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HomeMy WebLinkAboutGladden Farms II Specific PlanGladden Farms 11 Specific Plan PCZ -05028 110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1450 www.azplanningcenter.com THE PLANNING CENTER Gladden Farms II Specific Plan PCZ -05028 Submitted to: Town of Marana 3696 West Orange Grove Road Tucson, Arizona 85741 Prepared for: FC/M Gladden II, LLC 333 East Wetmore Road Suite 250 Tucson, Arizona 85705 Prepared by: The Planning Center 110 South Church Suite 6320 Tucson, Arizona 85701 THE PLANNING 000 CENTER March 2005 Revised: August 2005 Revised November 2005 Revised February 2006 Adopted March 7, 2006 For clarification of material contained in this Specific Plan contact: The Planning Center 110 South Church Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 Fax: (520) 622-1950 THE WTOE Pi a.nirviNr; MARANA ORDINANCE NO. 2006.03 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE GLADDEN FARMS II SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 636 acres of land located within portions of Sections 34 and 35, Township 11 South., Range 11 East, as depicted on Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on December 14, 2005, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held March 7, 2006 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Medium Density Residential and Corridor Commerce to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 636 -acres of land located within portions of Sections 34 and 35, Township 1 l South, Range l 1 East, east of the existing Gladden Farms development, south of Moore Road and north of the future Tangerine Farms Road (the "Rezoning Area"), changing the land use designation from Medium Density Residential and Corridor Commerce to Master Planning Area. Section 2. The zoning of approximately 636 -acres of land located within portions of Sections 34 and 35, Township 11 South, Range 11 East, east of the existing Gladden Farms development, south of Moore Road and north of the future Tangerine Farms Road (the "Rezoning Area"), is hereby changed from Zone "C" (Large Lot Zone) to "F" (Specific Plan) creating the Gladden Farms lI Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of residential densities and housing types, commercial uses and recreation and open space, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion ofthis rezoning ordinance): Marana Mina= No. 2006.03 Page 1 of 3 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The ultimate development proposed by this rezoning shall be consistent with the adopted development agreement. 3. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 4. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 5. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Moore Road and Clark Farms Boulevard with the recording of the final block plat or within 60 days of demand by the Town. 6. A water service agreement shall be submitted by the developer and accepted by the Utilities Director prior to the Water Master Plan being accepted by the Utilities Director. 7. A sewer service agreement shall be submitted by the developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the Sewer Master Plan being accepted, 8, Installation of dual water lines shall be required per the adopted Northwest Marana Area Plan. 9. Potential buyers shall be notified that some or all of the property in this rezoning is subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users' Association. 10. The developer shall record an avigation easement with the recording of the final block plat. 11. Upon adoption of the ordinance by the Mayor and Council approving the Gladden Farms II Specific Plan, the applicant shall provide the planning department with the following final edition of the Gladden Farms II Specific Plan: one non -bound original; forty bound copies; and, one digital copy in Microsoft Word or other acceptable format, within 60 days of the adoption. Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2006.03. Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. Mamna ordinance No. 2006.03 Page 2 of 3 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 7`h day of March, 2406. ATTEST: elyn V, ronson, Town Clerk APPROVED AS TO FORM: , Town A Z�/) 41vtz��- Mayor Ed onea Manana Ordinance No. 2006.03 Page 3 of 3 EXHIBIT "A" That part of Section 35, Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwest right of way line of the relocated Tucson-Picacho Highway, Federal Interstate Project 94, as it existed on May 15, 1950; EXCEPT THEREFROM the right of way for Moore Road, formerly Grier Road, over the North 30 feet thereof, as shown on the map recorded in Boob 2 of Road Maps, Pages 126 through 129, AND EXCEPT THEREFROM the following two well sites belonging to Cortaro Water Users' Association: Marana Well No. 13 That portion of the Southeast quarter of the Southeast quarter of Section 35, Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly bounded and described as follows: BEGINNING at a point which is 62.5 feet Northerly and 25 feet Westerly from the Southeast corner of said Section 35; THENCE Westerly 62.5 feet from and parallel to the South boundary line of said Section 35, a distance of 26.8 feet to a point which intersects the Northeast right-of-way line of the Cortaro Water Users' Lateral No. 6-112; THENCE in a Northwesterly direction along the said right-of-way line of Cortaro Water Users' Lateral No. 6-112 a distance of 109.3 feet to a point;. THENCE Easterly, 150 feet from and parallel to the South boundary line of said Section 35, a distance of 92.25 feet to a point; THENCE Southerly 25 feet from and parallel to the East boundary line of said Section 35, a distance of 87.5 feet to the POINT OF BEGINNING; Marana Well No. 14 That portion of the Southeast quarter of the Northeast quarter of Section 35, Township t. 1 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, particularly bounded and described as follows= BEGINNING at a point which is 938.65 feet Westerly and 50 feet Northerly from the East quarter corner of said Section; THENCE Westerly 50 feet from and parallel to the East and West center line of said Section 35, a distance of 135 feet to a point; THENCE Northerly 1073.65feet from and parallel to the East line of the said Southeast quarter of the Northeast quarter of Section 35, 100 feet to a point; Exhibit A to Marana Ordinance 2006,03 THENCE Easterly 150 feet from and parallel to the East and West center line of said Section 35, 135 feet to a point; THENCE Southerly 938.65 feet from and parallel to the East line of the said Southeast quarter of the Northeast quarter of Section 35, 100 feet to the POINT OF BEGINNING; AND EXCEPT THEREFROMthe following portion conveyed to Cortaro Marana Irrigation District in the Deed recorded in Docket 1968, Page 585: BEGINNING at a point on the North line of said Section 35, said point being South 89°49'00" West, 591 .06 feet from the Northeast corner of said Section 35; THENCE South 49137'00" East along the Southwesterly right of way line of Interstate 10, 357.77 feet; THENCE South 49°53'00" East, 419.03 feet to the East line of said Section 35; THENCE South 00 15'00" East, 32.81 feet along said East line; THENCE South 49153'00" West, 448.44 feet; THENCE North 49°37'00" West. 386.97 feet to the aforesaid North line of Section 35,- THENCE 5;THENCE North 89149'00" East, 38.44 feat to the POINT OF BEGINNING; AND EXCEPT THEREFROM a strip of land 1 10 feet in width conveyed to the State of Ariozna, by and through its State Highway Commission in the Deed recorded in Docket 2003, Page 448 described as follows: BEGINNING at the point of intersection of the existing Southwest right of way line of the existing Casa Grande -Tucson Highway with the East line of Section 35, from whence the Northeast corner of said Section 35 bears Northerly 359.70 feet; THENCE North 49°53'40" West along said existing Southwest right of way line, a distance of 325.42 feet; THENCE North 49°37'00' West continuing along said existing Southwest right of way line, a distance of 229.27 feet, to a point on the North line of said Section; THENCE Westerly along said North section line, a distance of 169.15 feet; THENCE South 49037'00" East 357.77 feet; THENCE South 49 ° 53'00" East 419.03 feet to a point on the aforesaid East line of Section 35; THENCE Northerly along East section line, a distance of 144.38 feet, to the POINT OF BEGINNING; AND EXCEPT THEREFROM the East 50 feet of the South 35 feet of the Southeast quarter of said Section 35, conveyed to Pima County in the Deed recorded in Docket 641 1, Page 1237. Exhibit "B" The South 242.00 feet of the North 322.00 feet of the East 357.00 feet of the Northeast quarter of the Northeast quarter of Section 34, Township l l South, Range l l East, Gila and Salt River Meridian, Pima County, Arizona. Exhibit B to Marana Ordinance 2006.03 Table of Contents Section I — Introduction Error! No table of contents entries found. Error! No table of contents entries found.Section II — Development Capability Error! No table of contents entries found. Error! No table of contents entries found.Section III — Development Plan Error! No table of contents entries found. Error! No table of contents entries found.Section IV — Development Regulations Error! No table of contents entries found. Section V — Implementation and Administration Error! No table of contents entries found. List of Exhibits Section I — Introduction Exhibit 1.B.1: Location and Vicinity Map Exhibit 1.B.2: Regional Map ................... Section II — Development Capability Exhibit ILA: Development Context ...................................... Exhibit 11.B.2.a: Existing Zoning ........................................... Exhibit 11.B.2.b: Existing Land Use ...................................... Exhibit II.C: Topography..................................................... Exhibit II.D.1: Off -Site Hydrology ....................................... Exhibit II.D.2: On -Site Hydrology ....................................... Exhibit II.E.1: Vegetative Communities and Densities ...... Exhibit II.E.2: Arizona Game and Fish Department Letter Exhibit II.G.1: Soil Associations ........................................... Exhibit 11.1.1(a): Photo Key Map ........................................... Exhibit I1.1.1(b): Site Photos ................................................. Exhibit 11.1.2: Areas of High Visibility .................................... Exhibit II.J.2: Existing and Future R.O.W........................... Exhibit II.K.1: Open Space, Trails, and Recreation............ Exhibit II1.2: Arizona State Museum Letter ....................... Exhibit II.M.1.a: Existing Sewer ........................................... Exhibit II.M.1.b: Sewer Capacity Letter ............................... Exhibit II.M.2: Fire Service ................................................... Exhibit II.M.3.a: Existing Water Lines and Wells ................ Exhibit II.M.3.b: Water Service Letter ................................. Exhibit II.MA: Schools......................................................... Exhibit II.N: Composite Map ................................................ Section III — Development Plan Exhibit III.E.1: Land Use Concept Plan.... Exhibit II.E.2: Land Use Designation Map Exhibit 1115: Circulation Concept Plan ..... Exhibit III.K: Open Space Concept Plan.. t%'% Gladden Farms II COO Specific Plan 1-23 1-34 ....11-2 ....11-5 ....11-7 .11-10 .11-13 .11-14 .11-16 .11-17 .11-22 .11-24 .11-25 .11-29 .11-31 .11-35 .11-37 .11-39 .11-40 11_-42 .11-44 .11-45 .11-47 .11-49 Table of Contents Appendix Error! No table of contents entries found. t%'% Gladden Farms II COO Specific Plan I. Introduction Introduction A. Specific Plan Summary The Gladden Farms II Specific Plan establishes comprehensive guidance and regulations for the development of approximately 634 636 acres located in Marana, Arizona. The Specific Plan establishes the development regulations, programs, development and design standards required for the implementation of the approved land use plan. The Specific Plan also provides the parameters to implement the Land Use Plan by establishing policies and regulations that will replace and supersede the current property zoning and other Town development regulations. The Plan is regulatory and adopted by ordinance. The authority and preparation of Specific Plans is found in the Arizona Revised Statutes, Section § 9-461.08. The law allows the preparation of Specific Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Plan, and further, the law allows for their review and adoption. This specific plan is consistent with the Marana General Plan approved and adopted on March 11, 2003 as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan is a tool used to implement the Town of Marana General Plan and the Northwest Marana Area Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. Gladden Farms II will be designed to accommodate growth in this area, and at the same time, respect its agricultural and cultural history. Future demand for housing will continue to increase in this area. This specific plan will provide commercial, residential (approximatelymay not exceed 1,975 single-family units and 650 multi -family units2,539 single- and multi -family units combined), and open space areas to support the greater Northwest Marana community. B. Location The Gladden Farms II Specific Plan lies in the Urban Southeast planning area of the Town of Marana according to the Northwest Marana Area Plan. It is bounded by the Postvale Road alignment and Gladden Farms I on the west, the Tangerine Road alignment on the south, Moore Road on the north, and the Patton Road alignment on the east. Gladden Farms II combines two parcels: the larger 634 -acre parcel and the 2.3 -acre parcel in the northwest corner. The larger property is located in Section 35 of Township 11 South, Range 11 East and the small property is located in Section 34 of Township 11 South, Range 11 East.. C. Authority and Scope The authority for the preparation of specific plans is found in Arizona Revised Statutes, Section § 9-461.08. State law allows the preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. t%n Gladden Farms II 1-1 CO Specific Plan Introduction Pursuant to these state statutes and Town of Marana Ordinance 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council after which the Specific Plan Ordinance may be adopted by the Town Council and become effective. t%n Gladden Farms II 1-2 M5 Specific Plan Introduction Exhibit 1.13.1: Location and Vicinity Map Legend NORTH THE 0 Specific Plan Boundary rh C070 � PLANNIN� Township, Range, Section Lines lCENTER PmJ*cv Fco-13 LVCaflyn: L4ProfectaLGmphfc�lpl$1Fp0.131Locetivn Note: The site Is located In Township 11 South, 0 3000 Feet Range 11 East, Sections 34 and 35. Parcel lbs: 217-54-p10F and 217-53-00$J t%n Gladden Farms II 1-3 M5 Specific Plan Introduction Legend Specific Plan Boundary Morana Town Limits Pinna County t%n Gladden Farms II M5 Specific Plan NORTH THE �PLANNING CENTER pial ml, FCD -13 L,pp�pp® I:IPrpJgcS■1GraphlcsLG181FGD.131Reglonal 0 9000 Feet flap IM Introduction D. Legal Description See