
WHEREAS, the Town Council of the Town of Marana held a public hearing on the rezoning
request on December 17, 1996, to obtain public input on the amendment to the CalMat Specific Plan
changing the zoning of Phase 1, and believes that said change of zoning is in the best interests of the
Town of Marana.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana,
Arizona as follows:
Section 1: The amendment to the Specific Plan for CalMat is hereby adopted, changing the present
resource extraction of approximately 95 acres and agricultural of approximately 30 acres to resource
extraction of 93.7 acres and plant site/storage of approximately 3) 1.3) acres, as more particularly
described in Exhibit A, attached hereto and incorporated herein by this reference, subject to the
following conditions:
l . Installation of vegetation butlers and landscaping must occur for issuance of a building permit.
2. The new PS/S site and the original land use layout shall roll back into their original Phase I
layout by Phase II or within seven (7) years, whichever occurs first.
3. A two hundred (200) foot buffer shall be provided on the eastern side of the property as it abuts
Rillito.
Marana, Arizona Ordinance 96.49 Page I of.
Section 2: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions
r7 of the council in conflict with the provisions of this ordinance are hereby repealed, effective as of the
effective date of this ordinance.
Section 3: If any section, subsection, sentence, clause, phrase or portion of this ordinance or any part
of the code adopted herein by this reference 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 thereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17th
day of December, 1996.
Mayor ED HONEA
APPROVED AS TO FORM:
!:Z' j
6e I ' ochuli
Town Attorney
Marana, Arizona Ordinance 96.49 Pa,,e 2 of 2
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CALMAT CO.
SPECIFIC PLAN
TABLE OF CONTENTS
PAGE
I. SPECIFIC PLAN SUMMARY .................................
II. INTRODUCTION........................................II-1
A. PURPOSE.........................................II-1
B. AUTHORITY AND SCOPE.............................II-1
C. LOCATION........................................II-1
D. COMMUNITY SETTING...............................II-3
E. ISSUES, CONSTRAINTS AND OPPORTUNITIES ...........II -3
III. DEVELOPMENT PLAN ...................................III -1
A. INTRODUCTION ...........:.......................III -1
B. LAND USE .......................................III -1
C. LAND USE DEFINITIONS ...........................III -2
D. DEVELOPMENT PLAN CONCEPT
ISSUES, GOALS AND OBJECTIVES ................III -4
1. OPERATIONS .................................III -4
2. DEVELOPMENT PHASING .........................III -4
3. LAND USE.... ..............................III -6
4. CIRCULATION ................................III -10
"S. OPEN SPACE/BUFFERS..........................III-17
6. INFRASTRUCTURE .............................III -19
7. HYDROLOGY ................................1II-20
S. EXCAVATION DEPTHS/GRADING ..................I1I-22
\9. LANDSCAPE ..................................III -24
IV. SITE DEVELOPMENT REGULATIONS .........................IV -1
A. INTRODUCTION....................................IV-1
B. GENERAL PROVISIONS .... ..........................IV -1
C. LAND USE STANDARDS...............................IV-3
1. RESOURCE EXTRACTION STANDARDS................IV-3
2. AGRICULTURE STANDARDS ........................IV -4
3. CONSTRUCTION SUPPORT ZONE STANDARDS .........IV -4
4. CONCRETE MANUFACTURED RELATED
PRODUCTS STANDARDS ...........................IV -5
5. PLANT SITE/STORAGE STANDARDS.................IV-5
6. LIGHT INDUSTRIAL STANDARDS ................... IV -6
7. INDUSTRIAL STANDARDS .........................IV -7
8. BUSINESS PARK STANDARDS......................IV-8
9. OFFICE/COMMERCIAL STANDARDS..................IV-8
X10. OPEN SPACE/BUFFER............................IV-9
V. SPECIFIC PLAN IMPLEMENTATION .....................
VII. APPENDIX .......................................VII -1
A. LEGAL DESCRIPTION...........................VII-1
A.
PURPOSE AND INTENT ............................ V-1
B.
REVIEW PROCEDURES.............................V-1
C.
APPLICABILITY .................
.V-2
VI.
DESIGN GUIDELINES.................................VI-1
A.
INTRODUCTION.................................VI-1
B.
PURPOSE......................................VI-1
'
C.
GUIDELINES...................................VI-1
1. WASTE DISPOSAL ..........................VI
-1
2. PARKING.................................VI-2
3. TRUCK AND LOADING REQUIREMENTS......
VI -4
4. CIRCULATION.............................VI-6
S. LANDSCAPE...............................VI-9
6. SIGNAGE....................•'VI-16
..........
7. FENCING... .VI
-16
S. LIGHTING...............................VI-17
9. ARCHITECTURAL...........................VI-18
10. GRADING.................................VI-23
11. TEMPORARY USES ..........................
VI -28
12. INFRASTRUCTURE ..........................VI
-28
13. HYDROLOGY...............................VI-29
VII. APPENDIX .......................................VII -1
A. LEGAL DESCRIPTION...........................VII-1
CALMAT CO.
SPECIFIC PLAN
LIST OF EXHIBITS
PAGE
1. REGIONAL LOCATION AND VICINITY MAP......................11-2
2. EXISTING ZONING.........................................II-5
3. RESOURCE EXTRACTION SEQUENCE...........................III-5
4. LAND USE PLAN: INITIAL - PHASE ONE....................III-7
5. LAND USE PLAN: TRANSITIONAL - PHASE TWO...............III-8
6. LAND USE PLAN: ULTIMATE - PHASE THREE ...............III -9
7. CIRCULATION PLAN: INITIAL ............................III -11
8. CIRCULATION PLAN: TRANSITIONAL .......................III -12
9. CIRCULATION PLAN: ULTIMATE............................III-13
10. CIRCULATION: CROSS SECTIONS ..........................III -14
11. CIRCULATION: CROSS SECTIONS ..........................III -15
12. CIRCULATION: CROSS SECTIONS...........................III-16
13. OPEN SPACE/BUFFER PLAN ................................III -18
14. HYDROLOGY PLAN........................................III-21
15. EXCAVATION PLAN .......................................III -23
16. LANDSCAPE PLAN ........................................III -26
I. SPECIFIC PLAN SUMMARY
The Ca1Mat Specific Plan establishes comprehensive guidance
and regulations for the development of approximately 494
acres in Marana, Arizona. The Specific Plan will carry out
the land use plan by establishing regulations which will
replace the current property zoning. This Specific Plan is
regulatory, adopted by ordinance and will be consistent with
the Town of Marana's General Plan.
The Specific Plan as allowed by the State of Arizona will
establish the development regulations for the implementation
of the approved land use plan. These regulations will
replace current property zoning.
I-1
II. INTRODUCTION
A. Purpose
... The purpose of the Specific Plan is to allow CalMat to
proceed with resource extraction of the site and the
development of the property. The principle goal is to
insure that the optimal resource extraction process will
occur while providing the phasing, support and framework for
development over time.
The CalMat Specific Plan is composed of the general type,
location and character of land uses in three phases;. an
initial phase which addresses predominantly resource
extraction and screening; a transitional phase which
addresses interim uses combined with continued resource ex-
traction; and an ultimate development phase which addresses
' land uses and overall community character.
The Plan focuses on providing a sensitive integration of
resource extraction, environmental control and reclamation,
with the inclusion of appropriate land uses and amenities.
The plan establishes development guidelines for the Town of
Marana, to assure the Town and individual developers that
the completed development will be as envisioned at the time
of approval.
B. Authority and Scope
The CalMat Specific Plan is a regulatory plan which will
serve as the zoning ordinance for the property. Proposed
development plans, tentative tract or parcel maps and other
development approval must be consistent with this specific
plan ordinance. Projects consistent with this Specific Plan
will be automatically deemed consistent with the General
Plan.
C. Location
The CalMat property lies within the Town of Marana in Pima
County, Arizona. The approximately 494 acres (VII- Appendix
A. Legal Description) sit in a unique location relative to
the rapid north-westerly growth occurring in the Tucson
Metropolitan area. The property is located to the west of
Interstate 10, which is the primary transportation corridor
between Tucson and Phoenix. A major interchange with
Tangerine Road is at the northern boundary.
The Santa Cruz River is located on the
boundary and provides an expansive buffer
Central Arizona Project runs underground
through the site.
southwestern
of open space. The
from north to south
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Marana is in a prime location for growth because of the
abundance of developable land, transportation opportunities
and natural setting.
E. Issues, Constraints and Opportunities
In the early stages of the plan formulation, a number of
issues, development constraints and opportunities were
identified through meetings between the consultant, the Town
and the property owner. The identification of these concerns
has been a factor in developing the plan, it's regulations
and guidelines. The plan addresses the local issues and
capitalizes on the areas' advantages.
The issues which have been identified are the following:
o Resource Extraction Management
o Flood Control
o Transition from Extraction to Development
o Development which compliments the Town of Marana
The primary constraints and opportunities which have been
identified are:
Constraints
o Flooding
o Internal accessability/circulation
o Environmental control
o Development costs
o Visual sensitivity
II -3
The property is approximately 10 miles from the Tucson City
limits and approximately 17 miles from the Central Business
District of the downtown area. It is approximately three
miles from the Avra Valley airport which is scheduled for
expansion as a regional commuter airport.
D. Community Setting
The Town of Marana has historically been a small
agricultural community. In 1987, the population is 2,095
with a total area of approximately 35 square miles. The
community straddles Interstate 10 and the Santa Cruz River.
It sits at an elevation of 2,000' and commands a spectacular
panoramic view of the surrounding mountains. The topography
of the town is flat and it has'an ample supply of water.
Marana is in a prime location for growth because of the
abundance of developable land, transportation opportunities
and natural setting.
E. Issues, Constraints and Opportunities
In the early stages of the plan formulation, a number of
issues, development constraints and opportunities were
identified through meetings between the consultant, the Town
and the property owner. The identification of these concerns
has been a factor in developing the plan, it's regulations
and guidelines. The plan addresses the local issues and
capitalizes on the areas' advantages.
The issues which have been identified are the following:
o Resource Extraction Management
o Flood Control
o Transition from Extraction to Development
o Development which compliments the Town of Marana
The primary constraints and opportunities which have been
identified are:
Constraints
o Flooding
o Internal accessability/circulation
o Environmental control
o Development costs
o Visual sensitivity
II -3
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' Opportunities
o Extraction/Reclamation
o Increased job base for the Town of Marana
o Provision of construction materials to a rapidly
expanding region
o Creation of a coordinated road system
o Creation of uniform standards which will be
attractive to potential users
o Establishing a resource extraction management
program timed with development.
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III. DEVELOPMENT PLAN
A. Introduction
The development concept provides the framework for the
logical phased use of the site. The plan identifies type,
location and inter -relationships of land uses identified in
three phases: initial, transitional and ultimate.
The initial phase is composed of resource extraction,
concrete manufactured related products and plant
site/storage. Minor uses will include light industrial,
industrial, agriculture and open space/site buffers.
The transitional phase is composed of resource extraction
and development. Predominant land uses will include
extraction, light industrial, industrial, business park,
office/commercial and construction support zones.
The ultimate phase is composed of development which includes
office/commercial, light industrial, industrial, business
park, concrete manufactured related products, plant
site/storage facility and open space/buffers.
B. Land Use
The following land uses are permissible within the plan
area:
o Resource Extraction
o Agriculture
o Construction Support Zone
o Concrete Manufactured Related Products
o Plant Site/Storage
o Light Industrial
o Industrial
o Business Park
o Office/Commercial
o Open space/Buffer
This development concept will provide excellent
opportunities for the Town of Marana in the form of revenue
generation, a supply of aggregate, commercial, business and
industrial facilities and a community gateway at Tangerine
Road. The development commitment will be ongoing and
consistent with the economic development of the area.
The issues, goals and objectives of the site components have
been identified and discussed to aid in the understanding of
the development concept.
C. Land Use Definitions
The permitted land uses are defined as follows:
Resource •Extraction: This land use is intended for
active resource extraction (rock, sand and gravel)
which will occur to varying depths across the site.
This use will occur during the initial and transitional
phases of the development plan.
Agriculture: This land use is intended as a holding
zone.
Construction Support Zone: This land use is intended
for construction storage yards for contractors. Types
of materials to be stored shall include piping, steel
fabricated beams, lumber, bricks, and similar
construction materials. This zone shall be included
during all three phases of the plan.
Concrete Manufactured Related Products:- This land use
is intended to include approximately 15 acres of
concrete related product manufacturing, as well as
storage area for such products. This land use will
occur during all three phases of the development plan.
Plant Site/Storage: This land use is intended to
include a required 40 acre parcel to provide support
and processing for the resource extraction operations.
The plant site uses will include processing, storage,
stockpiling, ready mix concrete, asphalt production and
overburden. This land use will occur during all three
phases of the development plan.
Light Industrial: This land use is intended to
accommodate industries involved in research and
development, testing activities, development labor-
atories, light manufacturing and complementary uses
such as administrative and accessory facilities nec-
essary to serve employees. Parcels within this land
use type will be of varying sizes to accommodate both
single and multi -tenant users. This land use will
occur during all phases of the development plan.
Industrial: This land use is intended to accommodate
industries involved in manufacturing, distribution,
warehousing, research/development laboratories and
complementary uses such as administrative, and ac-
cessory facilities necessary to serve employees. This
land use will occur during all phases of the develop-
ment plan.
III -2
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Business Park: This land use is intended to
accommodate a wide range of contemporary industrial/
commercial businesses including high performance
manufacturing and assembly, offices, mixed-use
business, multi -tenant offices, laboratory, research
and development facilities and supporting services such
as financial and professional offices and restaurants.
Office/Commercial: This land use is intended to
accommodate the development of professional and
administrative offices that compliment the commercial
core. Principal uses include but are not limited to:
professional, financial and business offices,
specialized service commercial uses, hotel/ motel,
restaurants, retail and commercial recreation. This use
will occur during the transitional and ultimate phases
of the development plan.
Open space/Buffer: This land use area is intended for
development of a broad range of uses relating to site
amenities. The buffer system is intended to serve dual
purposes, to screen the extraction areas and provide
transitional areas between land uses. These land uses
will occur during all three phases of the plan.
D. Development Plan Concept: Issues, Goals and Objectives
The issues, goals and objectives of the elements of the
development plan have been addressed. They are as follows:
1. OPERATIONS
Issue: How to complete natural resource extraction while
providing for present and future development
potential?
Goal: To provide a compatible extraction program which
addresses development potential and environmental
controls.
Objectives:
Concept:
o to establish a mining and reclamation plan
which achieves the ultimate development plan,
o to establish a development plan which is
responsive to realistic resource extraction
operations,
o to provide adequate programs for:
- dust control/wind erosion
- screening/buffering
- water quality
- soil erosion
- noise/vibration abatement,
o to provide a low cost construction aggregate
source to facilitate development of the area.
o The operations element allows for sequential
resource extraction and replacement to
provide developable land, reclamation and
drainage facility improvements.
2. DEVELOPMENT PHASING
Issue: How can phased development respond to operations?
Goal: To provide a land use mix which responds to a
phased operation sequence.
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Objectives:
Concept:
o to establish a phasing plan for agriculture,
gravel extraction, reclamation and develop-
ment,
o to establish a program which recognizes the
long term need for aggregate and natural
resources,
o to establish development phasing which allows
land uses compatible with operations,
o to establish a flexible phasing plan which
can be administratively modified by developer
petition to reflect changing resource market
demands or community development programs.-
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rograms,o to provide for interim uses that are in
keeping with the phasing goals and
objectives.
o The Development Phasing Element indicates how
and when the land uses will change to respond
to operations. Certain portions of the site
will not be utilized for resource extraction
but will be developed as the market dictates
with appropriate land uses and buffering.
* Refer to Land Use Plan exhibits
(initial, transitional and ultimate) for
Phasing.
3. LAND USE
Issue: How can allowable land uses be compatible with
each other, and adjacent uses?
Goal: To provide compatible land uses over the length of
the project life.
Objectives:
o to provide a method to insure compatible land
uses,
o to establish a hierarchy of development in-
tensities,
o to use design guidelines for compatibility
between land uses,
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o to provide land use opportunities which
create community character,
o to identify setback areas for extraction
sites,
o to concentrate business park uses along I-10
frontage,
o to incorporate appropriate land uses along
the Santa Cruz River.
Concept:
o The land use element identifies extraction
areas and logical phasing during initial,
transitional and ultimate land uses with
appropriate buffers.
4. CIRCULATION
Issue: How can an optimal circulation system be achieved?
Goal: To provide a safe and efficient vehicular and
pedestrian circulation that supports resource
extraction, development and community needs.
Objectives:
o to efficiently use existing rights-of-way, as
well as the CAP right-of-way and Tangerine
Road,
o to optimize the use of existing and proposed
roadways and internalize the frontage road to
provide double loading access,
o to ensure that street layouts and design
consider the natural and manufactured
contours of the land, soil types, geologic
conditions, drainage patterns, stormwater and
natural features,
o to ensure that streets shall be designed and
constructed according to the land uses and
traffic volumes which they will serve;
considering safety features and economy,
o to provide a circulation system which is safe
and appropriate for a variety of vehicle
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TANGERINE ALIGNMENT
TRANSITIONAL 4 LANES W/ MEDIAN
6 14' 12' 12' 18' 12' 12'L.14' 161
!� 104'
ULTIMATE 6 LANES W/ MEDIAN
NOTE: LANDSCAPE EASEMENT VARIES WITH ROAD TYPE
8'
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TRANSITIONAL 4 LANES W/ MEDIAN
6 14' 12' 12' 18' 12' 12'L.14' 161
!� 104'
ULTIMATE 6 LANES W/ MEDIAN
NOTE: LANDSCAPE EASEMENT VARIES WITH ROAD TYPE
ARTERIAL ALIGNMENT (FRONTAGE)
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INITIAL 2 LANES
TRANSITIONAL 2 LANES
61 14' 12 16' 12' 14' 161
ULTIMATE (CONTROLLED ACCESS)
4 LANES W/ MEDIAN
NOTE: LANDSCAPE EASMENT VARIES WITH ROAD TYPE
III -15
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COLLECTOR STREET 4 LANES W/ MEDIAN
NOTE: LANDSCAPE EASEMENT VARIES WITH ROAD TYPE
HAUL ROAD (PRIVATE USE)
PRIVATE LAND PRIVATE LAND
(CalMat),(CalMat)
INITIAL (GRAVEL)
TRANSITIONAL AND ULTIMATE (PAVED)
14'
12' 1
16'
12'
14'
60'
NOTE: LANDSCAPE EASEMENT VARIES WITH ROAD TYPE
HAUL ROAD (PRIVATE USE)
PRIVATE LAND PRIVATE LAND
(CalMat),(CalMat)
INITIAL (GRAVEL)
TRANSITIONAL AND ULTIMATE (PAVED)
Concept:
o to provide transportation facilities which
facilitate interim and long term use for
resource extraction and phased development,
o to provide a circulation design which ensures
access for emergency vehicles,
o to continue working towards long range
transportation plans in relationship to the
proposed development, both locally (Town of
Marana) and State (Tangerine Road alignment).
o The circulation element shall facilitate
regional, local and on-site linkages, phased
to coincide with the phased land uses.
5. OPEN SPACE/BUFFERS
Issue: How do open space/buffers relate to the land use
plan?
Goal: Create a balanced community containing functional
open space and effective buffers.
Objectives:
o to encourage the use of native plant
materials, landscaping or agriculture,
o to utilize major streets, utility corridors
and easements as visual corridors,
o to develop a reclamation plan which provides
for functional open space recreational
opportunities and effective buffers,
o to provide open space transitions between
major land uses,
o to establish and implement an effective
buffer system,
o to allow for a variety of uses within open
space areas such as active and passive
recreation, trails, detention/retention,
flood control and groundwater recharge,
o to provide a gateway to the Town of Marana,
III -17
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Concept:
o to provide for open space coordination with
the Town of Marana, Pima County, and the
State of Arizona.
o The open space/buffer element should provide
a variety of site amenities, for both the
reclamation and development plans. The
proposed development plan will provide
access, visual and open space buffers to the
community. The gateway to the Town of Marana
at Tangerine and I-10 should provide an open
space element (both visual and physical)
becoming an integral part of the community
character.
6. INFRASTRUCTURE
Issues: The provision of needed infrastructure for each
phase of development for both onsite and
surrounding uses.
Goal: To have adequate infrastructure at the time of
development need.
Objectives:
o to provide appropriate infrastructure for the
resource extraction process as it occurs,
o to use the C.A.P. corridor to locate infra-
structure, if possible,
o to provide appropriate infrastructure for
development plan implementation,
o to identify phasing of improvements, and
their relationship to development,
o to provide funding for infrastructure
improvements via appropriate mechanisms
available to private and municipal entities,
o to participate in funding programs for
regional assessment/improvement districts for
sewer, water and drainage,
o to provide conditions of approval for infra-
structure plans,
1
1
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Concept:
o to encourage surrounding mixed use develop-
ment, such as airports and core area develop-
ments to maximize opportunities for
infrastructure financing,
o to protect the visual environment by under-
ground utilities and, appropriately screening
infrastructure when possible.
o The infrastructure element should provide
flexibility for phased utility corridor
development. The systems will attempt to
maximize use of rights-of-way and be sized
for future expansion based on development
needs. Attempts will be made to initiate
systems with a payback mechanism guarantee
from future users.
7. HYDROLOGY
Issue: How can the hydrologic constraints be managed to
accommodate agriculture, resource extraction and
development?
Goal: To provide a hydrologic management plan which will
optimize land uses during all phases of the
Specific Plan.
Objectives:
o to participate in the solution of the Santa
Cruz River Floodway,
o to protect existing water rights and water
quality,
o to minimize maintenance costs related to
hydrology,
o to ensure public safety,
o to provide multiple use of water resources,
o to overlay resource extraction and river
improvements,
o to develop a practical approach to a balanced
basin.
III -20
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Concept:
o The hydrology element is designed to improve
the Santa Cruz River and utilize it as a part
of the •resource extraction process. A
retention/detention system may be utilized as
a result of extraction and for groundwater
recharge and open space.