Appendix A: Legal Description t%n Gladden Farms II 1-5 CO Specific Plan II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Gladden Farms II Specific Plan is to present the opportunities and constraints or various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. The Development Capability Report follows the Town of Marana requirements provided in 05.06.02(D) Specific Plans Application of the Town of Marana Land Development Code. Pursuant to such requirements, the following physical components of the site were compiled to assess the suitability of the property before development: ■ Existing Land Uses; ■ Topography and Slope; ■ Hydrology; ■ Vegetation; ■ Wildlife; ■ Soils and Geology; ■ Environmental Resources; ■ Viewsheds; ■ Traffic Circulation and Road System; ■ Recreation and Trails; ■ Cultural Resources and ■ Existing Infrastructure and Public Facilities. Northwest Marana is growing rapidly and there are a number of existing and approved developments in proximity to the proposed Gladden Farms II Specific Plan including the new Town of Marana Municipal Complex. Approved specific plans include Rancho Marana Specific Plan (both east and west) Marana Gardens Specific Plan, and Sanders Grove Specific Plan. The Tangerine Commerce Park Specific Plan is currently under review. Existing developments in the area include Honea Heights, Rillito Vista, Mulligan's Acres, and Happy Acres. San Lucas, Gladden Farms I, Vanderbilt, Fianchetto Farms, Rancho Marana 154, Farm Field Five, and Payson Farms are in various stages of development. See Exhibit ILA: Development Context. t%n Gladden Farms II II -1 COO Specific Plan Development Capability Report Exhibit ILA: Development Context Lege,td QGladden Forms II SpeclFlc Plan Boundary EM Rancho Marano East Specific Plan Sanders Grove Specific Plot. Tangerine Commarce Parse Specific Pion Marano Gardens Specillc Plan Rancho Merano West Specific Plan Proposed or Existing Development ,/V Streets (ren Gladden Farms II CIO Specific Plan N°RT" THE PLANNING CENTER Pmje t: FCW13 LGCMIM: IAPMJsetslOraph ICa1G18TCi)IMDavdapmo t 0 5000 Feet W" Development Capability Report B. Existing Land Uses This section of the Development Capability Report identifies the following: existing zoning, land uses and structures within the site; existing zoning, land uses and structures on surrounding properties; and other proposed development in the project vicinity. 1. Existing On -Site Land Use and Zoning The subject site consists of approximately 634 636 acres that has historically remained undeveloped and used for agricultural purposes except for two farm homesteads and one house on the northwest parcel. OneThe first home is located on the southern edge. , Tthe second home is located along the western boundary of the property,. and the house on the northwest parcel is currently being used as the sales center for Gladden Farms I. Several storage buildings exist on the larger parcel, lin addition to the two homes., several storage buildings exist on-site. Photo 10: Existing residence in the northwestern quadrant of the property. 4 N Photo 11: Existing residence in the southern portion of the site. t%n Gladden Farms II II -3 COO Specific Plan Development Capability Report The site is currently zoned for C (Large Lot Zone) according to the Marana Land Development Code. Zone C allows residential, commercial, industrial, and quasi -public uses at a density of one unit per 25 acres. 2. Existing Conditions on Properties within a'/4 Mile Radius a. Zoning Zoning within a'/4 mile radius of the project site consists of: Table 3: Zonina within'/4 Mile Radius See Exhibit II.B.2.a: Zoning t%n Gladden Farms II II -4 COO Specific Plan Specific Plan — Rancho Marana West (undeveloped mix of North residential, commercial, office, public, and recreational uses). South C (Large Lot Zone); D (Floodplain). E (Transportation Corridor); B (Medium Lot Zone); C (Large Lot East Zone); and LI (Light Industrial). Gladden Farms I (R-6 (Single -Family Residential); R-7 (Single -Family Residential); R-8 (Single -Family Residential); R-144 (Residential); VC West (Village Commercial)); and D (Floodplain). All zones are under construction with the exception of Zone D and Village Commercial. See Exhibit II.B.2.a: Zoning t%n Gladden Farms II II -4 COO Specific Plan 8 R-6 R -E a R-6 Specific Plan Boundary R-7 R-7 R-8 7 R-144 Single Family Residential R-8 R-7 C Large Lot Zone R -B Q,. VC R -S Single Family Residential E Transportation Corridor Zone -B R-8 R-7 D 1` N E LI Development Capability Report Exhibit II.13.2.a: Existing Zoning Moore Road C 114 Mile Radius a F 8 AG! Legend Specific Plan Boundary F Specific Plan A Small Lot Zone U Light industrial AG Agricultural R-144 Single Family Residential B Medium Lot Zone � R-6 Single Family Residential C Large Lot Zone R -T Single Family Residential O Designated Floodplain Zone R -S Single Family Residential E Transportation Corridor Zone VC Village Commercial D E N4RTF1 THE CF TER C� IN vro1,cl, FCDA3 w�.aor: larrol wxiraPti��alsrco-�suri�oruro. 0 2000 Feet t%n Gladden Farms II II -5 COO Specific Plan Development Capability Report b. Existing Land Use The project site is surrounded by vacant, agricultural land to the north and east. Gladden Farms I to the west is currently being constructed for residential purposes. The Tangerine Road Landfill, a gravel pit, and vacant land are to the south. Table 4: Land Uses within a'/4 -Mile Radius See Exhibit II.B.2.b: Existing Land Use t%n Gladden Farms II II -6 COO Specific Plan Vacant -- future residential and commercial (Rancho Marana Specific North Plan has been approved). South Vacant — Tangerine Road Landfill and gravel pit. East Agriculture; Vacant property. Vacant property, residential, commercial; park and open space (areas of West the Gladden Farms I development have begun construction). See Exhibit II.B.2.b: Existing Land Use t%n Gladden Farms II II -6 COO Specific Plan Development Capability Report Exhibit II.13.2.b: Existing Land Use l ncho Maranaqn0. " East! fir' Rancho Marana Specific Plan ;:.;.; "= Residential/Commercial 7t� , Gladden Farms Resldent1allComme lal Vacant/Agricultural Ag ric Vacant" Vacant Industrial'Tangerine { .�.. Commerce Par Specific Plan '.; Indnatrial Legend C3(Project Site Quarter -Mile Radius Specific Plans ? #r, NDRTH� TH E �PLANNING 7 CENTER Leeellpx 1:1Projesl6'6npli ka161itPC P-15'JanCuwa OINib 0 2500 Feet t%n Gladden Farms II II -7 COO Specific Plan Development Capability Report C. Building Heights The project site is surrounded by vacant land with the exception of Blocks 6 and 12 of Gladden Farms I. The existing development in the Gladden Farms I subdivision is a mixture of one- and two-story homes not to exceed 25 feet (30 feet with the approval of the Marana Town Council). See Photo 12 below in Section f: Architectural Style of Adjacent Development for examples of development in Gladden Farms 1. d. Pending and Conditional Rezonings The Tangerine Commerce Park is under review by Town Staff. The Rancho Marana Specific Plan Amendment was recently approved by Town Council on February 15, 2005 by Ordinance 2005.05. e. Subdivision/Development Plans Approved Three plats from Gladden Farms I within a '/4 -mile radius of the project site are going through the approval process including the Gladden Farms I final and preliminary plats for Phases 11 and III. Blocks 18, 20, and 21, are currently under review. Final plats are recorded for Phase I Blocks 6 and 12. The Rancho Marana Final Plat was approved by Town Council on July 6, 2004 and adopted with Resolution 2004-154 on December 7, 2004. The final plat for Blocks 1-13 of the Vanderbilt subdivision was approved by Town Council on February 15, 2005. f. Architectural Style of Adjacent Development Land to the north and east of the project site is currently vacant. The initial phase, totaling 700 lots of the Gladden Farms I development is under construction. These will be one- and two-story single-family detached homes. At build -out, the minimum lot size adjacent to the project site will range from 6,000 — 8,000 square feet. The photos below demonstrate the character of the adjacent development in Gladden Farms I. ,I .... Ir ' Photo 12: Homes in the Gladden Farms I subdivision to the west. t%n Gladden Farms II II -8 COO Specific Plan Development Capability Report C. Topography and Slope The project site has historically been used for agricultural purposes and has previously been graded. There are no significant topographical features on the property. See Exhibit ILC: Topography. 1. Hillside Conservation Areas No hillside conservation areas exist on-site. 2. Rock Outcrops No rock outcrops exist on the project site. 3. Slopes of 15% or Greater There are no slopes over 15% on the project site. 4. Other significant Topographic Features No other topographic features such as protected peaks and ridges exist on-site. 5. Pre -Development Cross -Slope The average cross -slope is approximately 1/10 of 1%. The grades are generally conducive to development and should not represent a constraint. t%n Gladden Farms II II -9 COO Specific Plan Development Capability Report Exhibit II.C: Topography Legend: Projecl Boundary Adjacent Parcels 1. There are no slope of 15 percent or greater. 2. There are no pee p or ridges cin -aIle, 3. 2" Contour intervals_ t fin Gladden Farms II COO Specific Plan THE PLANNING CENTER iso c. oaLncrl AhL. 3uTe o i AZ WV1 @�M 02"I 1 wmlm=M ff aw 120CY II -10 Development Capability Report D. Hydrology This portion of the Specific Plan includes a description of on-site and off-site pre - development hydrologic characteristics and water resources. 1. Off-site Watersheds The site adjoins farm fields on the east and natural desert and the landfill on the south. The fields slope generally to the northwest and any drainage is sheet flow. The natural desert slopes west to the Santa Cruz River. The landfill located south of the site contains any water falling on the site. Two off-site watersheds impact the site along the eastern project boundary as depicted on Exhibit II.D.1 Off -Site Hydrology. Watershed I has a drainage area of 243 acres and generates a 100 -year design flow of 445 cfs. Off-site Watershed II has a drainage area of 60 acres and generates a 100 -year design flow of 153 cfs. The runoff for both off-site watersheds is sheet flow that is directed to the northwest of each watershed via the constructed roads and irrigation channels. Per the Master Drainage Report for Vanderbilt Farms, an existing culvert under Interstate 10 discharges (Q100=262 cfs) into the northeastern corner of the project site. The mentioned report also states that a channel is proposed to discharge the culvert flow into the Santa Cruz River. The channel has not been constructed and therefore the flow was considered in this study. 2. Off -Site Watershed Features There are significant off-site watershed features within the above-described watersheds that affect the flows onto the site. The off-site watersheds consist of agricultural fields with 0% impervious surfaces and a vegetative cover density of 5%. The soils type was determined to be 100% B. Runoff is directed north and south by the constructed roads and irrigation ditches. A significant man-made feature is the landfill located along the south property boundary. Another major feature located off-site is the Santa Cruz River, which is approximately 1000 -feet from the southwest corner of the site. A levee has been constructed along the north side of the river. The FEMA floodplain is contained within the levee based on the approved Letter of Map Revision (LOMR) for the Lower Santa Cruz River Levee, effective date September 16, 2004 3. Pre -Development On -Site Hydrology The pre -developed on-site watersheds also consist of agricultural fields with 0% impervious surface and a vegetative cover density of 5%. The soils type was determined to be 100% B. t%n Gladden Farms II II -11 COO Specific Plan Development Capability Report The project site contains three pre -developed watersheds as depicted on Exhibit II.D.2 On -Site Hydrology. Pre -Developed Watershed A has a drainage area of 132 acres and generates a 100 -year design flow of 241 cfs. Pre -Developed Watershed B has a drainage area of 108 acres and generates a 100 -year design flow of 205 cfs. Pre -Developed Watershed C has a drainage area of 440 acres and generates a 100 -year design flow of 468 cfs. The hydrologic data sheets for Pre -Developed Watersheds A and B were obtained from the Master Drainage Report for Gladden Farms I. There are no defined floodplains. The LOMR for the Lower Santa Cruz River Levee locates the project site within Shaded Zone X, which is defined as areas protected by levees from the 100 -year flood. 4. Existing Downstream Conditions The Gladden Farms I subdivision is located along the west boundary of the site and the proposed Vanderbilt Farms subdivision is located north of the project site. Per the Vanderbilt Farms Master Drainage Report, the runoff combined from Off-site Watersheds I and II and Pre -Developed Watershed C was determined to be 743 cfs. When combined with the flow from the existing culverts under Interstate 10, the total design flow was determined to be 836 cfs. This runoff is conveyed through the Moore Road right-of-way to the Santa Cruz River. The referenced report states that the existing Moore Road right-of-way has a conveyance capacity of 862 cfs. Thus, the runoff generated from the off-site and on-site watersheds will not affect downstream developments located north of Moore Road. In addition, per the Master Drainage Report for Gladden Farms I, a berm is proposed west of the Pacheco Property project site. As a result, runoff generated from Pre -Developed Watersheds A, B and C will be directed north to Moore Road. 5. Section 404 Permit The characteristics of Jurisdictional U.S. Waters, such as high water marks or sandy bottom washes are not present within this project site. t%n Gladden Farms II II -12 COO Specific Plan Development Capability Report Exhibit II.D.1: Off -Site Hydrology Legend: • • Projet Boundary Adjacent Parcels --------- Watmhed Boundary Note: 2' Contour intervals. THE M M PLANNING CENTER iso s. ,W=,W1 on1 (�+pj . sudire o-�o NK J47p�01/0 v euv tsar (%n Gladden Farms II II -13 COO Specific Plan Development Capability Report Exhibit II.D.2: On -Site Hydrology Legend: — Praject Boundary Adjacent Parcels alershed G undaries (%n Gladden Farms II COO Specific Plan THE PLANNING CENTER iso c.. oa�n Ar . 3uTe o 41C.54N, K W V1 OW 02"1 R aw 12OU I pw•s.v U%U...hww II -14 Development Capability Report E. Vegetation This portion of the Gladden Farms II Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. 