8. EXCAVATION DEPTHS/GRADING
Issue: To provide grading criteria and techniques for
extraction, reclamation and development to enhance
the aesthetic quality of the site.
Goal: To achieve an attractive appearance and usable
site after extraction.
Objectives:
o to utilize environmentally sensitive grading
techniques,
o to establish grading criteria which can be
modified over time to achieve an attractive
appearance,
o to identify technical issues related to soil
stability, compaction and productivity,
o to establish guidelines for transitions
between excavation levels,
o to utilize the variety of depths and grades
as site development, opportunities; for
building pads, view orientation, and access/ -
egress,
o to consider the integration of open space,
buffers and landscape areas into terraced
slopes,
o to determine acceptable slopes during
extraction phases,
o to stockpile unused material for future use
on the site,
o to utilize extraction byproducts on site,
III -22
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Concept:
o to restrict the height of the surge
stockpiles and other finished stockpiles as
much as possible,
o to operate a normal one -shift plant operation
with second -shift maintenance. If periodic
increases in product demand require two
production shifts, then maintenance would
occur during a third shift. Any abnormal
hour operations shall be discussed as much in
advance with town officials and mitigation
measures worked out in a cooperative effort.
o The excavation depth/grading element shall
attempt to maximize usable parcels, be
aesthetically pleasing and create smooth
transitions between land uses.
9. LANDSCAPE
Issues: How to utilize functional landscapes to screen and
buffer?
Goal: To provide a comprehensive landscape program which
will complement the extraction and reclamation
program and provide the framework for the land-
scape character of the final development.
Objectives:
o to identify typical vegetation and landscape
materials appropriate for the reclamation
program:
- plant materials
- soil erosion control
- screening/buffering
- wind control
- soil stabilization
- visual orientation,
o to identify typical vegetation and landscape
materials appropriate for the development
program:
- plant materials
- water conservation
- height variations
- aesthetics
- site statements
- visual orientation,
III -24
Concept:
o to establish community character through the
use of landscaping,
o to utilize landforms as delineators between
land uses, as_ buffers * and as visual
directors,
o to establish a hierarchy of development zones
through the use of plant materials, such as
primary and secondary entry nodes and street-
scapes,
o to provide a variety of landscape arch-
itectural approaches permitting continuity
and coordination of landscape, signage,
street furniture, lighting and architectural
elements.
o The landscape element shall unify and set the
character for the site. It shall provide the
primary function of buffering and screening
the resource extraction process during the
first two phases of the plan. As development
progresses, the landscape will provide a
community character and emphasize the
hierarchy of development zones.
III -25
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IIV: SITE DEVELOPMENT REGULATIONS
A. INTRODUCTION
These regulations will serve as the primary mechanism for
implementation of this Specific Plan. They set forth a
framework for planning in a consistent manner with built in
flexibility to anticipate future needs. Principal land use
designations shall be:
o Resource Extraction
o Agriculture
o Construction Support Zone
o Concrete Manufactured Related Products
o Plant Site/Storage
o Light Industrial
o Industrial
o Business Park
o Office/Commercial
o Open Space/Buffer
B. GENERAL PROVISIONS
1. All construction and development within the Specific
Plan area shall comply with applicable provisions and
ordinances adopted by the Town of Marana.
2. When the resource extraction has been completed and the
final tests have been made on the reclaimed parcels,
the designated land use shall be required pending a
notification (submittal) letter to the Planning and
Zoning Commission stipulating the parcel is ready for
site planning.
3. The setback requirements are as specified in the
following sections. All setbacks shall be determined
as the perpendicular distance from the existing or
planned street right-of-way line, or property line, to
the foundation point of the closest structure.
4. This Specific Plan may be amended by the same procedure
as it was originally adopted. Each amendment shall
include all sections or portions of the Specific Plan
that are affected by the change. An amendment may be
initiated by the owner. Any such amendment requested
by a property owner shall be subject to current Town
Policies and Procedures.
S. Any person, firm or corporation, whether a principal,
agent, employee or otherwise, violating any provisions
of these regulations shall be made to comply with the
Town of Marana Zoning Code Section pertaining to zoning
misdemeanors.
IV -1
1
1
1
6. Whenever a use has not specifically been listed as a
permitted use in the Specific Plan, it shall be the
duty of the Town of Marana staff to determine if said
use is (1) consistent with the intent of the zone and
(2) the said use is compatible with other listed
permitted uses. Any person aggrieved by the
determination may appeal that decision to the Town
Council. This provision shall not be used to permit
uses or procedures not specifically authorized by this
Specific Plan or the Town Zoning Code.
7. Non -conforming Uses of Land
Where, at the time of passage of this Specific Plan,
lawful use of land exists which would not be permitted
by the regulations imposed by this Specific Plan, such
use shall be deemed a non -conforming use and may be
continued as long as it remains otherwise lawful,
provided:
a. No such non -conforming use shall be enlarged or
increased, nor extended to occupy a greater area
of land than was occupied at the effective date of
adoption or amendment of this Specific Plan;
b) No such non -conforming use shall be in whole or in
part to any portion of the lot or parcel other
than that occupied by such use at the effective
date of adoption or amendment of this Specific
Plan;
c) If any such non -conforming use of land ceases for
any reason for a period of more than 180 days, any
subsequent use of such land shall conform to the
regulations specified by this Specific Plan for
the district in which such land is located; '
d) No additional non -conforming structures shall be
erected in connection with such non -conforming use
of land.
Non -conforming Structures
Where a lawful structure exists at the effective date
of adoption or amendment of this Specific Plan that
could not be built under the terms of these regulations
by reason of restrictions on area, height, yards, its
location of the lot, or other requirements concerning
the structure, shall be deemed a non -conforming
structure and may be continued to so long at it remains
otherwise lawful, subject to the following provisions:
IV -2
1
71
a) No such non -conforming structure may be enlarged
or altered in a way which increases its non-
conformity, but any structure or portion thereof
may be altered to decrease or not affect its non-
conformity.
b) Should such non -conforming structure or non-
conforming portion of structure be destroyed by
any means to an extent of more than 50 percent of
its replacement cost at time of construction, it
shall not be reconstructed except in conformity
with the provisions of this Specific Plan;
C) Should such structure be moved for any reason for
any distance whatever, it shall thereafter conform
to the regulations for the district in which it is
located after it is moved.
C. LAND USE STANDARDS
1. RESOURCE EXTRACTION STANDARDS
a. Allowable Use
o Aggregate extraction and associated products.
b. Development Standards
1) Building site area: NA
2) Minimum setback from property line: 50 feet
Minimum setback from R.O.W.: 50 feet
Minimum setback from internal planning unit: 0 feet
3) Maximum building coverage: NA
4) Maximum building height: NA
5) Parking requirements: NA
C. Design Standards
1) Minimum landscape coverage: Within the 50 foot
setback from the property line where mining is
occurring next to public roads and development,
there shall be a 6 to 15 foot high berm,
landscaped with trees and shrubs to create a
visual screen. Final slopes shall be stabilized.
2) Maximum finished depth shall be 80 feet.
3) Minimum perimeter final slopes shall be 2:1
IV -3
11
4) The owners shall meet the current grading and ordinance
requirements for type of backfill permissible and
compaction required to meeting building code
classifications.
5) Dust control shall be as required by the following Pima
County Ordinances:
17.12.100 -- Vacant Lots and Open Space
17.12.070 -- Roads and Streets
17.12.170 -- Visibility Limiting Standard
17.12.080 -- Particulate Materials
17.12.190 -- Fugitive Dust Emission Standards for
Motor Vehicle Operations
6) Meet applicable Federal or State regulations for safety
on mine sites.
2. AGRICULTURAL STANDARDS
a. Allowable Use
o Standard agriculture, local practices.
b. Development Standards
1) Building
site area:
NA
2) Ancillary
building
setback
- front: 20 feet
Ancillary
building
setback
- rear: 20 feet
Ancillary
building
setback
- side: 20 feet
3) Maximum building
coverage:
NA
4) Maximum building height: 20 feet
5) Parking requirements: NA
3. CONSTRUCTION SUPPORT ZONE STANDARDS
a. Allowable Use
o Construction storage.
o Construction vehicular parking.
b. Development Standards
1) Building site area: NA
IV -4
2)
Ancillary building setback - front: NA
o
Ancillary building setback - rear: NA
o
Ancillary building setback - side: NA
3)
Maximum building coverage: NA
4)
Maximum building height: NA
5)
Parking requirements: NA
CONCRETE
MANUFACTURED RELATED PRODUCTS STANDARDS
o
Dispatch and Sales Office
a. Allowable Use
o
Concrete product manufacturing
o
Storage
b. Development Standards
1) Building site area: 15 acres
2) Ancillary building setback - front: 20 feet
Ancillary building setback - rear: 20 feet
Ancillary building setback - side: 20 feet
3) Maximum building coverage: NA
4) Maximum building height: 60 feet
5) Parking requirements: NA
S. PLANT SITE/STORAGE STANDARDS
a. Allowable Use
o
Sand and gravel plant
o
Ready -mix concrete operations
o
Vehicular storage
o
Asphalt Processing
o
Materials storage/stockpiling/processing
o
Transferring and Batching
o
Vehicle Maintenance facilities
o
Dispatch and Sales Office
b. Development Standards
1)
Building site area: Approximately 40 acres
2)
Ancillary building setback - front: 20 feet
Ancillary building setback - rear: 20 feet
Ancillary building setback - side: 20 feet
IV -5
c.
RY
3) Maximum building coverage: NA
4) Maximum building height: 80 feet
5) Parking requirements: NA
Design Standards
1) Dust control shall be as required by the following Pima
County Ordinances:
17.12.100 -- Vacant Lots and Open Space
17.12.070 -- Roads and Streets
17.12.170 -- Visibility Limiting Standard
17.12.080 -- Particulate Materials
17.12.190 -- Fugitive Dust Emission Standards for
Motor Vehicle Operations
2) Plant site and extraction operations fall under the
following regulations:
a. Marana Town Council
b. Marana Floodplain Administration
C. Pima County Flood Control District
d. Federal Emergency Management Agency (FEMA)
e. Mine Safety Health Administration (MSHA)
f. Arizona State Mine Inspector
g. Pima County Air Quality Control District/Pima
County Health Department
h. State Department of Health Services/Department of
Environmental Quality
i. Arizona Department of Transportation
LIGHT INDUSTRIAL STANDARDS
a. Allowable Use
o Light manufacturing
o Storage
o Support office/accessory facilities
o Research and development
o Development laboratories
o Distribution
b. Development Standards
1) Building site area: Minimum 20,000 square feet
2) Ancillary building setback - front: 30 feet
Ancillary building setback - rear: NA
Ancillary building setback - side: NA
IV -6
3) Maximum building coverage: 50%
4) Maximum building height: 40 feet
5) Parking requirements: 1 space per 500 square feet
C. Design Standards
1) Minimum landscape coverage: 10% of gross site
area.
2) Roof top mechanical equipment shall be set back a
sufficient distance to screen the equipment from
view at R.O.W.
3) All materials stored outside shall be screened.
7. INDUSTRIAL STANDARDS
a. Allowable Use
o Manufacturing
o Distribution
o Warehousing
o Research and development
o Processing
b. Development Standards
1) Building site area:
Minimum
20,000
square feet
2) Ancillary building
setback
- front:
30 feet
Ancillary building
setback
- rear:
NA
Ancillary building
setback
- side:
NA
3) Maximum building coverage:
50%
4) Maximum building height: 40 feet
5) Parking requirements: 1 space per 500 square feet
Ca Design Standards
1) Minimum, landscape coverage: 10% of gross site
area.
2) Roof top mechanical equipment shall be set back a
sufficient distance to screen the equipment from
view at R.O.W.
3) All materials stored outside shall be screened.
IV -7
8.
c.
M
BUSINESS PARK STANDARDS
a. Allowable Use
o
Industrial/Commercial businesses
o
Support retail
o
Administrative
o
Mixed-use business
o
Professional Office
o
Research and development
o
Restaurants
o
Distribution
b. Development
Standards
1)
Building site area: Minimum 20,000 square feet
2)
Ancillary building setback - front:
30 feet
Ancillary building setback - rear:
10 feet
Ancillary building setback - side:
10 feet
3)
Maximum building coverage: 40%
4)
Maximum building height: 65 feet
5)
Parking requirements: 1 space per
300 square feet
Design
Standards
1)
Minimum landscape coverage: 15%
of gross site
area.
2)
Roof top mechanical equipment shall
be set back a
sufficient distance to screen the
equipment from
view at R.O.W.
OFFICE/COMMERCIAL STANDARDS
a. Allowable Use
o
Commercial Core
0
Professional Offices
o
Administrative Offices
o
Specialized Commercial
o
Hotel/Motel
0
Restaurants
o
Retail
b. Development Standards
1)
Building site area: 20,000 square feet
IV -8
2) Ancillary building setback - front: 30 feet
Ancillary building setback - rear: 10 feet
Ancillary building setback - side: 10 feet
3) Maximum building coverage: 35%
4) Maximum building height: 65 feet
5) Parking requirements: 1 space per 100 square feet.
for commercial; 1 per 300 square feet for office
C. Design Standards
1) Minimum landscape coverage: 15% of gross site
area.
2) Roof top mechanical equipment shall be set back a
sufficient distance to screen the equipment from
view at R.O.W.
10. OPEN SPACE/BUFFER STANDARDS
a. Allowable Use
o Active/Passive Recreation
o Detention/Retention
o Trails
o Buffer zone
o Screening
o Flood Control
o Groundwater Recharge
b. Development Standards
1) Building site area: NA
2) Ancillary building setback - front: NA
Ancillary building setback - rear: NA
Ancillary building setback - side: NA
3) Maximum building coverage: NA
4) Maximum building height: NA
5) Parking requirements: NA
C. Design Standards
1) Minimum landscape coverage: Landscaped areas
shall be a minimum width of 5 feet.
IV -9
1
1 2 ) Buffers:
A variety of buffers shall be utilized to separate
and screen the various phases of the project and
the land uses within each phase. These buffers
r, shall be vegetative, earth berms and/or walls.
1
i
Utility services and enclosures shall be screened
from street view and adjacent properties with
landscape materials and barrier treatments.
All parking areas which are situated along roads
may be screened by a landscaped buffer. This
requirement shall not apply where such parking
areas are elevated above or depressed below the
adjacent street grade through developmental site
grading.
Native or introduced drought tolerant materials
shall be encouraged. They shall be of appropriate
height and planted densely, to screen views and
separate land uses.
Architectural elements such as walls, including
utility yard enclosures, shall be constructed from
similar building materials and/or colors.
Long walls shall be softened with plant recesses
and landscaped for vertical and horizontal relief.
IV -10
1
SPECIFIC PLAN IMPLEMENTATION
A. PURPOSE AND INTENT
Development will be implemented in conformance with the
regulations and guidance contained within the Specific Plan.
This section contains the procedures for administration of
the provisions contained herein.
The basic procedures specified for processing projects are
1) site plan review procedures for each project within the
Specific Plan area, and 2) tentative parcel or tract maps
for the processing of any project requiring the creation of
lots.
B. REVIEW PROCEDURES
Before a large scale development, subdivision permit or
building permit may be issued for any project within the
Specific Plan area the Planning Commission, or their
designated representative shall make a finding that the
project is consistent with the provision of this Specific
Plan. To assist in making this determination, all or any of
the following may be required of the applicant.
a. Applicable tentative tract maps or tentative parcel
maps within the proposed planned development in
accordance with Town of Marana requirements.
b. A legal and physical description of the site, including
boundaries, easements, existing topography, natural
features, existing buildings, structures and utilities.
C. Location, grades, widths and types of improvements
proposed for all streets.
= d. An overall plan describing proposed provisions for
storm drainage, sewage disposal, water supply and such
other improvements as may be required by the Town of
Marana.
e. A Grading Plan for the development phase grading,
including cross-sections describing the existing
topography and proposed finish grades.
f. An illustrative site plan showing all proposed land
uses and building locations.
g. Conceptual landscape and perimeter plans.
h. A statistical land use summary for each development
area.
V-1
1
1
1
1
i. Site specific environmental data on geology and soils,
hydrology and architectural findings where applicable.
j. Energy and water conservation measures that are
economically feasible.
Any decision by the Planning Commission and/or their
representative may be appealed to the Town Council using the
procedure provided by the Town of Marana Code 09.06, Appeal
Procedure.
C. APPLICABILITY
Proposed developments within this site must follow
procedures provided by Code 06.03, Subdivision Requirements;
Code 07.03, Large Scale Development Requirements; and Code
08.01, Building Permits Required.
V-2
v
�- VI. DESIGN GUIDELINES
1
f
A. INTRODUCTION
The Specific Plan Design Guidelines are advisory and
express the desired future development. They are the
design criteria which should be adhered to with each
development proposal. The developer within the Specific
Plan area should be able to draw from these guidelines to
prepare their plans.
The purpose of the Design Guidelines are as follows:
o To provide guidance for resource extraction during
the extraction phases;
o To provide guidance for agricultural management;
o To provide guidance for developers, builders,
engineers, architects, landscape architects, other
professionals, town staff, Town Council and Town
Planning Commission to maintain the desired design
quality;
o To include cost considerations and marketability
while creating integrity, quality and a sense of
identity for the development.
C. GUIDELINES
1. Waste Disposal
a. AGRICULTURE
o As per local agriculture practices
o No waste material or refuse should be dumped,
placed or allowed to remain on the property
outside a permanent structure unless composed
into soil per common agricultural practices.
b. RESOURCE EXTRACTION
o Overburden, mining equipment, excess processed
material and concrete should not be considered
waste.
o Household trash should be hauled off-site.
VI -1
o No waste material or refuse should be dumped,
placed or allowed to remain on the property
outside a permanent structure.
C. DEVELOPMENT
o No waste material or refuse should be dumped,
placed or allowed to remain on the property
outside a permanent structure.
o All trash areas should be shielded from view
using landform, vegetation, siting or
architectural features.
2. Parking
a. AGRICULTURE
o Not applicable
b. RESOURCE EXTRACTION
o Sufficient spaces should be provided for
employees.
o Employee parking should be convenient to the
workplace.
o Off-street parking should be provided for on -
road vehicles.
o Off-road vehicles may park where convenient, on
private property.
C. DEVELOPMENT
o Required vehicular spaces should be determined
at the following rates:
Industrial manufacturing - 1 space/500
square feet of floor area, or 1 space per 3
employees.
Office and Administration - 1 space/300
square feet of floor area.
Restaurants/Commercial and other establish-
ments for the sale and consumption of food
and beverages on the premises - 1 space per
one hundred (100) square feet of floor
area, with a minimum of ten (10) spaces.
VI -2
oC
..c. -
g' L 14' 20' L -
STND. I HC
NO -PLANTING IF CUQ��
USED AS BUMPER
PROVIDE RAMP ACCESS
WHERE CURBS ARE PRESENT
PR6v I.E •
THROUGHOUT
PARKING AREAS
VI -3
t
o Standard parking stalls should be a minimum of 9
feet in width by 20 feet in length.
o In projects with 10 or more required parking
spaces up to 20% of all required parking stalls
may be devoted to compact car use. Minimum
stall dimensions for compact cars shall be 7
feet in width by 18 feet in length.
o Shade trees should be planted every 8 spaces
throughout all parking areas.
o Automotive vehicles or trailers of any kind or
type without current license plates that have
been abandoned should not be parked or stored on
any property within the plan area durinq the
development phase, unless it is in an enclosed
building.
o Handicapped parking spaces should be provided on
the basis of total parking provided on-site as
follows:
No. of Handi-
No . of Spaces capped Spaces
1 - 40 1
41 - 80 2
81 - 120 3
121 - 160 4
161 - 300 5
301 - 400 6
401 - 500 7
Over 500 1 space for each
additional 200
spaces provided.
Handicapped spaces should be 14' wide and lined to
provide a 9' parking area and a 5' loading and un-
loading area. Spaces should be grouped and located
near major building entrances. Ramps should be
provided where necessary for access.
o Bicycle parking facilities should be encouraged
in projects. A rack or other secure device for
bike storage should be available. No bicycles
should be permitted on the plant site.
3. Truck and Loading Requirements
a. AGRICULTURE
o As per local agricultural practices.
VI -4
0
O
m
co
co
w
U
U
ADEQUATE OPERATING SPACE
LOADING AREA SCREENED FROM STREET
BY BUILDING
PUBLIC STREET
LOADING DOCK
LOADING AREA. FACING STREET TO BE
SCREENED FROM VEIW
b. RESOURCE EXTRACTION
o Trucks and truck loading should abide by current
standards and customary practices as regulated
by air quality standards.
C. DEVELOPMENT
t' o Loading spaces should be so located and
designed that trucks should not back into a
public street or alley, nor should a loading
area be designed to require the use of a
public right-of-way for access to a loading
dock.
' o In the case of mixed uses, the total number
of required loading spaces should be the sum
of the requirements for the various uses
computed together. Each added use only has
to provide half the required loading space.
Ik
VI -6
■
o
Truck loading, loading with deck facilities, or
doors for such facilities should not face a
public street (unless screened) or encroach into
the required front and street side yard
setbacks. See exhibit on page IV -11.
o
When any main building is constructed, enlarged,
or increased in capacity, or when a change in
use creates an increase in the amount of off-
street loading space required, additional off-
street loading space should be required.
o
Loading docks should be set back a minimum of
forty-five feet (45') from the front property
line, if they face the street.
o
Adequate area should be provided for the safe
operation of trucks in loading areas.
o
Trucking areas should be adequately paved for
the type of operation intended.
o
Loading facilities should be located on the
same site as the use requiring such
facilities
t' o Loading spaces should be so located and
designed that trucks should not back into a
public street or alley, nor should a loading
area be designed to require the use of a
public right-of-way for access to a loading
dock.
' o In the case of mixed uses, the total number
of required loading spaces should be the sum
of the requirements for the various uses
computed together. Each added use only has
to provide half the required loading space.
Ik
VI -6
o All off-street loading facilities should
comply with the following minimum dimensions:
Floor Area
Berths
Use
(Gross Square Feet)
Required
Width
Length
Commercial/Restaurants and
less than 4,000
Heavy commercial and industrial
0
other eating and drinking
4,000 - 20,000
45'
1
places.