1. Vegetative Communities and Associations on the Site The entire project site is classified as Agricultural/Developed/Bare Ground according to the Pima County Land Information System (PCLIS). The site has historically been used for agricultural purposes and has been graded entirely. Any native vegetation that existed on the site has been removed. See Exhibit II.E.1: Vegetation Communities and Densities 2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species There are no significant cacti, trees, or endangered species on the property. Within a 3 -mile radius the Thornber Fishhook Cactus has been known to occur. The project does not occur within any Proposed or Designated Critical Habitats. Table 1: Saecial Status Saecies within 3 -Mile Radius Name I Common Name State Mammillaria thornberi I Thornber Fishhook Cactus SR State—State of Arizona ■ SR—Salvage Restricted: collection only with a permit See Exhibit II.E.2: Arizona Game and Fish Department Letter 3. Vegetative Densities The project site exhibits little or no density of vegetation as it has been graded for agricultural purposes. See Exhibit ILEA: Vegetative Communities and Densities t%n Gladden Farms II II -15 COO Specific Plan Development Capability Report Exhibit ILEA: Vegetative Communities and Densities Legend: • • Ppiect Boundary Adjacent Parcels AgriculturallOare Grounffl)evekoW Notes; 1- No native vegetation an site_ 2, 2' GDntour inter al& Gladden Farms II 00 Specific Plan �THE PLANNING CENTER ilocolLARIAYL. sure bsxo �" d6ff 120CY II -16 Development Capability Report Exhibit II.E.2: Arizona Game and Fish Department Letter RECEIVED THE STATE OF ARIZONA GOVERNORPO - �Qt� JANET NALITANO p�ND FISH DEPARTMENT COMMISSIONERS CHAIRMAN, $TRAP E. CHINIX ARIVACA a u o W. HAYS GILSTRAP, PHOENIX rY _ 222,1 WEST GREENWAY ROAD, P Hamx, 4285023-4399 MICHAEL M. GOLIGHTLY, FLAGSTAFF (602)942-3000 • AZGFD.COM WILLIAM H, MCLEAN. GOLD CANYON � DIRECTOR "U DUANE L. SHROUFE DEPUTY DIRECTOR STEVE K. FERRELL October 12, 2004 Ms. Megan Johnson The Planning Center 110 S. Church Suite 6320 Tucson, AZ 85701 Re: Special Status Species Information for Township I I South, Range I I East Section 35; Proposed Residential Community. Dear Ms. Johnson: The Arizona Game and Fish Department (Department) has reviewed your request, dated September 29, 2004, regarding special status species information associated with the above - referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project vicinity (3 -mile buffer). In addition this project does not occur in the vicinity of any Proposed or Designated Critical Habitats. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife -related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY t%n Gladden Farms II II -17 CIO Specific Plan Development Capability Report Exhibit II.E.2: Arizona Game and Fish Department Letter cont. Ms. Megan Johnson October 12, 2004 2 If you have any questions regarding this letter, please contact me at (602) 789-3619. General status information, county and watershed distribution lists and abstracts for some special status species are also available on our web site at http://www.azgfd.com/hdms. Sincerely, ptvu— Ginger L.1�j ter Heritage Data Management System, Data Specialist SSS:glr Attachment cc: Rebecca Davidson, Project Evaluation Program Supervisor Joan Scott, Habitat Program Manager, Region V AGFD 4 09-30-04 (07) t%n Gladden Farms II II -18 COO Specific Plan Development Capability Report Exhibit II.E.2: Arizona Game and Fish Department Letter cont. Special Status Species within 3 Miles of T11S, R11E Sec. 35 NAME COMMON NAME ESA BLM USFS STATE Cocc zus americanus occidentalis Western Yellow -billed Cuckoo C S WSC Giaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl LF WSC Mammillaria thomberi Thomber Fishhook Cactus SR Si modon ochro nathus Yellow -nosed Cotton Rat SC No Critical Habitats in project area. AGFD # 09-30-04(07). Proposed Residential Community. Arizona Game and Fish Department, Heritage Data Management System, October 12, 2004. t%n Gladden Farms II II -19 COO Specific Plan Development Capability Report F. Wildlife 1. Presence of State -Listed Threatened or Endangered Species No threatened or endangered species occur on the project site, but according to the Arizona Game and Fish Department the following special status species occur within a 3 -mile radius: Table 2: Saecial Status Wildlife Species within 3 -Mile Radius Name Common Name ESA USFS State Cocc zus americanus occidentalis Western Yellow -billed Cuckoo C S WSC Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy Owl LE WSC Si modon ochro nathus Yellow Nosed Cotton Rat SC ESA—Endangered Species Act (1973 as amended) ■ C—Candidate: Species for which USFWS has sufficient information on biological vulnerability and threats to support proposals to list as Endangered or Threatened under ESA. However, proposed rules have not yet been issued because such actions are precluded at present by other listing activity. ■ LE—Listed Endangered: Imminent jeopardy of extinction. ■ SC—Species of Concern: The terms "Species of Concern" or "Species at Risk" should be considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the USFWS, but neither term has official status. USFS—United States Forest Service ■ S—Sensitive: Those taxa occurring on National Forests in Arizona which are considered sensitive by the Regional Forester. State—State of Arizona ■ WSC—Wildlife of Special Concern in Arizona. Species whose occurrence in Arizona is or may be in jeopardy, or with known or perceived threats or population declines, as described by the Arizona Game and Fish Department's listing of Wildlife or Special Concern in Arizona (WSCA in prep). Species indicated on printouts as WSC are currently the same as those in Threatened Native Wildlife in Arizona (1988). The project does not occur in any Proposed or Designated Critical Habitats, but it is within the Cactus Ferruginous Pygmy Owl Survey Zone 2. See Exhibit II.E.2: Arizona Game and Fish Department Letter 2. High Densities of a Given Species There are no known high densities of a given species on the project site. 3. Aquatic or Riparian Ecosystems There are no aquatic or riparian ecosystems on the project site. t%n Gladden Farms II II -20 COO Specific Plan Development Capability Report G. Soils and Geology This portion of the Gladden Farms II Specific Plan identifies geologic features and soil associations within the site. The following information is based on a geotechnical report prepared by Terracon on September 1, 2004. 1. Soils The preliminary geotechnical report identified subsurface soils consisting of sands with varying amounts of silt and gravel and sandy silts to sandy lean clays. In general, development on the soil is feasible. Further testing will be done prior to and during construction of the project. See Exhibit II.G.1: Soil Associations 2. Geologic Features The project site lies within the Santa Cruz River Basin where the topography consists of mountain ranges and relatively flat alluviated valleys. The alluvial materials mapped at the site consist of sand, silt, and gravel. t%n Gladden Farms II II -21 COO Specific Plan Development Capability Report Exhibit II.G.1: Soil Associations LeWnd - AB (Aqua Vrry Flnr Sandy Loam, O Ae (Anthony Loam, Br (B=Ito Loamy Sand, C at (Br tto Sandy Loam, C. Ga (011e Sandy Loam] GbA (G Ila Loam, 0 to 1 Per nl Slo prat Gh (Grape Laam) V W Minton Loamy Sonde 0 to t Percent Slopes) Vu (Vlnto"ntho ny Sandy Loam) Sprolfic Plan Boundary t%n Gladden Farms II CIO Specific Plan .oad NORTH THE � PLANNING _! CENTER Profecte FOD -13 Locatlem Ii1Pm,ectsiOmpphlaiGl SiFCP13I"la 0 1250 Feet 11-22 Development Capability Report H. Environmental Resources A Phase I Environmental Site Assessment (ESA) was performed on the project site. The site has historically been used for agriculture except for three houses that were built on the property. During the interview process, it was discovered that there had been underground storage tanks (USTs) near the northwestern homestead that were removed in 1985. It was recommended that the site undergo further evaluation for potential releases from the USTs, which has been completed. There are several above -ground storage tanks on the property, but they are not considered to be a recognized environmental concern. I. Viewsheds 1. Viewsheds Onto and Across the Site Due to a lack of topography and vegetation on the project site, distant views of the Santa Catalinas and the Tortolita Mountains are visible from the project site to the east, while the Tucson Mountains are visible to the west, and Picacho Peak is visible to the northwest. Southern views from the property are blocked by vegetation and the existing Tangerine Road Landfill. See Exhibit 11.1.1(a): Photo Key Map and Exhibit 11.1.1(b): Site Photos 2. Visibility from Adjacent Off -Site Uses The project site is highly visible from adjacent off-site uses due to the lack of topography and vegetation except for the southern boundary. Visibility from the properties to the south is hindered by vegetation screening the landfill. Once Gladden Farms I is built out, visibility onto the site will decrease due to backyard walls. See Exhibit 11.1.1(b): Site Photos and Exhibit 11.1.2: Areas of High Visibility t%n Gladden Farms II II -23 COO Specific Plan Development Capability Report Exhibit 11.1.1(a): Photo Key Map 414 4-� Moore Road 3too. 4 Legend Project Site 4f 6 1 = . Tangerine Road 3 t%n Gladden Farms II II -24 COO Specific Plan 1 V NORTH TH E CT - , ,? PLANNING ir� CENTER I-re"Ce FC614 Lo uon: I:LPrgactalG rapNlcf1G181FC618Y{fAomo way 0 1500 Feet t%n Gladden Farms II II -24 COO Specific Plan Development Capability Report Exhibit 11.1.1(b): Site Photos f max77,: , Z-6 Photo 2: Looking east toward the Santa Catalina Mountains from the western boundary of the property. Gladden Farms II II -25 00 Specific Plan Photo 3: Looking north between Gladden Farms I and the project site. x Photo 5: Looking west towards the Tucson Mountains from the southeast corner. (%n Gladden Farms II COO Specific Plan Development Capability Report Exhibit 11.1.1(b): Site Photos cont. Photo 4: Looking east along the southern boundary of the property. 11-26 Development Capability Report Exhibit 11.1.1(b): Site Photos cont. Photo 6: Looking northeast from the eastern boundary. Photo 7: Looking west across the property from the eastern boundary. t%n Gladden Farms II II -27 COO Specific Plan Development Capability Report Exhibit 11.1.1(b): Site Photos cont. i' Photo 9: Looking northwest from the northeast corner of the property and adjacent to Interstate t%n Gladden Farms II II -28 COO Specific Plan Development Capability Report Exhibit 11.1.2: Areas of High Visibility Legend: • Proajecil Boundary Adjacent Parcels Area of h Igh AsIbIlity from adjacent off-afte loaelioons. Area of low +risibility horn adjacent off-site Iota on& Note-- 2' contour intervals THE PLANNING CENTER iso s. oa�Acr,ax. 3uTe o �4! r5W{ AZ WV1 @�M 02"I W euQ 120CY 1�msr w�� Gladden Farms II II -29 00 Specific Plan Development Capability Report J. Traffic Circulation and Road System This section identifies traffic circulation and the existing and planned road system currently serving the site. 1. Existing and Proposed Off -Site Streets The project is located at the southeast corner of Moore Road and the Postvale Road alignment. At the southwest corner of the property, Tangerine Road becomes the proposed Tangerine Farms Road as it heads northwest through the Gladden Farms I development. Interstate 10 and the frontage road run adjacent to a small portion of the property's northeast corner. Both the Patton Road and Postvale Road alignments adjacent to the project site are to be abandoned. 2. Existing Access and Rights -of -Way Northwest Marana has historically been agricultural and the demand on the roads has not been as high as more urban areas. As Northwest Marana continues to develop, the demand will increase. Table 5: Roadway Inventory describes arterial and collector roads within a one -mile radius of the project site. Table 5: Roadwav Inventory See Exhibit II.J.2: Existing and Future R.O.W. t%n Gladden Farms II II -30 COO Specific Plan Tangerine Future Future Clark Moore Road Road Tangerine Farms Boulevard Farms Road Functional Arterial Arterial Arterial Arterial Classification Existing R.O.W. 60 60 Not Applicable Not Applicable (feet) Future R.O.W. 250 250 250 150 (feet) Number of Lanes 2 2 4 Lanes 2-4 Lanes (planned) (planned) Speed Limit 35 35 Not Known Not Known Ownership Marana Marana Marana Marana ADT (Source, 910 (Gladden 1,230 (Gladden Year) Farms II TIA, Farms II TIA, Not Available Not Available 2005) 2005 13,100 13,100 Capacity (Source, (Gladden (Gladden Not Available Not Available Year) Farms II TIA, Farms II TIA, 2005) 2005 Continuous Yes Yes Not Available Not Available R.O.W. Conforms to Width Yes Yes Not Available Not Available Standards Surface Pavement Pavement Not Available Not Applicable Conditions See Exhibit II.J.2: Existing and Future R.O.W. t%n Gladden Farms II II -30 COO Specific Plan Future Clark Farms Boulevard 0' Legend ` Project Site 60' Existing Right -of -Way One -Mile Radius 2n,'Y Future Right -of -Way Streets Development Capability Report Exhibit II.J.2: Existing and Future R.O.W. Tang0ne Rand SW _ 25W - NORTH THE 71 I PLANNING CENTER Project: FCD -13 Location: I:IProjec slGraphws]GSTC)-1 %TrafTce_ROW 0 3000 Feet t fin Gladden Farms II II -31 COO Specific Plan Development Capability Report 3. Roadway Improvements Table 6: Planned Roadway Improvements is a list of planned roadway improvements for arterial roads within a one -mile radius of the project site. The list was compiled by the Pima Association of Governments in the 2001-2025 Regional Transportation Plan Amendment, Adopted January 2004. The general scope, location, and the ID# used to identify and track the project are given. An "In Plan" status means that the projects are included in the funding, traffic, and air quality analyses of the plan and are expected to be completed by 2025. A "Reserve" status means that they are financially infeasible without a new funding source. All costs are given in $1000's of dollars and the sponsor is the jurisdiction responsible for the implementation of the project. Table 6: Planned Roadwav Imarovements Project Name Plan ID# Status Cost (in $1,000's) Sponsor I-10: I-19 to Marana TI 5.98 In Plan $490,830 ADOT Widen to 8 Lanes Arterial Rd. East of I-10/Project #9 Tangerine Road to Pinal County Line 203.00 In Plan $30,425 Marana Construct new 4 lane roadway Moore Road Sandario to Postvale 65.89 In Plan $400 Marana Reconstruct Moore Road Postvale to Frontage Road 198.00 In Plan $600 Marana Reconstruct Moore Road I-10 Frontage to Luckett 198.00 In Plan 68,600 Marana Widen to 4 Lanes Tangerine Farms Road Existing Tangerine Road to Luckett 197.00 In Plan $60,300 Marana Construct new 4 lane road Tangerine Road Extension Tangerine Farms Road to Twin 205.00 In Plan 27,000 Marana Peaks/Sandario Intersection Construct new roadway I-10: Moore Road TI 37.00 Reserve $11,250 ADOT Construct new interchange Prosect #8 Tangerine Road to Lon Adams Road 202.00 Reserve $17,800 Marana Construct new roadway 4. Intersections Currently, the only major intersection in this area is the Interstate 10 and Tangerine Road interchange. As the area begins to develop, Moore Road and the future Tangerine Farms Road will see more traffic. This project will impact the 1-10 and Tangerine Road interchange as well as future intersections along Moore Road. t%n Gladden Farms II II -32 COO Specific Plan Development Capability Report 5. Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the property except in Gladden Farms I. The public roadway standards for Northwest Marana include sidewalks and paved multi -use lanes on arterial and collector streets. K. Recreation and Trails 1. Open Space, Recreation Facilities, Parks, and Trails The Ora Mae Harn District Park is located approximately 3/4 of a mile northwest of the project site. This 40 -acre facility is located on the northeast corner of Barnett Road and Lon Adams Road, adjacent to the Marana Municipal Complex. Park amenities include the following: ■ 3 lighted ball fields ■ 1 lighted soccer field ■ 7 covered ramadas with gas grills, lighting and electrical outlets ■ 2 lighted tennis courts ■ 1 lighted basketball court ■ 1 large soccer/multi-use field ■ 1 outdoor swimming pool ■ 3 lighted covered playground areas ■ 1 community/recreation center Gladden Farms I to the west also includes one public park and several smaller private parks for its residents. Amenities planned for the public park, but not yet constructed include multi -use fields, little league fields, soccer fields, play structures, ramadas, and restrooms. The proposed Santa Cruz River Linear Park is located '/2 mile south of the project site, adjacent to the Santa Cruz River. The linear park is planned to encompass approximately 215 acres adjacent to the northern bank of the Santa Cruz River. The linear park runs from Sanders Road to where Airline Road would cross the Santa Cruz River if extended northward. Adjacent to the linear park will be the future Marana Heritage Park. According to Town of Marana Park, Trail and Open Space System Master Plan and Pima County Land Information Systems, there are two trails located within a one - mile radius of the project site. Located east of Interstate 10, the CAP Canal Trail (listed as Trail Map Code 3 according to the Town of Marana Trail System Master Plan, 2000) requires a vehicle to safely access from the project site. The CAP trail then crosses under Interstate 10 where it intersects the Santa Cruz River Linear Park and continues on in a southwesterly direction. This area of the trail would be accessible without a car. The CAP Canal Trail is a primary trail open to pedestrians, bicyclists and horseback riders; it also serves as a utility right-of-way. The Santa Cruz River Trail within the Linear Park (Trail Map Code 8, Trail System t%n Gladden Farms II II -33 COO Specific Plan Development Capability Report Master Plan, 2000) runs in a northwesterly direction from the Santa Cruz County Line to the Pinal County Line. The trail will have full access for pedestrian, mountain bike, road, bike, and equestrian uses. There are trail heads on Cortaro Road and Sanders Road. See Exhibit II.KA: Open Space, Trails, and Recreation t%n Gladden Farms II II -34 COO Specific Plan Development Capability Report Exhibit II.K.1: Open Space, Trails, and Recreation t%n Gladden Farms II II -35 COO Specific Plan One -Mile Radius � L o - -- — Ora Mae Hare district Park'�, ,% -- I 0 ecl, ��➢ Moore Read — ♦ Vr s �sAa� rms ,A Park4 TangerinB_Ra =:? - - .-_ two trait ` - - - �:`�_'•• � ; CAP } i Agra Val ey Road. _ 1 a Legend [=]specific Plan Boundary "ORT" THE PLANNING � etp) * Trails i CENTER Parks Pmj*cll FCD -13 I acaSlar �: ProJactalRraphlCa t.I$VFi}LL1 ppp�s EVAcr River Paries 0 3000 Feet ® 1 Mile Radius t%n Gladden Farms II II -35 COO Specific Plan Development Capability Report L. Cultural Resources This portion of the Specific Plan identifies paleontological and cultural resources within the site. Such resources include both cultural artifacts and non -cultural remains (paleontological evidence) that could be from the prehistoric or historical periods. 1. Location of Resources On -Site According to a records review conducted by SWCA in September 2004, approximately 60% of the project site has been surveyed for cultural resources. The research has indicated that two sites, AZ AA: 12:681(ASM) and AZ AA: 12:686(ASM) are partially within the project site. AZ AA: 12:681 (ASM) is a light Hohokam artifact scatter that has not been evaluated for National Register of Historic Places eligibility (Fish et al., 1992). AZ AA: 12:686 (ASM) is a dense Hohokam artifact scatter that has been recommended eligible for the National Register (Hesse, 2001). Although the previous survey was conducted in 1983 it was performed by students from the University of Arizona and it was not surveyed in its entirety. For these reasons, SWCA recommends that a Class III (full pedestrian) survey be conducted to meet current standards and verify locations of the two sites previously found on the property. An archaeological study is currently being conducted. 2. Letter from the Arizona State Museum The Arizona State Museum (ASM) indicated that a survey was done on the project site in 1983 and that there are two known sites on the property (AZ AA:12:681 and AZ AA: 12686). The ASM recommends that an archaeological surface inspection of the project site be conducted. An archaeological study is currently being conducted. See Exhibit II1.2: Arizona State Museum Letter t%n Gladden Farms II II -36 COO Specific Plan Development Capability Report Exhibit II1.2: Arizona State Museum Letter I - G; IVL0 Q1'THEE UNIVERSITY I�TOOF A Arizona State Museum l 1zo �kl 1'% P.O. Sox 210026 Tucson, AZ 85721-0026 TUCSON ARIZONA (520) 621-6302 FAX: (520) 621-2976 October 4, 2004 Megan Johnson, Planner The Planning Center 1 l0 South Church St. Tucson, Arizona 85701 Re: FCA -13, Archaeological Records Check related to Specific Plan for Pacheco Farms, f 633 acres in S35 TI IS, R4 IF, Salt and Gila River Baseline and Meridian. Dear Ms. Johnson: On September 29, 2004, you requested an archaeological records check related to the above - referenced property. I have consulted our records with the following results. The property has not been inspected for archaeological sites since the Northern Tucson Basin Study in 1983, which was done largely by students. In addition, one large site and one small one are known to be on the property. AZ AA:12:686(ASM) is known to extend well into the property. The eastern portion of the site (in Section 36) was the subject of testing and data recovery by Tierra Right of Way Services in 1995. A smaller site, AZ AA: 12:68l(ASM) may extend onto the SW corner of the property. Because of the age of the survey and because there are known sites on the property, the ASM recommends an archaeological surface inspections to assess the condition of the sites, to determine if important yet unreported prehistoric or historic sites are on the land, and to make recommendations about testing and data recovery. A list of archaeological contractors is available on our website at: http://www. statemuseum.arizona. edu/profsvcs/permits/permittees.asp The archaeological consultant you choose should be aware that a treatment plan, testing, and possible data recovery will likely be required as not all of them do this type of work. Archaeological surface inspection required under city or county ordinance, or a federal regulation, will require a written report describing the results of the surface inspection and will include recommendations. You are responsible for providing the report to the appropriate office requiring the inspection. The archaeologist will also submitted copies of your report to the appropriate archaeological site file office. If you have selected an archaeologist from the list provided, that contractor knows where and when to submit reports. If you have any questions, please do not hesitate to call me, Sincerely, Su Benaron Assistant Permits Administrator (520)621-2096 sbenaronnemail. arizona. edu ♦a t%n Gladden Farms II II -37 CIO Specific Plan Development Capability Report M. Existing Infrastructure and Public Facilities 1. Sewer The project will utilize the Marana Wastewater Treatment Facility. This facility is scheduled to undergo expansion that will be completed in mid -2006. Additional expansion to the facility is scheduled for 2007/2008 time period. Currently, there is conveyance capacity in the existing sewer lines; however there are no sewer lines that serve the property. The developer will need to build sewer lines to connect to the existing system. See Exhibit II.M.1.a: Existing Sewer and Exhibit II.M.1.b: Sewer Capacity Letter 2. Fire Service Northwest Marana is currently served by the Northwest Fire District and the Avra Valley Fire District. The project site is not in either of the fire districts, however the properties to the south and west of the project are located within the Northwest Fire District. The closest station within the Northwest Fire District is Station #36 located near the Town of Marana Municipal Complex on Marana Main Street. The station is not built yet, but is currently in the development review process. See Exhibit II.M.2: Fire Service t%n Gladden Farms II II -38 COO Specific Plan Development Capability Report Exhibit II.M.1.a: Existing Sewer Legend NORTH f%O% THE Sewer Line 717 W PLANNING Specific Plan Boundary LA CENTER PmjJ to Fco-73 Lo Vqn: 1:WmjJ la4 mph "c *F34FCa734$ qr 0 3000 Feet t%n Gladden Farms II II -39 COO Specific Plan Development Capability Report Exhibit II.M.1.b: Sewer Capacity Letter "'�UI I- mr " n4a44' i Ice Carmine peBonts Jr. Develops ent Se iirnclw Otte520.740.6506 fax: 529.740.W78 April 12, 2005 TO: Lisa Shafer, Planner Town of Marana Development Center, Planning Department FROM: Tim Rowe, P.E_, Development Review Engineer OVastewater) Pima County Development Review Division SUBJECT: Gladden Farms II Specific Plan PCZ -05028 The Pima County Wastewater Management Department's Plannifg Services Section has reviewed the proposed plan amendment and rezoning and offers the following1comment I The area covered under the specific plan is adjacent to the area sdrved by Pima County's public sewer system. This area will be tributary to the Marana Wastewater Treatment Facility (MWWTF). Treatment capacity to serve the initial phases of development within this arja will not become available until the MWWTF is expanded to treat a minimum of 0.7 million gallons Iper day (MGD). This expansion is expected to be completed in mid -2000. Further expansion to accommodate the later phases of this development is programmed for the 2007/2008 time period. i Should the developers of this property wish to proceed before Pima County can provide the necessary treatment capacity to serve this area, the developers may need to enter into a Development Agreement with Pima County to fund, design, and construction the necessary treatment capacity at the MWWTF . Such a Development Agreement would also include some form of partial or full reimbursement provisions. Public sewers are not currently available at the site boundary, pd the developers of this property will need to build approximately 1.5 miles of off-site sewer line tb connect to the existing public sewer system. They will also need to build appropriate flowthrough sewers through the property. Both of the off-site and the flowthrough sewers must be sized to accommodate both the flow from this area, and the flow from any up -gradient or down -gradient properties that can reasonably be expected to use the line. Due to the extremely flat topography in this area, gravity seweri4g this property will be difficult, and the the alignment of the necessary off-site and flowthrough sewer lines will need to be chosen carefully. Conveyance capacity in the existing conveyance system is currently available to serve the area covered under the specific plan, but this may change with time. Should conveyance capacity not be available when this property is developed, the developers of this area may need to augment the downstream conveyance system. This letter is not a commitment of treatment or conveyance capacity allocation.. Capacity allocation is accomplished by building the sewers necessary to serve thq proposed development, in accordance Public Works Building 201 N. SCane Ave. 1 st Floor Tucson, AZ • 85701-1207: Phone 520.T416506 Fax 52D 740 8878 http Iwww,pimaxpress.corn t%n Gladden Farms II II -40 COO Specific Plan Development Capability Report Exhibit II.M.1.b: Sewer Capacity Letter continued Gladden Farms II Specific Plan April 12, 2605 PCZ -05-028 Page 2 of 2 with terms and conditions of a formal Sewer Service Agreement that is normally prepared during the development plan or plat review process. If conditions change between now and the time a development plan or tentative plat is submitted, the property owner may be required to augment the existing public sewerage system in order to provide adequate treatment and conveyance capacity for this rezoning If you wish to discuss the above wrnmentslconditions, please contact Mr. Robert Decker, PCWMD Planning Services Manager at 740-6625. TinnCin i Rowe, Development Review Engineer (Wastewater) Pima County Development Review Division TRftr Copy: Project Public Warks Building 201 N, Slone Ave 1st Floor • Tucmi, AZ - 85701.1207 . Phone 520.740.6506 - Fax 520.740.6878 Wp Ilwww.pi maxpress_ torn t%n Gladden Farms II II -41 COO Specific Plan Development Capability Report Exhibit II.M.2: Fire Service Moore Legend Spoelflc Plan Boundary Northwest Fire District I Mlle Rad hm Town of Marsha Municipal Complex Q Pollee Fire Station t%n Gladden Farms II COO Specific Plan Tang�ne. Road_ I NORTH I H 1 PLANNING CENTER Projectl FCD -13 Q ry 0 �4 H E V ! * _ ao 0 Development Capability Report Exhibit II.M.2: Fire Service Moore Legend Spoelflc Plan Boundary Northwest Fire District I Mlle Rad hm Town of Marsha Municipal Complex Q Pollee Fire Station t%n Gladden Farms II COO Specific Plan Tang�ne. Road_ I NORTH I H 1 PLANNING CENTER Projectl FCD -13 Location: I:iP roJscWG mph lcs)GlS)FC0-13iFlm 0 3000 Feet Development Capability Report 3. Water a. Existing Wells Four wells are located on the project site. Two of them are owned by the Cortaro-Marana Irrigation District (CMID) and two are owned by Evco Farms, Inc. according the Arizona Department of Water Resources. Well #604813 is located in the eastern part of the property and is owned by CMID. Well #604812 is located in the southeast corner and is also owned by CMID. Both CMID wells are used for irrigation purposes. Wells #638525 and #638527 are owned by Evco Farms, Inc. and are used for domestic water purposes and will be removed by this development. Well #638525 is located in the northwest corner and #638527 is located along the Tangerine Road alignment. See Exhibit II.M.3.a: Water b. Water Service Letter The project site is located within the Town of Marana Water Service area. Therefore, water supply is assured. This does not imply that there is currently water service to the project site. A water service agreement between the developer and the Town of Marana is needed. See Exhibit II.M.3.b: Water Service Letter C. Non -Potable Water Use All new developments in Northwest Marana are required by the Town to implement a non -potable water system. Non -potable water use is required for the irrigation of landscaped open areas, recreation sites, and public facilities. t%n Gladden Farms II II -43 COO Specific Plan Development Capability Report Exhibit II.M.3.a: Existing Water Lines and Wells Legend NORTH THE Project Site C00 CENTER 9PLANNING — Existing Water Lines CMID Canals s Private Wells CMID Wells • Municipal Wells t%n Gladden Farms II COO Specific Plan PmjJ to FCD -13 4ocally �: 1:4P roJpc{*4(-i raRh Ig4GI $4FG0.1$4 WBI IF 0 1500 Feet Development Capability Report Exhibit II.M.3.b: Water Service Letter RECENEU OCT 19 2004 MARANT� TOWN OF MARANA WATER DEPARTMENT October 18, 2004 The Planning Center 110 South Church Suite 6320 Tucson, Az. 95653 Attn: Megan Johnson Dear Ms. Johnson: Re: Pacheco Farms Specific Plan Specific Plan for t 633 acres at Tangerine Road and Interstate 10 FCD -13 WATER SUPPLY The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. The development does lie within the boundary of the Town of Marana water service area. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water service agreement identifying water use, fire flow requirements and all major on-site and off-site water facilities. The developer at his own expense shall construct a water distribution system to serve the development and transfer title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service the system. The comments made herein are valid for a period of one year only. If you have any questions, please do not hesitate to call our office at 382-2570. Sincerely, 4� C. Brad Despain Utilities Director 51 CO W. INA ROAD d TUCSON, ARIZONA 85743 PHONE: (520) 382-2570 no FAX: 382-2590 t%n Gladden Farms II II -45 CIO Specific Plan Development Capability Report 4. Schools The project site is located within the Marana Unified School District. Estes Elementary School, Marana Middle School and the Marana Plus Alternative Education are located approximately one mile north of the project site. In addition, one school site will be dedicated within Gladden Farms I that may accommodate children from Gladden Farms II in the future. For now, the schools that will serve this development are: ■ Estes Elementary School, 11279 West Grier Road (approximately 1 mile northwest of the project area). ■ Marana Middle School, 11279 West Grier Road (approximately 1 mile northwest of the project area). ■ Marana High School, 12000 West Emigh Road (approximately 4 miles southwest of the project area). See Exhibit II.MA: Schools t%n Gladden Farms II II -46 COO Specific Plan Development Capability Report Exhibit II.M.4: Schools - - - - -- - - - - - — ------------------ . saes Elernenta Sc _ - arana Plus Alt rnatire Educ n Marana Middle School Moore Iy Proposed School Site Twin Peaks Road Sun & Shield Christian Academy C m tl9 Morena High School Legend Project Site Marana School District Schools I Mile Buffer L Proposed School Site t%n Gladden Farms II CIO Specific Plan N©RTH� T HE fe PLANNING CENTER Pmjeatl FCD -13 Lmatloni Ii1ProJaatslo mph 1ca16181FCP1 818chools 0 ra Sun & Shield Christian Academy C m tl9 Morena High School Legend Project Site Marana School District Schools I Mile Buffer L Proposed School Site t%n Gladden Farms II CIO Specific Plan N©RTH� T HE M � PLANNING CENTER Pmjeatl FCD -13 Lmatloni Ii1ProJaatslo mph 1ca16181FCP1 818chools 0 5000 Feet 11-47 Development Capability Report 5. Private Utilities a. Natural Gas EI Paso Natural Gas controls a gas line bisecting the project site. The gas line easement is approximately 60 feet wide and runs through the property from the northwest corner to the southeast corner; it will remain in place. Southwest Gas Corporation has existing facilities in the area and will provide natural gas service to the site. b. Cortaro-Marana Irrigation District There are two wells and three irrigation ditches on the project site that are currently controlled by the Cortaro-Marana Irrigation District (CMID). Well #604813 is in the southeastern corner of the project site. Well #604812 is on the eastern side of the project, approximately half -way between the southern and northern boundaries. There is an irrigation canal from the southeast corner that connects the two wells. A second irrigation canal runs in an east -west direction bisecting the property and the third canal also runs in an east -west direction along the southern boundary. See Exhibit II.M.3.a: Water, for the location of the wells and canals. C. Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable services in the area and will likely provide service to the property. d. Power The project site will be served by Tucson Electric Power. N. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map displayed as Exhibit II.N: Composite Map. t%n Gladden Farms II II -48 COO Specific Plan Development Capability Report Exhibit II.N: Composite Map Legend ®• • : Project Boundary 1. 7t� r no mit a.np k:o1w ani. Adjacent Parch s,rc�nb� _________ Watershed Boundaries EZZ Area of high visibility from adjacent off -ab iccabons. MArea of low visibility from adjacent off -aft locabon& Gladden Farms II 00 Specific Plan THE PLANNING CENTER iso s.. cnuer ,ax. sure o-�o v dw 12OU RM III. Development Plan Development Plan A. Purpose and Intent This section contains a description of the goals, objectives and policies of the plan combined with various plan components, which will meet the Town's vision for development in Northwest Marana. These components provide the rationale for the Development Regulations in Section IV. This Specific Plan is a method used to implement the Northwest Marana Area Plan at a more detailed site-specific level for a focused area. The Specific Plan clarifies the planning considerations for parcels within the Plan area and imposes regulations or controls on the use of such parcels. The Specific Plan establishes the type, location, density, and community character within the Plan area. The Plan contains the standards and guidance to ensure that development will occur in a controlled manner with infrastructure as planned. The project development plan is the result of thorough site analysis and research. As a result of this, the plan resolves, as much as possible, development -related issues in the form of proposed physical improvements, guidelines for future development, technical information, and regulations. B. Objectives of the Specific Plan The objectives of the Specific Plan are intended to guide development of the site and provide direction for community design principles. This Specific Plan is intended to implement policies of the Northwest Marana Area Plan while providing a unique development that meets specific needs of the site and the community. Development criteria established in this plan ensure quality design for the separate uses while maintaining a common theme throughout the project. In recognizing the major development issues, the landowners' objectives, and Town requirements, a set of development plan goals have been established as follows: 1. Implement the policies and guidelines of the Marana General Plan and the Northwest Marana Area Plan; 2. Create a community that is compatible with existing and planned development; 3. Establish design standards that encourage quality design of all structures while promoting the rural/agrarian theme described in the Northwest Marana Area Plan; 4. Build a community that is easily accessible and promotes multi -modal transportation and interconnectivity; 5. Design a community that provides a variety of uses and housing types through the application of the Residential/Commercial Village concept; 6. Provide uniform development regulations for land use, circulation, landscaping, and open space; 7. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, and guidelines; t%n Gladden Farms II III -1 C4J Specific Plan Development Plan 8. Build a mixed-use community that promotes higher density housing and commercial uses; and 9. Provide a framework for the management and administration of this Specific Plan. C. Relationship to Adopted Plans The Marana General Plan designates a majority of the project site as Medium Density Residential (MDR) with a small portion in the northeast corner along Interstate 10 as Corridor Commerce. The MDR designation allows residential densities of 3.1 to 8.0 dwelling units per acre. It also allows for appropriate multi -family developments and neighborhood commercial services. The Corridor Commerce designation is intended to support commercial uses along high traffic areas. It is also appropriate for high-density residential. Adoption of this Specific Plan will serve as a minor amendment to the Marana General Plan, changing its land use designation to Master Planning Area. The Gladden Farms II Specific Plan lies within the Urban Southeast Planning Area of the Northwest Marana Area Plan. The Urban Southeast Planning Area surrounds the Town Core and is designated for Residential/Commercial Villages with an average of four residences per acre (RAC) per the Northwest Marana Area Plan. The Residential/Commercial Villages classification provides for a mixture of housing types ranging from low- to medium-high density. The housing is intended to be in close proximity to commercial and office uses, giving the community a village feel. This Specific Plan will provide a mix of housing types including single-family attached and detached as well as multi -family options. The high-density housing will be located near the commercial areas of the Specific Plan to promote the village concept of the Town of Marana. This Specific Plan will meet the goal of the Marana General Plan and the Northwest Marana Area Plan by limiting the overall density of the development to 4 RAC. This type of land use pattern is in line with the goals and vision of the Northwest Marana Area Plan and as such, will fulfill the policies outlined in that plan. D. Compatibility with Adjoining Development The Gladden Farms II Specific Plan seeks to be compatible with the existing and planned development in the area. Gladden Farms I is just west of the project site. The same Master Developer is responsible for both Gladden Farms I and Gladden Farms 11. As such, the Master Developer will create an integrated community that reflects the same extensive design considerations and theme. While each neighborhood within the respective developments will have unique identifying features, they will be compatible in look, quality of development, and amenities offered to the residents. Both Gladden Farms developments combine a mixture of residential densities with commercial, office, and recreational land uses to promote the village commercial theme outlined the Northwest Marana Area Plan. In addition, the two communities will be connected via local roads and paseos to promote community interaction. t%n Gladden Farms II III -2 C4J Specific Plan Development Plan North of Moore Road is the Rancho Marana Specific Plan. Currently, the land is vacant but Rancho Marana is planned for a mixture of residential densities and office and commercial uses. The planned uses adjacent to Moore Road, which this Specific Plan will front, include Employment Center and Medium Density Residential. South of the project site lies the Pima County Tangerine Road Landfill. The landfill will be buffered by vegetation and Tangerine Farms Road. It is scheduled to be closed in three years. Agricultural land is currently to the east of the project site. An open space paseo is planned along the majority of the eastern boundary. This will help to buffer any future development that may occur. E. Land Use Concept Plan The Gladden Farms II Specific Plan encompasses approximately 634 636 acres in Northwest Marana, north of Tangerine Road, south of Moore Road, and east of the Gladden Farms I community. The Plan calls for a mixture of residential densities, lot sizes, housing types (single-family attached and detached and multi -family) and commercial/office uses. In addition, there will be recreational opportunities for the Gladden Farms I and II residents in the form of open space paseos. The land use concept designates two planning areas for commercial use. Block 20 is located in the southeast corner, and Block 4 is located in the northeast corner between Interstate 10 and the proposed Clark Farms Boulevard extension. Both commercial areas are located along arterial roads and adjacent to mixed-use or higher -density housing. This concept is similar to the one depicted in Appendix F of the Northwest Marana Area Plan, Figure 2. Gladden Farms II is proposing three four Transitional blocks that combine higher -density housing options with commercial and/or office uses. This fosters communities within the Specific Plan for residents to live where they work. Blocks 3, 10, and 19, and 21 have been designated as Transitional. All are adjacent to arterial and collector roads, which make them easily accessible to residents and visitors. The residential units associated with this type of classification include multi -family, single-family attached, and small -lot single-family detached. The remaining areas of the Specific Plan include high-density and single-family detached residential options. The High Density Residential areas are concentrated along Tangerine Farms Road, west of the commercial area. This designation supports a variety of housing types, including single-family attached, small -lot single-family detached, and multi -family housing. The remainder of the site is composed of single- family detached residential lots ranging in size from 6,000 to over 8,000 square feet. These blocks are distributed throughout the site; however, along the western boundary the blocks will be at the same or lesser density than those in Gladden Farms I. Blocks 12, 13, 17, 18 and 19 have the option of being a gated age -restricted community. t%n Gladden Farms II III -3 C4J Specific Plan Development Plan In addition to residential and commercial uses, the Gladden Farms II development is proposing a 10 -acre elementary school site and open space. The proposed location for the school is near the center of the site in Block 7 respectively, to provide both a community focal point and easy accessibility for all residents from interior collector roads and the paseos. An open space overlay zone has been established to demonstrate the approximate location of the paseo system throughout the property. See Exhibits III.E.1: Land Use Concept Plan and III.E.2: Land Use Designation Map t%n Gladden Farms II III -4 C4j Specific Plan Development Plan Gladden Farms Specific Plan Land Use Concept Block Gross Acreage Net Acreage Designation Target Unit # 1 33.89 22.6422.46 SFD-6 115114 2 39.57 32.0631.87 SFD-6 160159 3 27.23 20.78 TR 340286 4 26.55 22.62 C N/A 5 41.29 29.529.29 SFD-7 133131 6 33.36 24.4724.2 SFD-8 10297 7 16.91 11.2411.04 SFD-8 4342* 8 29.30 24.53 SFD-8 95 9 34.45 26.59 SFD-6 135 10 24.15 20.37 TR 310256 11 36.81 27.95 SFD-6 140 12 28.75 21.4921.38 HDR 143141 13 38.64 29.028.82 HDR 193190 14 30.20 23.6523.46 SFD-6 119117 15 26.45 19.3219.19 SFD-7 8684 16 48.55 32.51 SFD-7 144 17 31.91 24.51 HDR 163 18 31.09 20.51 HDR 136 19 25.41 16.5716.4 TR 111109 20 30.25 21.8121.65 C N/A 21 2.3 1.4 TR 0 Total Acres 634.79636.34 472.12471.5 Open Space Overlay Zone/Drainage 110.0 School 1 16.91 1 11.24 Roads 1 62.067.5 1 1 1 j * This is the planned school site. This number shall only be used if the school is not built. Target Units: 1,975 single-family units; 650 564 multi -family units Overall Density: 4 RAC KEY: SFD-8: Single -Family Detached SFD-7: Single -Family Detached SFD-6: Single -Family Detached HDR: High Density Residential TR: Transitional C: Commercial t%n Gladden Farms II III -5 C4j Specific Plan Development Plan Exhibit III.E.1: Land Use Concept Plan 21 TR RE R Illllllillllll �'< IIRII 11111 '* 'nf lillll 1111111 I a Ililllllllllll IIIIIIIIIU �1 j��iflllllll � f ,�111111� R i�� llllll><Y13 I' �� �1111AI/ p� Nrlll f. s+ 1111111• ' 1# 11111111 � IlllI MIN I i . 