20,001 - 50,000-
2
Commercial and Commercial office
(each additional
35'
13'
40'
50,000)
(1
space)
Administrative Office,
less than 10,000
0
Professional Office
10,000 - 100,000
1
personal and financial
100,001 - 200,000
2
services
(each additional
100,000)
(1
space)
Warehouse, storage facil-
less than 5,000
0
ities Manufacture and other
5,000 - 30,000
1
light industrial uses.
30,001 - 80,000
2
80,001 - 150,000
3
(each additional
100,000)
(1
space)
o All off-street loading facilities should
comply with the following minimum dimensions:
4. Circulation
a. AGRICULTURE
o Not applicable
b. RESOURCE EXTRACTION
o To provide for a safe and adequate means of
ingress and egress of vehicular traffic to
and within the project.
o To provide for access of emergency vehicles
necessary to serve the project area.
o To provide for economical construction and
maintenance of the necessary access routes
within the project area.
VI -7
Berth
Berth
Berth
Turninq
Use
Width
Length
Height
Radius
Heavy commercial and industrial
12'
45'
14'
45'
uses
Commercial and Commercial office
ill
35'
13'
40'
4. Circulation
a. AGRICULTURE
o Not applicable
b. RESOURCE EXTRACTION
o To provide for a safe and adequate means of
ingress and egress of vehicular traffic to
and within the project.
o To provide for access of emergency vehicles
necessary to serve the project area.
o To provide for economical construction and
maintenance of the necessary access routes
within the project area.
VI -7
o Construction' practices should.
applicable air quality standards.
C. DEVELOPMENT
meet the
o Relationship to Established Street standards
provided herein may conflict with the Town of
Marana's present design standards. Should
this occur, the more restrictive standards
shall take precedence.
o Right-of-way cross-section design should be
in accordance with those found in this
document.
o The design of all streets should incorporate
horizontal and vertical curves adequate to
provide safe vehicular travel.
o Sidewalks should be a minimum clear width of
4 feet and should be hard surfaced. Vertical
curbs should be provided for any curb which
serves to carry storm runoff and should be
constructed with an integral gutter. All
improvements should conform to the Town of
Marana Standard Specifications for Public
Works Construction.
o Cul -de -Sac Standards: Cul-de-sacs should
have a minimum radius of 45 feet. Maximum
length of a cul-de-sac without a second
emergency access should be 600 feet.
o All streets should be constructed so as to
carry the anticipated traffic load without
significant deterioration over the design
life of the roadway. All streets should be
constructed with asphalt concrete or an
alternate with similar load bearing capacity
placed over a suitable base.
o State, county and town roads should be
constructed to appropriate specifications.
o All public streets should be provided with a
level of street lighting designed to protect
the health, safety and welfare of those
working in and passing through the Specific
Plan area.
VI -8
o Driveways and drives should be designed to
grade and be perpendicular when they align
with the street (no angle driveways), this
will provide the maximum of safety and
convenience for vehicular, emergency and
pedestrian use in a manner which will not
interfere with drainage or public use of the
sidewalks and/or street area. Driveways
shall have a minimum width of 25 feet, for
two-way traffic.
o When more than one property owner has street
frontage, the affected property owners should
enter into a reimbursement agreement to share
in the cost of construction of the street.
In no case should half streets be built.
5. Landscape
a. AGRICULTURE
1)
Landscape Design
Not applicable
2)
Perimeter/Setback
Not applicable
3)
Streetscapes
Not applicable
4)
Entries
Not applicable
5)
Hardscapes/Street Furniture
Not applicable
6)
Plant Materials
As per common practice
7)
Installation/Irrigation
As per common practice
b. RESOURCE
EXTRACTION
1)
Landscape Design
o The priority is to screen the plant site
and mining areas adjacent to street and
public roads through the massing of
plant materials and berming.
VI -9
2)
3)
Perimeter/Setback
o Berms should not exceed 15 feet in
height, and their slope shall not exceed
the angle of repose.
o Stabilize slopes with•ground covers.
o Berm around plant site should be 6' to
15' high and up to 50' wide.
Streetscapes
o Temporary roads should be a combination
of dirt and gravel, they do not have to
be an all weather surface.
o Temporary roads should include a dust
management control.
o Permanent road to the plant site should
be paved and include plantings and an
entry feature.
4) Entry
o
Entry feature at the plant site road
should include Ca1Mat signage and entry
monumentation.
5) Hardscape/Street Furniture
o
Not applicable
6) Plant
materials
o
A simplified palette of plant material
should be used in order to maintain the
theme of the landscape character which
has been established.
o
All plant material selected for use
should be of a type known to have been
successful in areas of similar climatic
and soil conditions, such as naturalized
and drought tolerant species.
o
Plant material known to have invasive or
destructive root systems should be
avoided. Similarly, plants known to
have messy and/or staining fruit and/or
brittle limbs should also be avoided.
VI -10
11
t
1
t
1
1
1
o Encourage state-of-the-art hydroseeding
techniques using drought tolerant
species.
o The spacing of the plant material should
promote massing and contouring to
accentuate natural forms and soften
berms.
7) Hydroseeding
o During the mining process, all pit
slopes should not be seeded as a regular
part of resource extraction operations.
o Following resource extraction and
ultimate build -out of pods/slopes,
hydroseeding (slope treatment)
techniques should be applied for
revegetation of manufactured slopes.
8) Installation/Irrigation
o Temporary irrigation systems should
utilize low-water using techniques such
as "drip" irrigation.
o Consider alternative protection
techniques for plant material as
deterrents to wildlife.
o Temporary above ground irrigation should
be utilized until establishment of
hydroseed.
C. DEVELOPMENT
1) Landscape Design
o Landscape materials should enhance the
major architectural design elements
through the coordinated use of flower
and leaf colors, tree forms, plant
material masses and lighting.
o Grouped masses of plant material should
be designed to complement architectural
elevations and roof lines through color,
texture, density and form both on the
vertical and horizontal planes.
VI -11
3) Entries
o Primary entry statements occur at 2
major locations. These features may
consist of earthen berms, canopy tree
backdrop, color elements in the
foreground and project monumentation
(signs).
VI -12
o
A theme for landscape character should
be selected to enhance the entire
Specific Plan area. It should provide a
cohesive fabric for the community.
o
Plant material should be used to
concentrate irrigated plant material in
a small zone within the overall site to
create a lush local environment or
oasis. It increases the visual impact
of the irrigated plant material and
reduces water use.
2) Streetscapes
o
Streetscapes should be established to
define circulation.
o
A hierarchy of plant materials
consistent with the proposed community
landscape character should be provided
for, arterial and collector streets.
o
Arterial streetscapes should consist of
an enriched landscape within the right-
of-way on both sides of the road. It
may have meandering sidewalks and berms.
All medians should include clustering of
trees and underplanted with shrubs and
groundcovers.
o
Collector streetscapes should provide a
transition between the arterial
streetscape and the land use parcels.
The landscape treatment should be
similar to the arterial streetscape
except for size and quantity of plant
material.
3) Entries
o Primary entry statements occur at 2
major locations. These features may
consist of earthen berms, canopy tree
backdrop, color elements in the
foreground and project monumentation
(signs).
VI -12
o Secondary entry statements occur at two
VI -13
minor locations fulfilling the same
quantity and intensity of plant
material use that is used in the
primary entry statements.
o
Business park entry features should
provide identification to land use
area, i.e., light industrial, business
park and distribution.
o
Community wide identification and
landscape treatments should be
established, i.e., neighborhood entry
features.
o
The entrance sign may be operated and
maintained by Ca1Mat or by the
community maintenance association.
4) Hardscapes/Street
Furniture
'
lighting,
o
Elements should consist of
street furniture, monumentation
(signage) trash receptacles, benches,
bus shelters, container plantings,
walls and bollards.
5) Plant
Material
o
A simplified palette of plant material
should be used tin order to maintain
the character of the landscape design
which has been established.
o
Areas of similar uses should be planted
with trees of similar species of visual
continuity.
for
o
All plant material selected use
should be of a type known to have been
successful in the area or in similar
climatic and soil conditions.
o
Plant material known to have invasive
or destructive root systems should be
avoided. Similarly, plants known to
have messy and/or staining fruit and/or
brittle limbs should also be avoided.
VI -13
o The spacing of the plant material
should be commensurate with anticipated
mature growth in order to promote
natural forms without the need for
excessive pruning and maintenance in
the future.
o Turf grasses should be limited to use
only in public areas.
6. Installation/Irrigation
o Drought tolerant or desert plants shall
be used to minimize the use of water in
the landscape.
o Drip irrigation shall be the preferred
method for irrigating all plant
material where applicable.
o Limit the use of spray and bubbler
systems except where necessary.
7) Linear Park
o The Santa Cruz River serves as a
natural open space corridor along the
southern perimeter of the proposed
development plans. This edge (between
the development and the river) shall be
reserved for a 50' wide linear park
(Pima County regional Trail System and
The Town of Marana Trail System),
containing a regional trail system.
The trail shall be designed for
pedestrian, bicycle and equestrian use.
(See Exhibit III -26 for Linear Park
location).
VI -14
L-----------------------------------------
PROMOTE INFORMAL MASSINGS OF PLANT
MATERIALS
-----=-=-=------------
AVOID FORMILIZED PLANTING SCHEME
VI -15
PROMOTE PLANTING THAT PROVIDES
UNDULATION ALONG SLOPE
AVOID PLANTING THAT IMITATES THE SLOPE
VI -16
1 s.
n
Signage
a. AGRICULTURE
o Not applicable
b. RESOURCE EXTRACTION
o All signs should be in accordance with
Marana's sign code.
C. DEVELOPMENT
o All signs should be in accordance with
Marana's sign code.
7. Fencing
a. AGRICULTURE
o As per local agricultural practices.
b. RESOURCE EXTRACTION
o Fencing should be designed and installed as
necessary to meet liability and insurance
requirements, to control public entry and
protect the general public.
o Signs regarding trespassing should be posted
every 500 feet.
C. DEVELOPMENT
o Fences or walls which do not exceed thirty-
six inches (36") in height may be located on
any portion of the lot.
o Fences or walls within fifteen feet of an
intersection may not exceed three feet.
o Fence and wall height should be measured from
the proposed building pad elevation adjacent
to other building pods.
o Where appropriate, fences, walls or
landscaping should be used on the perimeter
or parcels to define property limits,
separate use areas and provide on-site
security. Fencing, walls and other
structural barriers should be designed of
similar materials, colors and general style
as the primary buildings on a site.
VI -17
B. Lighting
a. AGRICULTURE
o
Not applicable
b. RESOURCE EXTRACTION
o
Temporary and permanent lighting should be
installed for safety and security.
o
Night lighting should be provided to
illuminate stationary operations.
o
Minimize light spillage to off-site areas.
c. DEVELOPMENT
o
Light standards should be scaled to the user.
o
Lighting designs should attempt to prevent
light pollution of the night skies.
o
Adequate lighting should be provided for all
automobile parking areas, trucking and
loading areas, and all pedestrian and vehicle
access points.
o
Parking lot lighting should be designed and
located to minimize power consumption and to
confine direct illumination to the premises.
o
Lights should not be placed to cause glare or
excessive light spillage on neighboring
sites. A uniform light color is preferred
for the area.
o
Light standards should not exceed the height
of the buildings on-site.
o
Accent illumination is recommended at key
points such as entrances and exits.
o
Lighting (bollard lights) along pedestrian
sidewalks/transition zones is encouraged.
o
The use of high pressure sodium lights are
encouraged.
VI -18
9. Architectural
a. AGRICULTURE
o
Not applicable
b. RESOURCE EXTRACTION
o
Not applicable
c. DEVELOPMENT
o
Establish a special project identity and
create a development image.
o
Achieve market/corporate appeal.
o
Ensure economic feasibility.
o
Reflect function of uses through
architectural form.
o
Outdoor spaces formed by architectural
elements, should create places for people to
gather, eat, talk, etc.
o
Avoid long, unarticulated building facades.
Buildings with varied front setbacks are
strongly encouraged.
o
Flat roofs with parapet walls to screen
rooftop equipment are appropriate, although
buildings with articulated varying roof
places are encouraged.
o
The use of prefab, all metal steel for
sheathing of buildings is prohibited. This
is not to preclude the use of metal detail
within architecturally designed buildings
such as "Cor -ten" steel.
o
Conceal all service areas and storage areas
•within the buildings themselves or by
screening walls of solid masonry or stucco,
stud walls of one color, preferably with
appropriate accent trim.
o
Avoid long linear vistas and building edges
within the development envelope and along the
streetscape through the use of variations in
building setbacks.
VI -19
PROVIDE OPPORTUNITIES FOR SURPRISES;
FOCAL POINTS CAN BE AREAS FOR
PEOPLE TO GATHER, EAT, TALK, ETC.
VI -20
AVOID LINEAR VISTAS AND BUILDING
EDGES THAT ALIGN WITH EACH OTHER
PROMOTE CURVILINEAR INTERNAL STREETS,
SITE BUILDINGS ON ANGLES
VI -21
AVOID LONG UNARTICULATED
BUILDINGS FACADES
PROMOTE STRUCTURES WITH VARIATIONS
IN FACADE RELIEF
VI -22
AVOID STRUCTURES THAT CONTRAST
GREATLY WITH EXISTING TOPO.
0
INCORPORATE STUCTURES INTO REMAINING
SIDE SLOPES TO MINIMIZE VISUAL IMPACT
VI -23
1
J
Form:
- Recessed or projected entries
- Play of light (shapes & Shadows)
- Multi -planed roofs
- High degree of varying wall articulation
Texture:
- Smooth finishes
Coarse finishes
Color:
Earth tones
Glass - dark 'or reflective
o Building materials actively encouraged are:
Pre -cast or tilt -up concrete; textured or
exposed aggregate
- Stone
- Brick
- Stucco
- Scored split -faced block
- Pre -finished metal panels
- Spandrel glass
10. Grading
a. AGRICULTURE
o Not applicable
VI -24
o Buildings should be cited in a manner that
will complement the adjacent buildings and
landscape. Building sites should be
developed in a coordinated manner to provide
order and diversity and avoid jumbled,
confused streetscene.
o Colors, materials and finishes should be
coordinated in all exterior elevations of the
buildings to achieve design continuity.
o Building materials, colors and textures
should be compatible with those of adjacent
or nearby buildings.
o Architectural elements which are actively
encouraged are:
J
Form:
- Recessed or projected entries
- Play of light (shapes & Shadows)
- Multi -planed roofs
- High degree of varying wall articulation
Texture:
- Smooth finishes
Coarse finishes
Color:
Earth tones
Glass - dark 'or reflective
o Building materials actively encouraged are:
Pre -cast or tilt -up concrete; textured or
exposed aggregate
- Stone
- Brick
- Stucco
- Scored split -faced block
- Pre -finished metal panels
- Spandrel glass
10. Grading
a. AGRICULTURE
o Not applicable
VI -24
!7
C. DEVELOPMENT
o Angular landforms should not be permitted.
The graded form should reflect natural
rounded terrain.
o Graded slopes should be concealed wherever
possible.
o All manufactured cut and fill slopes should
be a maximum of two horizontal to one
vertical (2:1) cut and fill finished slopes
should be constructed to eliminate sharp
angles of intersection with the existing
terrain and should be rounded and contoured
as necessary to blend with the natural
topography to the maximum extent possible.
o The toe and crest of all out and fill
finished slopes in excess of five (5) feet
vertical height should be rounded with
vertical curves.
o The siting or proposed structures on any
project site should be such that maximum
concealment of a created cut slope is
accomplished.
o Where cut or fill finished slopes exceed 100
feet in horizontal length, the finished
horizontal contours of the slope should be
curved in a continuous fashion with varying
radii, reflecting a natural terrain.
VI -25
b. RESOURCE EXTRACTION
o Resource extraction
should not occur within
50 feet of the
property lines
or major
easements.
o Finished perimeter
slopes should be
a maximum
of 2:1
o Maximum finished extraction
depths
should be
801.
o Develop an erosion
control management program
for areas which
are not being
actively
extracted.
C. DEVELOPMENT
o Angular landforms should not be permitted.
The graded form should reflect natural
rounded terrain.
o Graded slopes should be concealed wherever
possible.
o All manufactured cut and fill slopes should
be a maximum of two horizontal to one
vertical (2:1) cut and fill finished slopes
should be constructed to eliminate sharp
angles of intersection with the existing
terrain and should be rounded and contoured
as necessary to blend with the natural
topography to the maximum extent possible.
o The toe and crest of all out and fill
finished slopes in excess of five (5) feet
vertical height should be rounded with
vertical curves.
o The siting or proposed structures on any
project site should be such that maximum
concealment of a created cut slope is
accomplished.
o Where cut or fill finished slopes exceed 100
feet in horizontal length, the finished
horizontal contours of the slope should be
curved in a continuous fashion with varying
radii, reflecting a natural terrain.
VI -25
UNDESIRABLE: CUT SLOPES ANGULAR AT
TOP AND BOTTOM
DESIRABLE: ROUND TOP AND BOTTOM OF
CUT SLOPES
VI -26
u
11
1
1
1
SERVICE ROAD
UNDESIRABLE: TOP OF MOUND HAS BEEN
GRADED
CONVEX SLOPE
CONCAVE SLOPE
SERVICE ROAD
DESIRABLE: TOP AND SIDES OF MOUND ARE
ROUNDED TO BLEND INTO EXISTING PLANES
VI -27
FENCE !
24-50 FT,
BERM AROUND PLANT SITE
VI -28
o Erosion control: All manufactured slopes
should be landscaped or otherwise protected
from the effects of storm run-off erosion.
Irrigation facilities should be required to
provide for proper maintenance of the
landscaped area -s.
11. Temporary Uses
a. AGRICULTURE
o Not applicable
b. RESOURCE EXTRACTION
o Not Applicable
C. DEVELOPMENT
o The following uses may be permitted subject
to approval by the Town of Marana:
VI -29
- circuses, carnivals, fairs on vacant
property
- outdoor sale of Christmas trees on
vacant property
- temporary outdoor exhibits and/or sales
of equipment, goods or services
- temporary construction facilities
- temporary material storage/stockpiling
12. Infrastructure
a. AGRICULTURE
o As per local agricultural practices.
b. RESOURCE EXTRACTION
o Utility easements should be provided as
required to facilitate an appropriate service
1
network.
C. DEVELOPMENT
o Utility easements should be provided as
required to facilitate an appropriate service
i
network.
VI -29
o All utility lines (excluding those leading to
the plant site and conveying equipment)
should be underground. No pipe, conduit,
cable, line for water, gas, sewage, drainage,
steam, electricity or any other energy.or
service should be installed or maintained
upon any lot.(outside of any building) above
the surface of the ground, except for hoses,
movable pipes used for irrigation or other
purposes needed during construction. Utility
and connection points may be above ground.
o Group transformers with utility meters where
possible. Screen with vegetation, fence or
walls.
13. Hydrology
a. AGRICULTURE
S o Not applicable
b. RESOURCE EXTRACTION
o The design of storm drainage facilities
should ensure the acceptance and disposal of
storm runoff without damage to the street or
to adjacent properties.
o The design of flood control facilities along
the Santa Cruz River shall control the 100
year flood. Flood control structures should
be those deemed necessary by the appropriate
responsible public agency.
C. DEVELOPMENT
o The design of storm drainage facilities
should ensure the acceptance and disposal of
storm runoff without damage to the street or
to adjacent properties.
o Storm water conveyance structures may include
piping, concrete boxes, and lines or unlined
open channels. The determination of specific
design applications existing upstream and
downstream improvements or adopted improve-
ment plans, and should be arrived at in
consultation with appropriate responsible
i public agencies.
VI -30
it
1
1
r
o The design of flood control facilities along
the Santa Cruz River should control the 100
year flood. Flood control structures should
be those deemed necessary by the appropriate
responsible public agency.
VI -31
VII. APPENDIX
A. Legal Descriptions
That part of the West half of Section 6, Township 12 South,
Range 12 East, Gila and Salt River Base and Meridian, Pima
County, Arizona, lying Southwesterly of the Tucson-Casas
Grande Highway and/or Interstate 10 as the same exists on
September 16, 1985.
Together with that part of the abandoned right of way lying
within Section 6 described as follows:
Those portions of the Southwest quarter of the Southwest
quarter of Section 31, Township 11 South, Range 12 East and
of the Northwest quarter of the Northwest quarter of Section
6, Township 12 South, Range 12 East, Gila and Salt River
Base and Meridian, Pima County, Arizona, described as
follows:
r-,
1
VII -1
Beginning at the West Section corner common to said Sections
31 and 6;
thence North 0 degrees 19 minutes 30 seconds East along the
West line of said Section 31, a distance of 80.28 feet
to
the proposed relocated Southwesterly right of way line of
Interstate Highway 10; thence South 39 degrees 42 minutes 46
seconds East along said proposed relocated right of way
line, a distance of 232.10 feet; thence. North 71 degrees 08
minutes 07 seconds West 157.15 feet to the West line of said
Section 6;
thence North 0 degrees 03 minutes 20 seconds West along said
West section line, a distance of 47.46 feet to the point of
beginning, as abandoned by instrument recorded in Docket
6386, Page 1055.
AND: The Northeast quarter and the East half of the
Northwest quarter of Section 1, Township 12 South, Range 11
East, Gila and Salt River Base and Meridian, Pima County,
Arizona.
r-,
1
VII -1
THE
CENTER
950 NORTH FINANCE CENTER DRIVE, SUE 210, TUCSON, AZ 85710 (602) 623-6146
June 17, 1987
MEMO
TO: Planning and Zoning Commission, Town of Marana
FROM: Ca1Mat Company and The Planning Center
SUBJECT: Ca1Mat Specific Plan
The following are comments in response to the memorandum issued
by the Town of Marana, dated May 21, 1987, regarding our Specific
Plan.
1. More definitive assurances of what will be used for back-
fill material in the areas to be reclaimed.
To allow.for a variety of uses within open space areas
such as active and passive recreation, trails,
detention/retention, flood control and groundwater
recharge.