14 15 �� t� ►1Ali �` rrir%prig! .� tri r rrr>t+�►'�1 �� ryirrHr■►� ■Rlrr� = M �■ r r=. =Ako, 1%`<.. 16 �►irr�rrr ° � - SFD/7 7F } r A SFDIB - SINGLE-FAMILY DETATCHED 8FD17 - SINGLE-FAMILY DETATCHED I- SFDIB- SINGLE-FAMILY DETATCHED M HOR - HIGH DENSITY RESIDENTIAL 1111111 C -COMMERCIAL 1fi TR - TRANSITIONAL f� OPEN SPACE Gladden Farms II 00 Specific Plan /1� TRAIL 4- LOCAL STREET THE PLANNING CENTER 710 S.01URCH AYE., SURE 8920 1 U=k Az 86701 {62x7182$41 ff 6QD' f2pp' �wrwre W���Y�aflrofore.8 M Development Plan Exhibit III.E.2: Land Use Designation Map MOORE ROAD Legend: Project Boundary Adjacent Parcels Black Boundaries Road L— : Open Space Overlay Zone Designations: SFD18 - Single -Family Detached SFD[7 - Single -Family Detached SFDI6 - Single -Family Detached HDR - High Density Residential TR - Transitional C - Commercial THE PLANNING (D8BCENTER i I S CHURCH AVE... SUGE 8329 TU=N, A & IDT (52916 149 6W ,2D9' Gladden Farms II III -7 Specific Plan Development Plan F. Grading Concept The entire site has been used for agriculture, and therefore, has been graded. This project proposes regrading the entire site in order to create the paseos and the development areas. Prior to site disturbance, additional geotechnical studies will be completed. G. Post Development Hydrology On-site developed flows will be retained in the paseos and retention basins within each development area. Per the drainage requirements for the Town of Marana, any new development is required to provide retention for the 100 -year storm event and the 10 - year storm event. In addition, engineered facilities are required to drain the basins within 36 hours. H. Environmental Resources Any above -ground storage tanks will be removed from the property and properly disposed. The on-site septic system will be abandoned in accordance with Pima County regulations. L Viewsheds The project site is relatively flat with no significant topographical features. It is surrounded by vacant land except for Gladden Farms I to the west which is currently under construction. Houses in the Gladden Farms I development will be surrounded by a perimeter wall, and residents will not be able to see the project area from the ground floor level. From a second floor perspective, residents will see a development of similar densities and characteristics. The open space paseos will offer visual relief and view corridors throughout the development, preserving the distant viewshed. The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the portion of the site adjacent to the 1-10 Frontage Road and Moore Road. A landscaped buffer will be established along the major arterials within the right-of-way, helping to enhance the appearance of the project from neighboring properties. J. Circulation Concept Plan The Gladden Farms II Circulation Plan establishes the general layout for arterial and collector roads while accommodating all modes of transportation—auto, bicycle, and pedestrian. The arterial roads adjacent to the property and the collector roads within the development will have multi -use lanes and sidewalks to accommodate bicyclists and t%n Gladden Farms II III -8 C4J Specific Plan Development Plan pedestrians. In addition, the roads will connect to the open space paseos throughout the property, linking bicyclists and pedestrians to the regional trail system. The primary access points into the development will be along Moore Road on the northern boundary of the property and Tangerine Farms Road along the southern boundary. Tangerine Farms Road is easily accessible from Interstate 10 as there is already an entrance ramp at Tangerine Road. A traffic interchange is planned for Moore Road as well. Both Moore Road and Tangerine Farms Road currently have 60 -foot rights-of-way with planned rights-of-way of 250 feet. The 250 -foot right-of-way accommodates a 4 -lane divided road with a 90 -foot landscape buffer and an 8 -foot meandering trail on one side and a 20 -foot landscape buffer with sidewalk on the opposite side of the road. In addition, the proposed Clark Farms Boulevard alignment will be extended from the Rancho Marana development, and it will have a four -lane 150 - foot right-of-way and run parallel to the frontage road. The arterial roads will provide access to interior collector streets that will create the spine infrastructure for the development. The collector roads Mike Etter Boulevard will have a 110 -foot right-of-way that will accommodate 2-4 travel lanes, multi -use lanes, and sidewalks. The other collector roads will have 90 -foot rights-of-way to accommodate 2-4 travel lanes with sidewalks and multi -use lanes. Residential streets branching off of the spine roads provide access to the individual subdivisions. Local street connections will be established between this Specific Plan and Gladden Farms I to create interconnectivity between the two developments. The cross-sections for all roads will be determined at the time of platting based on a Traffic Impact Analysis and discussions with Town of Marana staff. Construction of all interior roads will be the responsibility of the Master Developer. Slope and utility easements for internal roadways may extend beyond the minimum right-of-way. See Exhibit III.F: Circulation Concept Plan t%n Gladden Farms II III -9 C4j Specific Plan M, 250' R.O.W. Development Plan Exhibit 1111: Circulation Concept Plan Y R.O.W. Legend: Project Boundary Adjacent Parcels — Zoning Boundaries j Local Streets . • • • . • • Trails Open Space 250' R.O.W_ I THE PLANNING CENTER 119 S. CHURCH AVE. SUFM @379 TUCSON, RY e5MT i82R1623 81M P 6W 120U Gladden Farms II III -10 00 Specific Plan Development Plan K. Landscape Concept The landscape concept for the Gladden Farms II Specific Plan is based on the Gladden Farms I concept to the west. Together, the projects will promote a community theme rather than create two separate developments. The landscaping will be in conformance with the Northwest Marana Area Plan and will be based on the philosophy of compatibility with the historic agricultural/rural setting and the suburban community. Coordinated landscaping will be incorporated into all areas of the Gladden Farms 11 Specific Plan including streetscapes, residential and commercial parcels, and community open space. Each subdivision will be designed as a unique neighborhood while using common elements to integrate it with the entire community. This is achieved through the use of common agricultural themes and icons interwoven into the project, creating a unified community that retains individual identity for all aspects of the Specific Plan. Plant materials appropriate for this climate will be used and will contribute toward the creation of a community that is modern but still maintains the rural feel. Landscape plant materials shall be either indigenous vegetation or agricultural vegetation that is resistant to cotton root rot. All proposed plant materials must be selected from the Gladden Farms II approved plant list. See Appendix B: Plant Palette. L. Open Space, Recreation, Parks and Trails Concept Based on recent discussions with the Town of Marana, no public park facilities are planned within Gladden Farms 11. This is due to its proximity to the public park located in Gladden Farms I and the Ora Mae Harn Park located approximately 3/4 mile north of the project. However, the Gladden Farms II Specific Plan will provide open space, recreation opportunities, and trails in accordance with the Northwest Marana Area Plan and the Town of Marana Open Space, Recreation, and Trails System Master Plan for the enjoyment of its residents, as well as residents of Gladden Farms I. Developers for each residential parcel will dedicate 185 square feet per single-family residence, 140 square feet for townhomes, and 100 square feet for apartments for private, on-site recreation areas, in conformance with the Town of Marana Park System Master Plan. In addition, the project proposes an extensive open space paseo system that links all areas of the Specific Plan to the regional trail system and the regional park in the adjacent Gladden Farms I development. The open space system will be installed by the Master Developer and maintained by the Gladden Farms Homeowner's Association. The paseos will include a minimum 12 -foot multi -use trail for pedestrians and bicyclists. The multi -use trail will meander throughout the property, creating a visually appealing trail, to enhance the users' experience. The paseos will be landscaped with drought -tolerant vegetation with some areas of turf to aid in drainage of the property. The turf will be used in limited areas and shall have smooth curving edges—not engineered straight lines. t%n Gladden Farms II III -11 C4J Specific Plan Development Plan The Master Developer intends to contribute an in -lieu fee to meet off-site park and recreation requirements. The specific amount of the fee will be agreed upon by Town staff and the Master Developer in a development agreement to be approved by Town Council. The Master Developer reserves the right to provide a private activity center to residents of both Gladden Farms I and 11. The Town of Marana has plans to build a regional recreation center, with indoor and outdoor recreation opportunities, to serve the growing number of residents in Northwest Marana. The Master Developer intends to contribute towards the construction of the facility as residents of Gladden Farms I and 11 will have the option of utilizing the facility. If the regional recreation facility is not built for any reason, the Master Developer will provide a private activity center to residents of both Gladden Farms I and 11. If built, Tthis private activity center would be owned and operated by the Gladden Farms Homeowner's Association. See Exhibit III.K: Open Space Concept Plan t%n Gladden Farms II III -12 C4j Specific Plan Development Plan Exhibit III.K: Open Space Concept Plan 41,r111ii w ' 4 • ... Legend: Project Boundary Adjacent Parcels Block Boundaries ...... • Trails Open Space Gladden Farms II 00 Specific Plan rTABTHE PLANNING CENTER 110 S. CHURCH AVE.. 8UFM 63n TIJCWr,, Ai WDT Mn)6zM14e M= p� "W 120(' Development Plan M. Cultural Resources According to a report written by SWCA Environmental Consultants, no significant cultural resource sites were found on the property. The Arizona State Museum concurs with these findings per a letter dated April 6, 2005 addressed to Ms. Andrea Calabro at the Town of Marana. No further archaeological work needs to be completed prior to development. If any human remains or funerary items are discovered during construction, the Arizona State Museum will be contacted pursuant to A.R.S. §41-865. N. Infrastructure and Public Facilities 1. Sewer The Master Developer will enter into a Development Agreement with Pima County Wastewater to provide for additional capacity at the Marana Wastewater Treatment Facility. Such an agreement would include some form of partial or full reimbursement to the Master Developer. The Master Developer will also be responsible for installing off-site sewer lines in order to connect to existing lines and serve the property. A sewer master plan will be required during the platting stage. 2. Fire Service Gladden Farms II will be annexed into the Northwest Fire District. 3. Water An above -ground water storage facility and a new well will be located at the center of the property, near the proposed school site. A water service agreement will be completed between the Town of Marana and the Master Developer prior to approval of the final development plan or subdivision plat. As in Gladden Farms I, a two-line water system will be installed to allow for the use of non - potable water for irrigation of common areas, recreation areas, and public facilities. 4. Schools The property is within the Marana Unified School District. Estes Elementary School, Marana Middle School and the Marana Plus Alternative Education facility are located approximately one mile north of the project site. Marana High School is located approximately 5 miles south of the project site. In addition, a new high school is planned approximately one mile north of Gladden Farms II. There is one elementary school site dedicated in Gladden Farms I. MUSD anticipates that the elementary school within Gladden Farms I will accommodate the students from Gladden Farms II. As such, and the Master Developer has agreed to dedicate a 10 -acre school site within the project area. The proposed school site is adjacent to the private recreation area near the center of the property for increased accessibility. This location has been discussed with the t%n Gladden Farms II III -14 C4J Specific Plan Development Plan school district and has been deemed acceptable.the Master Developer has agreed to voluntarily contribute $1,200 per house to MUSD at the time building permits are issued. It is anticipated that the project will have 1,975 single-family residential units and 650564 multi -family units at buildout. Marana Unified School District (MUSD) does not have accurate data for the number of students generated by apartments and townhomes so the multipliers from the Amphitheater School District (ASD) are used because it is in the closest proximity of MUSD. Using the formulas from MUSD and ASD, it is estimated that the project will generate a total of 918 900 school -aged children, unless any portion of this Specific Plan is developed as an age -restricted community: Single -Family Residential: K-6: .25 x 1975 units = 494 school age children 7-12: .15 x 1975 units = 297 school age children Multi -Family Residential: Elementary K-5: .103 x 650 564 units = 67 58 school age children Middle School 6-8: .043 x 650 564 units = 28 24 school age children High School 9-12: .048 x 650 564 units = 32 27 school age children 5. Private Utilities a. Natural Gas Southwest Gas will provide gas service to the residents of Gladden Farms II. The EI Paso Natural Gas Line that bisects the property will be left as open space. All landscaping within the gas line easement will be completed in accordance to EI Paso Natural Gas Co. standards. In general, shrubs and turf are acceptable landscape materials within the easement right-of-way, while trees are not. b. Cortaro Marana Irrigation District The Master Developer will work with CMID to address placing the existing canals underground. t%n Gladden Farms II III -15 C4J Specific Plan IV. Development Regulations Development Regulations A. Purpose and Intent These regulations will serve as the primary mechanism for the implementation of the Gladden Farms II Specific Plan. The Gladden Farms II Specific Plan Development and Design Standards establish the intensity and character of the development by prescribing site-specific standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. These development regulations apply to the 634 636 acres of land in the Gladden Farms II Specific Plan. Land Use designations within the Specific Plan shall be as follows: ■ Single -Family Detached 8 (SFD-8) ■ Single -Family Detached 7 (SFD-7) ■ Single -Family Detached 6 (SFD-6) ■ High Density Residential (HDR) ■ Transitional (TR) ■ Commercial (C) B. General Provisions 1. Applicability of Town of Marana Land Development Code If an issue, condition, or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply. 2. Building Code All construction within the Specific Plan area shall comply with the currently adopted versions of the International Building Code, the plumbing code, the International Mechanical Code, the National Electric Code, the Town of Marana Outdoor Lighting Code, the Uniform Plumbing Code, the International Residential Code, and the fire code as applicable for the specific project at time of permitting. 