3. Explain the timing or plan of extraction in relation to
flood protection or pre -flood protection.
OFFICES IN NEWPORT BEACH, CA, PHOENIX, AZ and TUCSON, AZ
• PLANNING & RESEARCH • ENVIRONMENTAL STUDIES • URBAN DESIGN • LANDSCAPE ARCHITECTURE •
Response: The owners shall meet the current grading and ordinance
requirements for type of backfill permissible and
compaction required to meeting building code
classifications. Comment: In certain cases
construction rubble may be permissible for certified
backfill, upon approval of appropriate town
authorities. Typical ranges for compaction of similar
fills in nearby metropolitan areas are 90-95 percent
density, using both native materials and inert
construction debris, with no particles greater than 12
Inches in diameter within ten feet of final grade.
2. More definitive set of allowable uses for the open space
depressions.
Response: See pages III -17 of the Specific Plan - Open
Space/Buffer. .
To allow.for a variety of uses within open space areas
such as active and passive recreation, trails,
detention/retention, flood control and groundwater
recharge.
3. Explain the timing or plan of extraction in relation to
flood protection or pre -flood protection.
OFFICES IN NEWPORT BEACH, CA, PHOENIX, AZ and TUCSON, AZ
• PLANNING & RESEARCH • ENVIRONMENTAL STUDIES • URBAN DESIGN • LANDSCAPE ARCHITECTURE •
Response: If there is a technically feasible method of
constructing a processing plant and beginning resource
extraction on a limited portion of the property, which
would meet the town of Marana and Pima County Flood
Plan Ordinances, then Ca1Mat would have an interest in
proceeding with some portion of the industrial
development. It would be up to Ca1Mat to prove
ordinance compliance prior to the issuance of building
permits. Comment: It may be permissible, or in some
cases desireable, i.e., channel cleanout, to begin a
portion of the resource extraction prior to
construction of a levy along the north bank of the
Santa Cruz River. The technical merits of such a
venture would need to be justified prior to being
allowed to proceed.
4. Tie activation of ultimate "zoning" to some event or time
table.
Response: When the resource extraction process has been completed
and the final tests have been made on the reclaimed
parcels, the designated land use shall be required
pending a notification (submittal) letter to the
Planning and Zoning Commission stipulating the parcel
is ready for site planning.
5. During the resource extraction operations: that the parcels
1 being "mined" be small (20 acres or smaller).
That stockpiles be placed within depressions or below grade;
that hours of operations be set.
Response: Topsoil removal in advance of sand and gravel
extraction shall be limited to 20 acres, but no more
' than 40 acres.
It is not economically feasible to place process
material stockpiles below grade. Comment: Typical
processing plant equipment layouts provide for conveyor
tunnels below processed stockpiles. In order to lower
the maximum height of stockpiles significantly, tunnels
would have to be placed a greater distance below
existing grade, which would not be economically
justifiable.
The tallest material stockpile is typically the "surge
stockpile", or raw material feed, while other finished
stockpiles are normally much smaller.
i�
CalMat intends to operate a normal one -shift plant
operation with second -shift maintenance. If periodic
increased in product demand require two production
shifts, then maintenance would occur during a third
shift. It would be preferable that any abnormal hour
operation be discussed as much in advance with town
officials as possible, and mitigation measures worked
out in a cooperative effort, given the circumstances of
that time. Comment: High summertime temperatures
sometimes require that ready -mix concrete be delivered
in the early morning hours to meet temperature
specifications for its placement. Other jobs, such as
highway resurfacing of major transportation routes,
sometimes requires that work be performed when there is
little public use.
6. Define where residential, commercial and industrial will
occur.
Response: Attached, please find changes made on Exhibits III -8
Land Use Plan, Transitional Phase - 2 and I_II-9: Land
Use Plan, Ultimate Phase - 3.
7. To commit to adhere to Long Range Transportation Plans both
locally (M.S.P. property) and State (Tangerine Road ultimate
alignment).
Response: The circulation plan/land use plans are in conformance
with the Town of Marana's General Plan (pending
adoption). We are currently meeting with Parsons ,
Brinckerhoff to discuss the ultimate alignment for
Tangerine Road.
8. Indicate how this property ties into surrounding property
uses.
Response: The land use plans are in conformance with the Town of
Marana General Plan (pending adoption). We have
currently. met with a representative from M.S.P. and
hope to continue our efforts with the surrounding
property owners to discuss development plans, land
uses, circulation and setbacks. Attached, please find
changes made on Exhibits III -8 and III -9 identifying a
200' Business Park setback along with a SO' landscaped
buffer. Also see Illustrative plans.
9. Indicate where and commit to participate in the Linear Park
system for the Santa Cruz.
Response: The Santa Cruz River serves as a natural open space
corridor (amenity) along the southern perimeter of the
proposed development plans. This edge (between the
development and the river) shall be reserved for a SO'
wide linear park (Pima County Regional Trail System and
The Town of Marana Trail System), containing a regional
trail system. The trail shall be designed for
pedestrian, bicycle and equestrian use. Attached
please find changes made to Exhibits III -26 identifying
location of linear park. Also see illustrative plans.
10. Indicate preliminary and ultimate environmental impacts of
plant site and industrial uses.
Response: Plant site and extraction operations fall under the
regulation of:
a. Marana Town Council
b. Marana Floodplain Administration
c. Pima County Flood Control District
d. Federal Emergency Management Agency (FEMA)
e. Mine Safety Health Administration (MSHA)
f. Arizona State Mine Inspector
g. Pima County Air Quality Control District/Pima
County Health Department
h. State Department of Health Services/Department of
Environmental Quality
i. Arizona Department of Transportation
I believe these comments address the specific concerns addressed
in Mr. Ray Teran's letter, along with similar concerns voiced at
our last Planning and Zoning Commission hearing.
Please contact myself or Mr. Lee Edmonson of Ca1Mat, for
clarification on any of our comments.
Respectfully submitted,
THE P ANNIN CE E
Michael A. Filler'
Project Manager
MAF: pc
enc.
cc: Lee Edmonson, Ca1Mat Co.
EMORANDUM
TO: Chair and Commission Members
ROM: Ray Teran Town Manager
SUBJECT: CALMAT Specific Plan
Tl, NN
OF
MARANA
DATE: June 19, 1987
Attached is their response to our previous requests
(also attached).
The other substantial comments came from the
MSP company (property owner directly north).
They are:
1) The Plan is not specific enough.
2) A 600 foot Commercial buffer should be established.
3) Limit the Extraction in the area of the buffer
until the buffer has been "Developed".
4) No burm shold be allowed against a roadway.
5) There should be more reclamation performed.
As you are satisfied, you may discuss and or adopted
the Plan.
MEMORANDUM
TOWN
OF
MARANA
TO: Chair and Commission Members DATE: June 19, 1987
FROM: Ray Teran, Town Manager g
0
SUBJECT: CALMAT Specific Plan
Attached is their response to our previous requests
(also attached).
The other substantial comments came from the
MSP company (property owner directly north).
They are:
1) The Plan is not specific enough.
2) A 600 foot Commercial buffer should be established.
3) Limit the Extraction in the area of the buffer
until the buffer has been "Developed".
4) No burro shold be allowed against a roadway.
S) There should be more reclamation performed.
As you are satisfied, you may discuss and or adopted
the Plan.
TOWN
MEMORANDUM OF
MARANA
TO: DATE:
Ca1Mat Company & The Planning Center
FROM: Ray Teran, Town Manager
,I SUBJECT: Comments made to the Specific Plan
May 21, 1987
The following are comments made to the specific plan.
In some cases the comments can be answered very quickly, in
others additional documentation will be needed.
1) more definitive assurances of what will be used for
back -fill material in the areas to be reclaimed.
2) more definitive set of allowable uses for the open
space depressions.
3) explain the timing or plan of extraction in relation
to flood protection or pre -flood protection.
4) tie activation of ultimate "zoning" to some event or
time table.
5) during the resource extract operations: that the parcels
being "mined" be small (20 acres or smaller);
That stock piles be placed within depressions or below
grade; that hours of operations be set.
6) define where residential, commercial and industrial
will occur.
7) to commit to adhere to Long Range Transportation Plans
both locally (M.S.P. property) and State (Tangerine Road ultimate
alignment).
8) indicate how this property ties into surrounding
property uses.
9) indicate where and commit to participate in the linear
park system for the Santa Cruz.
10) indicate preliminary and ultimate environmental impacts
of plant site and industrial uses.
Please contact me for clarification of any questions.
W
M E M O R A N D U M
To: Mayor and Councilmember:
Fns: Planning Commission
Sub: Cal Mat Specific Plan RecVmmendation
Attached are minutes which indicate our formal action on the Cal -
Mat Specific Plan. Additionally, we feel the Plan meets the
policies and intent of the Town General Plan. If Cal Mat adheres
to the Flan submitted, their development stiould prove very
beneficial to the Town in two ways. First, the will create some
employment of their own, but their operation will create
employment regionally due to the "construction source of supply"
will be local versus imported. Second, the developers in Town
will have a local source of material therefore reducing the cost
of housing by a factor of savings in transportation.
MINUTES OF THE PLANNING COMMISSION MEETING, June 24, 1987,
DATE: June 24, 1987
PLACE: MARANA TOWN HALL
CALLED TO ORDER: AT 7:12 P.M. by Ivadell White, Chairperson
IN ATTENDANCE:
Ivadell White
Eva Bleecker
Tom A. Clary;
Phyllis Farenga
Hal Horrioan
Ron Key
Chairperson
Vice Chairperson
Member
Member
Member
Member
Torn Jones Mayor
Bill. SchiEler Town Council
Ray Teran Planning and Zoning Admin.
Vick Charnis Building Inspector
Ray Coleman Town Engineer
34 Members of the Public
ORDER OF BUSINESS:
APPROVAL OF AGENDA:
The motion was made by Eva Bleecker, seconded by Tom A. Clark and
unanimously carried to accept the agenda.
PETITIONS AND COMMENTS:
None
TOWN COUNCIL. LIAISON OFFICER REPOR'11':
Ray Teran presented a brief report for the Town Council.
PUBLIC HEARING REPORT:
Ray Teran reported.these will be covered later in the agenda.
NEW BUSINESS:
AVRA VALLEY AIRPORT MASTER PLAN PRESENTATION
Representitives from Pima County presented the Avra Valley Airport
Master Plan and explained the proposed development phases. The
motion was made by Tom A. Clark, seconded by Phyllis Farenga and
unanimously carried to accept the Pima County Avra Valley Airport
Master Plan, as presented.
- 1 -
APPROVAL OF
MINUTES:
The motion
was made by Eva
Bleecker,
seconded
by
Hal Horrigan
and unanimously
carried to
accept the
minutes
of
the Planning
Commission
Special Meeting
on May 19,
1987.
The motion
unanimously
was made by Ton, A. Clark,
carried to approve the minutes
seconded
of
by Eva Bleecker and
the Planning
Commission
Regular Meeting
of May 27,
1987.
PETITIONS AND COMMENTS:
None
TOWN COUNCIL. LIAISON OFFICER REPOR'11':
Ray Teran presented a brief report for the Town Council.
PUBLIC HEARING REPORT:
Ray Teran reported.these will be covered later in the agenda.
NEW BUSINESS:
AVRA VALLEY AIRPORT MASTER PLAN PRESENTATION
Representitives from Pima County presented the Avra Valley Airport
Master Plan and explained the proposed development phases. The
motion was made by Tom A. Clark, seconded by Phyllis Farenga and
unanimously carried to accept the Pima County Avra Valley Airport
Master Plan, as presented.
- 1 -
n
i�
OLD BUSINESS:
CALMAT SPECIFIC PLAN DISCUSSION/ADOPTION
Following a discussion of the issues that were addressed during the
' public hearing, a motion was made by Eva Bleecker, seconded by Hal
Horrigan and unanimously carried to recommend the Calmat Specific
Plan, including the responses to the Planning Commission questions
with the stipulation of a 250 foot developmental buffer and a 50
foot landscaped burm along Tangerine Road.
RECESS: 9:00 F. M.
' RECONVENE: 9:05 P.M.
GENERAL PLAN DISCUSSION/ADOPTION
' Ray Teran reviewed the issues that were addressed during the last
public hearing held on the General Plan. Following a discussion of
each item, the motion was made by Ron Key, seconded by Eva Bleecker
and unanimously carried to adopt and recommend to the Town Council
the General. Plan; as amended at the June 24, 1987 Regular Planning
Commission Meeting.
DEVELOPMENT CODE AMENDMENTS
The motion was made by Eva Bleecker, seconded by Tom A. Clark and
unanimously carried to table the Development Code Discussion and
set a special meeting date for it.
The epeci.al meeting was set for Thursday, July 16, 1987 at 6:00
P. M. at the Town Hall.
ADJOURNMENT:
11:10 P.M.
- 2 -
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THE
PLANNING
CENTER
950 NORTH FINANCE CENTER DRIVE, SUE 210, TUCSON, AZ 85710 (602) 6236146
June 17, 1987
MEMO
TO: Planning and Zoning Commission, Town of Marana
FROM: Ca1Mat Company and The Planning Center
SUBJECT: CalMat Specific Plan
The following are comments in response to the memorandum issued
by the Town of Marana, dated May 21, 1987, regarding our Specific
Plan.
1. More definitive assurances of what will be used for back-
fill material in the areas to be reclaimed.
Response: The owners shall meet the current grading and ordinance
requirements for type of backfill permissible and
compaction required to meeting building code
classifications. Comment: In certain cases
construction rubble may be permissible for certified
backfill, upon approval of appropriate town
authorities. Typical ranges for compaction of similar
fills in nearby metropolitan areas are 90-95 percent
density, using both native materials and inert
construction debris, with no particles greater than 12
inches in diameter within ten feet of final grade.
2. More definitive set of allowable uses for the open space
depressions.
Response: See pages III -17 of the Specific Plan - Open
Space/Buffer.
To allow for a variety of uses within open space areas
such as active and passive recreation, trails,
detention/retention, flood control and groundwater
recharge.
3. Explain the timing or plan of extraction in relation to
flood protection or pre -flood protection.
OFFICES IN NEWPORT BEACH, CA, PHOENIX, AZ and TUCSON, AZ
• PLANNING & RESEARCH • ENVIRONMENTAL STUDIES • URBAN DESIGN • LANDSCAPE ARCHITECTURE •
0
Response: If there is a technically feasible method of
constructing a processing plant and beginning resource
extraction on a limited portion of the property, which
would meet the town of Marana and Pima County Flood
Plan Ordinances, then CalMat would have an interest in
proceeding with some portion of the industrial
development. It would be up to CalMat to prove
ordinance compliance prior to the issuance of building
permits. Comment: It may be permissible, or in some
cases desireable, i.e., channel cleanout, to begin a
portion of the resource extraction prior to
construction of a levy along the north bank of the
Santa Cruz River. The technical merits of such a
venture would need to be justified prior to being
allowed to proceed.
4. Tie activation of ultimate "zoning" to some event or time
table.
Response: When the resource extraction process has been completed
and the final tests have been made on the reclaimed
parcels, the designated land use shall be required
pending a notification (submittal) letter to the
Planning and Zoning Commission stipulating the parcel
is ready for site planning.
S. During the resource extraction operations: that the parcels
being "mined" be small (20 acres or smaller).
That stockpiles be placed within depressions or below grade;
that hours of operations be set.
Response: Topsoil removal in advance of sand and gravel
extraction shall be limited to 20 acres, but no more
than 40 acres.
It is not economically feasible to place process
material stockpiles below grade. Comment: Typical
processing plant equipment layouts provide for conveyor
tunnels below processed stockpiles. In order to lower
the maximum height of stockpiles significantly, tunnels
would have to be placed a greater distance below
existing grade, which would not be economically
justifiable.
The tallest material stockpile is typically the "surge
stockpile", or raw material feed, while other finished
stockpiles are normally much smaller.
CA41�2
OC)
Ca1Mat intends to operate a normal one -shift plant
operation with second -shift maintenance. If periodic
increased in product demand require two production
shifts, then maintenance would occur during a third
shift. It would be preferable that any abnormal hour
operation be discussed as much in advance with town
officials as possible, and mitigation measures worked
out in a cooperative effort, given the circumstances of
that time. Comment: High summertime temperatures
sometimes require that ready -mix concrete be delivered
in the early morning hours to meet temperature
specifications for its placement. Other jobs, such as
highway resurfacing of major transportation routes,
sometimes requires that work be performed when there is
little public use.
6. Define where residential, commercial and industrial will
occur.
Response: Attached, please find changes made on Exhibits III -8 :
Land Use Plan, Transitional Phase - 2 and III -9: Land
Use Plan, Ultimate Phase - 3.
7. To commit to adhere to Long Range Transportation Plans both
locally (M.S.P. property) and State (Tangerine Road ultimate
alignment).
Response: The circulation plan/land use plans are in conformance
with the Town of Marana's General Plan (pending
adoption). We are currently meeting with Parsons ,
Brinckerhoff to discuss the ultimate alignment for
Tangerine Road.
8. Indicate how this property ties into surrounding property
uses.
Response: The land use plans are in conformance with the Town of
Marana General Plan (pending adoption). We have
currently met with a representative from M.S.P. and
hope to continue our efforts with the surrounding
property owners to discuss development plans, land
uses, circulation and setbacks. Attached, please find
changes made on Exhibits III -8 and III -9 identifying a
200' Business Park setback along with a 50' landscaped
buffer. Also see Illustrative plans.
9. Indicate where and commit to participate in the Linear Park
system for the Santa Cruz.
Response: The Santa Cruz River serves as a natural open space
corridor (amenity) along the southern perimeter of the
proposed development plans. This edge (between the
development and the river) shall be reserved for a 50'
wide linear park (Pima County Regional Trail System and
The Town of Marana Trail System), containing a regional
trail system. The trail shall be designed for
pedestrian, bicycle and equestrian use. Attached
please find changes made to Exhibits III -26 identifying
location of linear park. Also see illustrative plans.
10. Indicate preliminary and ultimate environmental impacts of
plant site and industrial uses.
Response: Plant site and extraction operations fall under the
regulation of:
a. Marana Town Council
b. Marana Floodplain Administration
C. Pima County Flood Control District
d. Federal Emergency Management Agency (FEMA)
e. Mine Safety Health Administration (MSHA)
f. Arizona State Mine Inspector
g. Pima County Air Quality Control District/Pima
County Health Department
h. State Department of Health Services/Department of
Environmental Quality
i. Arizona Department of Transportation
I believe these comments address the specific concerns addressed
in Mr. Ray Teran's letter, along with similar concerns voiced at
our last Planning and Zoning Commission hearing.
Please contact myself or Mr. Lee
clarification on any of our comments.
Respectfully submitted,
THE P ANNIN CENXE
Michael A. Filler'
Project Manager
MAF: pc
enc.
cc: Lee Edmonson, Ca1Mat Co.
Edmonson of Ca1Mat, for
a THE
Cow;') PLANNING
oojv CENTER
950 NORTH FINANCE CENTER DRIVE, SUITE 210 TUCSON, AZ 85710 (602) b23-6146
June 10, 1987
Martin T. Jones
MSP COMPANIES
Suite 550
One East Camelback
Phoenix, AZ 85012
RE: Calmat Specific Plan - Marana
Dear Marty:
Per our discussion on Wednesday, May 25, after the -
Planning and Zoning hearing, could you please send
us a copy of the MSP Development Plan on your 640
acre site in Marana.
We would like to review the plan in conjunction with
our proposed setbacks and buffer plan along the
existing Tangerine alignment.
Respectfully submitted
The P nning Ce er
Michael Filler
Project Manager
ci
cc: Lee Edmonson
Calmat Company
OFFICES IN NEWPORT BEACH, CA, PHOENIX, AZ and TUCSON, AZ
• PLANNING & RESEARCH • ENVIRONMENTAL STUDIES • URBAN DESIGN • LANDSCAPE ARCHITECTURE •
3
Cti
\ °ono
Ak a
LAND USE PLAN:
TRANSITIONAL -
PHASE 2
LEGEND
RE RESOURCE EXTRACTION
CONSTRUCTION SUPPORT
CSZ ZONE
CP CONCRETE MANUFACTURED
RELATED PRODUCTS
QPLANT SITE/STORAGE
L� LIGHT INDUSTRIAL
QINDUSTRIAL
BP BUSINESS PARK
OFFICEJCOMMERCIAL
A Planned Development By
CALMAT CO.
THE
PLANNING
CENTER
3561 E. SUNRISE DRIVE SUITE 109
TUCSON, AZ 85718 (602)623-6146
No 111101111111111
O 600 12M Ft.
EXHIBIT Ili-e-
N 00 ••
�r
LANDSCAPE PLAN
LEGEND
PRIMARY ENTRY STATEMENT
SECONDARY ENTRY
STATEMENT
DINDUSTRIAUBUSINESS PARK
ENTRY
COMMUNITY CORE ENTRY
FEATURE
QTANGERINE
STREETSCAPE
ARTERIAL STREETSCAPE
■ ■ ■ ■ ■
COLLECTOR STREETSCAPE
0000
SANTA CRUZ LINEAR PARK
SPECIFIC PLAN
A Planned Development By
CALMAT CO.
THE
PLANNING
CENTER
3561 E. SUNRISE DRIVE. SUITE 109
TUCSON. AZ 65718 (602)623-6146
0 1100 1200 Ft -
EXHIBIT 111-26
N M N
y.� d
a`a RU?'R��Fq
R
ch.nn \/\
\ e,
LAND USE PLAN:
ULTIMATE -
PHASE 3
LEGEND
CSZ ZONSTRUCTION SUPPORT
CP CONCRETE MANUFACTURED
RELATED PRODUCTS
PLANT SITE/STORAGE
LIGHT INDUSTRIAL
INDUSTRIAL
B(� BUSINESS PARK
OFFICE/COMMERCIAL
OS/B OPEN SPACE/BUFFER
A Planned Development By
CALMAT CO_
THE
PLANNING
CENTER
3561 E. SUNRISE DRIVE. SUITE 109
TUCSON. AZ 65718 (6021623-6146
O coo 1200 Ft.
EXHIBIT iii
.7■. W .Ml --3
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