3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Marana Town Council. t%n Gladden Farms II IV -1 COO Specific Plan Development Regulations C. Development Standards The following standards have been assigned to each land use designation within the Gladden Farms II Specific Plan Area. Each designation has a list of permitted, accessory, conditional, and prohibited uses along with development standards to ensure quality of design. 1. Single -Family Detached 8 (SFD-8) a. Permitted Uses ■ Single -Family Detached Residential ■ Parks and Open Space ■ Public Schools ■ Recreation Facilities ■ Religious Institutions b. Accessory Uses Residential Accessory Uses: The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential uses are compatible with the residential character of the neighborhood: ■ Swimming Pools, Spas, and Other Related Structures ■ Patios, Tool Sheds, Children Playhouses, etc. ■ Home Occupations ■ Guest Homes C. Conditional Uses ■ Child Care Facilities ■ Private Education Facilities ■ Group Homes d. Development Standards ■ Minimum Lot Area: 8,000 square feet ■ Minimum Lot Width: None o Corner lots to be platted 5 feet wider than typical lot width or a minimum 5 -foot common space shall be placed on all corners. ■ Minimum Lot Depth: None ■ Minimum Setbacks o Front: 10 feet ■ May be reduced to 5 feet with side -loaded garage* ■ Front porch: 5 feet* t%n Gladden Farms II IV -2 COO Specific Plan Development Regulations ■ Side -loaded garage: 5 feet* *May not encroach into the required public utility easement. ■ Front -loaded garage: 20 feet o Side: 0 feet ■ Must provide a 3 -foot access easement on adjacent property for z -lot lines ■ Street: 10 feet ■ Accessory structures: 5 feet o Rear: 15 feet ■ May be reduced to 5 feet if front -loaded garage is recessed 10 feet or more from the front living area ■ May be reduced to 5 feet with rear -loaded garage ■ Patio structures: 5 feet if open on 3 sides ■ Accessory structures: 5 feet ■ Maximum Building Height: 30 feet oNo corner lots shall be two story ■ Building Separation oBetween primary structures on adjacent lots: 15 feet o Between primary and accessory: 6 feet ■ Maximum Lot Coverage (building and structures): 55% ■ Minimum Common Open Space per Dwelling Unit: 185 square feet t%n Gladden Farms II IV -3 COO Specific Plan Development Regulations 2. Single -Family Detached 7 (SFD-7) a. Permitted Uses ■ Single -Family Detached Residential ■ Parks and Open Space ■ Recreation Facilities ■ Public Education Facilities ■ Religious Institutions b. Accessory Uses Residential Accessory Uses: The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential uses are compatible with the residential character of the neighborhood: ■ Swimming Pools, Spas, and Other Related Structures ■ Patios, Tool Sheds, Children Playhouses, etc. ■ Home Occupations ■ Guest Homes C. Conditional Uses ■ Child Care Facilities ■ Private Education Facilities ■ Group Homes d. Development Standards ■ Minimum Lot Area: 7,000 square feet ■ Minimum Lot Width: None o Corner lots to be platted 5 feet wider than typical lot width or a minimum 5 -foot common space shall be placed on all corners. ■ Minimum Lot Depth: None ■ Minimum Setbacks o Front: 10 feet ■ May be reduced to 5 feet with side -loaded garage* ■ Front porch: 5 feet* ■ Side -loaded garage: 5 feet* *May not encroach into the required public utility easement. ■ Front -loaded garage: 20 feet o Side: 0 feet ■ Must provide a 3 -foot access easement on adjacent property for z -lot lines ■ Street: 10 feet ■ Accessory structures: 5 feet t%n Gladden Farms II IV -4 COO Specific Plan Development Regulations o Rear: 15 feet ■ May be reduced to 5 feet if front -loaded garage is recessed 10 feet or more from the front living area ■ May be reduced to 5 feet with rear -loaded garage ■ Patio structures: 5 feet if open on 3 sides ■ Accessory structures: 5 feet ■ Maximum Building Height: 30 feet oNo corner lots shall be two story ■ Building Separation oBetween primary structures on adjacent lots: 15 feet o Between primary and accessory: 6 feet ■ Maximum Lot Coverage (building and structures): 55% ■ Minimum Common Open Space per Dwelling Unit: 185 square feet t%n Gladden Farms II IV -5 COO Specific Plan Development Regulations 3. Single -Family Detached 6 (SFD-6) a. Permitted Uses ■ Single -Family Detached Residential ■ Parks and Open Space ■ Recreation Facilities ■ Public Education Facilities ■ Religious Institutions b. Accessory Uses Residential Accessory Uses: The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential uses are compatible with the residential character of the neighborhood: ■ Swimming Pools, Spas, and Other Related Structures ■ Patios, Tool Sheds, Children Playhouses, etc. ■ Home Occupations ■ Guest Homes C. Conditional Uses ■ Child Care Facilities ■ Private Education Facilities ■ Group Homes d. Development Standards ■ Minimum Lot Area: 6,000 square feet ■ Minimum Lot Width: None o Corner lots to be platted 5 feet wider than typical lot width or a minimum 5 -foot common space shall be placed on all corners. ■ Minimum Lot Depth: None ■ Minimum Setbacks o Front: 10 feet ■ May be reduced to 5 feet with side -loaded garage* ■ Front porch: 5 feet* ■ Side -loaded garage: 5 feet* *May not encroach into the required public utility easement. ■ Front -loaded garage: 20 feet o Side: 0 feet ■ Must provide a 3 -foot access easement on adjacent property for z -lot lines ■ Street: 10 feet ■ Accessory structures: 5 feet t%n Gladden Farms II IV -6 COO Specific Plan Development Regulations o Rear: 15 feet ■ May be reduced to 5 feet if front -loaded garage is recessed 10 feet or more from the front living area ■ May be reduced to 5 feet with rear -loaded garage ■ Patio structures: 5 feet if open on 3 sides ■ Accessory structures: 5 feet ■ Maximum Building Height: 30 feet oNo corner lots shall be two story ■ Building Separation oBetween primary structures on adjacent lots: 15 feet o Between primary and accessory: 6 feet ■ Maximum Lot Coverage (buildings and structures55% ■ Minimum Common Open Space per Dwelling Unit: 185 square feet t%n Gladden Farms II IV -7 COO Specific Plan Development Regulations 4. High Density Residential (HDR) a. Permitted Uses ■ Multi -Family Residential ■ Small -Lot Single -Family Detached ■ Single -Family Residential Attached ■ Parks and Open Space ■ Community Recreation Facilities ■ Religious Institutions b. Accessory Uses ■ Carports and Garages ■ Swimming Pools, Spas, and Other Related Structures ■ Tennis courts C. Conditional Uses ■ Child care facilities ■ Group homes ■ Educational facilities d. Development Standards—Multi-Family Residential ■ Minimum Site Area: 1 acre ■ Maximum Density: 20 RAC ■ Minimum Site Setbacks o Front: 20 feet o Side: 20 feet o Rear: 20 feet ■ Maximum Building Height: 40 feet ■ Building Separation: Per Building Code ■ Minimum Private Open Space per Dwelling Unit (patio, balcony, or a combination thereof): 100 square feet ■ Minimum Common Open Space per Dwelling Unit: 100 square feet e. Development Standards—Small-Lot Single -Family Detached ■ Minimum Lot Size: 3,500 square feet o The number of 3,500 square foot lots shall be limited to no more than 33% of the total lot count ■ Minimum Lot Width: None o Corner lots to be platted 5 feet wider than typical lot width or a minimum 5 -foot common space shall be placed on all corners. ■ Minimum Lot Depth: None ■ Minimum Setbacks o Front: 10 feet ■ May be reduced to 5 feet with rear- or side -loaded garage* ■ Front porch: 5 feet* t%n Gladden Farms II IV -8 COO Specific Plan Development Regulations ■ Front -loaded garage: 20 feet ■ Side -loaded garage: 5 feet* *May not encroach into the public utility easement, if required. o Side: 0 feet ■ Must provide a 3 -foot access easement on adjacent lot for z -lot lines ■ Accessory structures: 5 feet o Rear: 10 feet ■ Patio structures: 5 feet if open on 3 sides ■ May be reduced to 5 feet with rear -loaded garage ■ Maximum Building Height: 30 feet ■ Building Separation: 6 feet ■ Maximum Lot Coverage: 55% ■ Minimum Common Open Space per Dwelling Unit: 185 square feet f. Development Standards—Single-Family Residential Attached ■ Minimum Area per Dwelling Unit: 3,500 square feet ■ Minimum Lot Width: None ■ Minimum Lot Depth: None ■ Minimum Perimeter Setback: 20 feet ■ Minimum Lot Setbacks: o Front: 10 feet ■ May be reduced to 5 feet with rear or side -loaded garages* ■ Front porch: 5 feet* ■ Front -loaded garage: 20 feet ■ Side -loaded garage: 5 feet* *May not encroach into the public utility easement, if required o Street: ■ 8 feet o Side: 0 feet ■ Accessory structures: 5 feet o Rear: 10 feet ■ Can be reduced to 5 feet with rear -loaded garage ■ Patio structures: 5 feet if open on 3 sides ■ Accessory structures: 5 feet ■ Maximum Building Height: 30 feet ■ Building Separation: 0 feet ■ Maximum Lot Coverage: 55% ■ Minimum Private Open Space per Dwelling Unit (patio, balcony, or combination thereof): 100 square feet ■ Minimum Common Open Space per Dwelling Unit: 140 square feet t%n Gladden Farms II IV -9 COO Specific Plan Development Regulations 5. Transitional Zone JR) a. Permitted Uses ■ Any Use Listed in High Density Residential* ■ Professional/Medical/General Office ■ Personal Services ■ Government/Public Service Facilities ■ Retail and Wholesale Uses** ■ Restaurant and Food Service** ■ Model Home Sales Center *Single -Family Residential Attached and Multi -Family not allowed in Block 21 **Not allowed in Block 21 b. Accessory Uses ■ Carports and Garages ■ Swimming Pools, Spas, and Other Related Structures ■ Tennis courts C. Conditional Uses ■ Child care facilities ■ Group homes ■ Educational facilities ■ Restaurant and Food Service with drive-thru service Development Standards—Residential ■ See High Density Residential d. Development Standards—Non-Residential ■ Minimum Site Area: None ■ Maximum Lot Coverage: 35% ■ Minimum Setbacks o Front (Street): 25 feet o Side: 20 feet o Rear: 20 feet o Adjacent to residential land use designation: 1 foot for every foot in building height, half of the setback shall be landscaped; minimum 25 -foot setback with a minimum 15 -foot landscape buffer ■ Maximum Building Height: 50 feet*** ***May not exceed 30 feet in Block 21 t%n Gladden Farms II IV -10 COO Specific Plan Development Regulations 6. Commercial (C) a. Permitted Uses ■ Banks and Financial Institutions ■ Professional/Medical/General Office ■ Restaurant (including carry -out and drive-thru) ■ Retail and Wholesale Uses ■ Recreational Uses ■ Personal Services ■ Government/Public Service Facilities ■ Religious Uses ■ Daycare ■ Supermarkets ■ Private Schools ■ Laundromats ■ Home Improvement Centers ■ Pet and Pet Supply Stores ■ Theaters, not including drive-ins ■ Automobile Sales* ■ Personal Storage* ■ Lodging Facilities* *These uses only allowed in Block 4 b. Conditional Uses ■ Automobile Service Stations ■ Car Washes ■ Convenience Stores ■ Multi -Family Residential C. Development Standards ■ Minimum Site Area: None ■ Maximum Lot Coverage: 35% ■ Minimum Site Setbacks o Front (Street): 25 feet o Side: 20 feet o Rear: 20 feet o Adjacent to residential: 40 feet ■ Maximum Building Height: 50 feet ■ Building Separation: Per Building Code t%n Gladden Farms II IV -11 COO Specific Plan Development Regulations D. Design Standards The Gladden Farms II Specific Plan will adhere to the Residential Design Guidelines (Ordinance 2005-18) adopted by the Marana Town Council. This Specific Plan will also adhere to its own design standards. Together, these design standards will provide a reference for the planning and designing of residential, commercial, recreational, and all other development within this Specific Plan. The design standards have been separated into two categories: Town Enforced and Design Review Committee Enforced. Standards for all other categories within this Specific Plan will be reviewed by the Gladden Farms Design Review Committee (DRC) and enforced by the Town of Marana, as applicable. The architectural character of Gladden Farms II will be consistent with that outlined in the Northwest Marana Area Plan and will reflect the rural and agricultural heritage of the Town of Marana. There will be a mix of architectural styles, including Spanish Colonial, Mission, Spanish Eclectic, Pueblo, and Territorial. All proposed structures in Gladden Farms II shall be consistent with the standards contained herein and shall require architectural approval from the DRC. In addition, a more extensive design standards manual will be created for this project to ensure a high-quality development. This document will be submitted to the Town before the development of the property. It will be utilized by the DRC and Master Developer to guide the development of the community. The intent of these standards is to guide the development of a specified architectural context and to help in the selection of materials and colors. The standards are to be used to achieve project continuity and a standard of quality while establishing a greater visual identity. 1. Town Enforced Residential Design Standards a. General The following standards shall apply to the entire Gladden Farms II Specific Plan. -To encourage a variety of front setbacks, no more than two adjacent homes shall have the same setback. Front setbacks shall vary by a minimum of 4 feet. ■ All styles shall reflect the rural and agrarian heritage of Northwest Marana. These include Spanish Colonial, Mission, Spanish Eclectic, Pueblo, and Territorial. ■ Residential and educational facilities must be provided with insulation or otherwise designed to reduce the interior noise level to Ldn 45 or less. ■ Roofs shall be made of tile, slate or concrete shingles, metal, or other material indigenous to the style of architecture. t%n Gladden Farms II IV -12 COO Specific Plan Development Regulations -No more than 40% of two-story homes are allowed along arterial or collector roads. ■ Single-family detached land use designations and higher density residential land use designations shall be separated by a collector street, open space (including the open space paseo system), or a 40 - foot landscaped buffer. b. Layout ■ Every neighborhood within the Specific Plan shall be accessible from an open space paseo that is integrated into the neighborhood design. ■ All utilities shall be placed underground with the exception of high voltage electric. ■ Primary entrances to apartment buildings shall be located so they are easily identifiable from interior driveways and parking areas. ■ Buildings shall be sited to maximize views through the site to parks, plazas, open spaces, mountains, etc. ■ Front setbacks shall vary up to 5 feet on attached units to create variation in building form. ■ Lots within the HDR designation shall be a mixture of sizes. C. Design—Single-Family Detached ■ Exterior design theme and detailing shall be extended a minimum of 8 feet on the sides of houses. ■ Two-story houses must have at least two distinct masses visible from the street. ■ The minimum street frontage shall be 30 feet for all single-family detached residential lots. d. Design—Single-Family Attached and Multi -Family ■ Fagades of long buildings shall be architecturally subdivided into shorter segments. This can be accomplished through vertical architectural features, varying the setback of portions of the building along the main fagade, and change in color or material in appropriate places. These features should be placed a minimum of every 25 feet to a maximum of every 50 feet. ■ There shall be no more than 6 attached townhomes in one grouping. ■ Outdoor spaces such as balconies, patios, or porches are required for multi -family and single-family attached units. ■ Architectural detailing shall be provided on all side and rear windows. ■ Visitor parking shall be provided at a ratio of one space per dwelling unit, unless the Planning Director determines otherwise. t%n Gladden Farms II IV -13 COO Specific Plan Development Regulations e. Garages ■ Garages shall be a minimum of 400 square feet with an interior dimension of 20 feet by 20 feet. This applies to the standard two car garage. It does not apply to additional garage space. ■ For attached units, 1 -car garages are acceptable with the approval of the Planning Director at the time of preliminary plat submittal. ■ Tandem garages are acceptable for the attached units. 2. Design Review Committee Enforced Residential Design Standards a. General ■ All Town Enforced standards will also be reviewed by the DRC for compliance. ■ A particular style should not dominate the entire project area, but rather, a cultivated theme should result in integrating building designs and project areas, each with their own character. ■ The architectural character of each planning area should be visually perceived from the street. ■ All structures and community features shall be coordinated in architectural materials, details, and quality. ■ Ducts, pipes, gutters, downspouts, and similar equipment are to be painted to match the surface of the building or may be painted a complementary accent color. ■ To the extent possible, buildings shall be designed and oriented to take advantage of solar access. b. Layout ■ Variations in architectural style, building setbacks and street layout shall be incorporated into each neighborhood design. ■ There shall be a diversity of lot sizes and dimensions. C. Design—Single-Family Detached ■ Chimneys shall be rock, stone, brick or of a finish material (such as stucco) identical to the accompanying structure and shall include a chimney cap. ■ All parking structures/decks, either free-standing or attached, shall incorporate the same design elements as the accompanying structure or dwelling. ■ Consistent architectural detail and features shall be provided on side and rear elevations. ■ Windows shall be varied and relate to the selected architectural style. ■ The use of front porches is encouraged. t%n Gladden Farms II IV -14 COO Specific Plan Development Regulations d. Design—Single-Family Attached and Multi -Family ■ Multi -family and single-family attached buildings shall use compatible architectural characteristics as adjacent development to blend in and avoid a monotonous exterior. ■ The scale of multi -family buildings should be compatible with surrounding residential neighborhoods. A large box -like apartment complex shall be avoided. ■ A variety of heights, colors, setbacks, and stepbacks are encouraged. ■ Four-sided architecture shall be required. e. Garages ■ Reduce the prominence of the garage by locating it off the public street for attached units. ■ Garage doors must be painted a complementary accent color to the main building. f. Roof ■ Roof design shall be visually integrated into the overall building architecture. ■ Flat roofs shall include proportionately sized parapet features. ■ Attached housing units shall maintain separate identifiable roof forms. 3. Town Enforced Commercial Design Standards a. Layout ■ Entrances shall be located along arterial and collector roads. ■ All loading and service areas shall be placed on the side or rear of the building and shall have an appropriately sized screen wall. They shall not be visible from the front or adjacent properties. ■ Trash areas shall be centrally located and properly screened with walls and solid doors similar in design to the project architecture. ■ Single-family detached units and commercial shall be separated by a collector street, open space (including the open space paseo system), or a 40 -foot landscaped buffer. b. Design ■ Define building entrances through the use of building recesses, projections, colonnades, space frames or other appropriate architectural features. ■ Ducts, pipes, gutters, downspouts, and similar equipment are to be painted to match the surface of the building or may be painted a complementary accent color. ■ Primary building entries shall be positioned so they are immediately identifiable from the interior driveways and parking areas. t%n Gladden Farms II IV -15 COO Specific Plan Development Regulations C. Roofs ■ Roofs shall be made of tile, slate or concrete shingles, wood shingles, or metal. ■ All roof screens shall be continuous. d. Exterior Finish Materials ■ Permitted exterior finish materials include masonry (concrete, glass, or brick), wood, textured or exposed aggregate, stone or stone veneer. ■ The use of pre -fab, all -metal steel is prohibited. Finished metal details within architecturally designed structures may be used. e. Storage ■ Materials, supplies, and equipment shall be stored inside a building or behind a screen wall such that they are not visible from streets and adjacent properties. f. Off -Street Loading and Service Areas ■ Conceal all service areas and storage areas within the building, or screen those exterior areas with 5 -foot solid masonry or stucco stud walls. g. Mechanical Equipment ■ Exterior components of plumbing, processing, heating, cooling, and ventilation systems shall not be visible to an individual standing on the ground or ground -floor elevation from an adjacent property. ■ Screen roof- and ground -mounted equipment from all sides. Mechanical equipment must be covered by continuous grills or louvers. ■ Exterior junction receptacles for electrical or irrigation purposes shall be landscaped to screen from view in accordance with Tucson Electric Power standards. ■ Exterior receptacles shall be painted to match the main building or a complementary color to the main building. h. Refuse Containers ■ Trash areas shall be retained in central locations. These locations shall be completely enclosed by a screen wall with solid doors constructed of materials and colors that are architecturally compatible to the main structure(s). 4. Design Review Committee Enforced Commercial Design Standards All Town Enforced standards will also be reviewed by the DRC for compliance. t%n Gladden Farms II IV -16 COO Specific Plan Development Regulations a. Layout ■ Create plazas, courtyard spaces, and pedestrian walkways through coordinated placement and orientation of buildings. ■ Buildings should be sited to maximize views through the site to parks, plazas, open spaces, mountains, etc. ■ Commercial areas shall be pedestrian friendly and include pedestrian spaces with amenities such as furniture. The furniture should be located in a convenient space that does not obstruct entrances, exits, or paths. ■ Buildings will be designed to minimize the visual impact of parking lots. b. Design ■ Commercial buildings shall be encouraged to use a variety of surfaces, textures, shapes, multi -planed roofs, and wall articulation. ■ Design building mass and fenestration in proper proportion and scale with the site, adjacent streets, and developments. ■ Architectural styles shall follow the agricultural theme of the Specific Plan and must be approved by the DRC. ■ Long, unarticulated building facades should be avoided through the use of window panels, reveals, recesses, projections and other decorative elements such as molding and arches. ■ Building entries may be illuminated with soffit, bollard, step or other comparable lighting. C. Exterior Finish Materials ■ Windows should be of lightly reflective glass, tinted bronze, blue, or green glass or transparent glass. ■ Reflective glass may be used to limit transfer of heat while maximizing available sunlight for interior illumination. ■ Building materials and landscaping shall be consistent with adjacent, non-residential buildings to create an overall sense of unity in design. 5. Streets The streets within Gladden Farms II are designed to create a safe and effective circulation system. The arterial and collector roads will have multi -use lanes and sidewalks to promote alternative modes of transportation and connectivity to the multi -use trail system. Appropriate traffic -calming techniques, designed per the Town's standards and approved by the Town, may be included in the design. All streets will conform to Town of Marana Street Standards, including curbing and pedestrian/bicycle accommodation. t%n Gladden Farms II IV -17 COO Specific Plan Development Regulations a. Arterial Roads Tangerine Farms Road and Moore Road are arterial roads with 250 -foot future rights-of-way. Both will be 4 -lane divided roads with multi -use lanes and landscaped buffers on both sides. In conformance with the Northwest Marana Area Plan, there will a 100 -foot buffer with an 8 -foot -wide meandering multi -use trail, and the opposite side will feature a 20 -foot landscape buffer with sidewalk. Gladden Farms I has already built the 100 -foot buffer along the south side of Moore Road adjacent to their property. Gladden Farms 11 will continue this with the same quality design and integrity. The section of Clark Farms Boulevard along the frontage of the development will be constructed by the developer. It will have a 150 -foot right-of-way to accommodate 4 lanes of traffic. Clark Farms Boulevard will run parallel to Interstate 10 and the Frontage Road. b. Collector Roads Collector Roads within the Specific Plan area will have 90 -foot rights-of- way to accommodate 2-4 travel lanes, multi -use lanes, and sidewalks on both sides. Mike Etter Boulevard will have a 110 -foot right-of-way; all other collector roads within the Specific Plan will have 90 -foot rights-of- way. C. Local Roads Local roads will have the typical local street right-of-way width found in the Town of Marana Subdivision Street Standardsbe constructed in accordance with Town requirements. 6. Open Space Open space within a community contributes to quality of life by offering recreational opportunities and providing a buffer between varying land use intensities. Gladden Farms II will create a vital open space amenity through the use of paseos designed to connect all areas of the community. Access to the paseos from backyard gates is prohibited. Rather, access will be provided from public areas and streets. The paseo system will be under the control of the homeowners' association. a. Multi -Use Trail A multi -use trail will be provided throughout the paseo system. It will provide critical linkage opportunities for pedestrian and bicycle users for the entire project area. Multi -use trails shall be a minimum of 12 -feet wide with 2 -foot shoulders and constructed of asphalt or concrete. The trails shall be landscaped according to the landscape standards outlined in this plan. t%n Gladden Farms II IV -18 COO Specific Plan Development Regulations b. Common Areas Common areas will be located throughout the entire site in the form of multi -use paseos and neighborhood pocket parks to be used by all residents within Gladden Farms I and II communities. All common areas will be under control of the homeowners association. C. Drainage Within each paseo, a partially grass -lined drainage facility will likely be developed. The grass edge is to be smooth and sweeping but not following the actual edge of the drainage improvement. The improvements shall have smooth, curving edges—not engineered straight lines. The slope of the sides of the channel shall vary and, in most cases, shall not be steeper than 3:1. If the drainage channels utilize rip -rap, adequate space for trees to grow shall be provided within the channels. d. Irrigation Non -potable water will be provided by the Town of Marana or CMID and will be available for landscaped open areas, including the buffer and streetscape areas along arterial and collector roads. Until non -potable water supply is available, potable water may be used. e. Outdoor Furniture Street furniture may include trash receptacles, benches, bus shelters, planters, bicycle racks, bollards, and information displays. 7. Landscaping a. General ■ All trees will be required to meet the Arizona Nurseryman's Association standards as to caliper. ■ The Builder shall be responsible for tree installation and the prompt replacement of diseased or dead specimens for a period of one year from the date of occupancy permit issuance. ■ Streetscapes shall be maintained year-round by the homeowners association. Deceased plants shall be replaced promptly with materials comparable in size to existing plants. ■ Installation of street trees, including automatic irrigation, should be completed prior to the issuance of occupancy permit for the residence. The Master Developer may require the installation of trees in vacant lots for the purpose of logical, orderly development. ■ Tree selection shall conform to the approved tree list in Appendix B: Plant Palette. b. Residential ■ The trees are to be 15 -gallon minimum as well as 24 -inch box size. t%n Gladden Farms II IV -19 COO Specific Plan Development Regulations ■ On corner lots, multiple trees within the 5 -foot easement or the 5 -foot common area, depending on the plat, are required. ■ In addition to the street trees, each front yard is required to have an additional tree and six shrubs informally planted or ground cover. ■ Minimum shrub size shall be one gallon. C. Commercial ■ In commercial areas there shall be one tree per every four parking stalls, as required by the Northwest Marana Area Plan. ■ A minimum of 30% of the trees are to be 24 -inch box size; the balance shall be a minimum of 15 gallon size. ■ No trees or shrubs shall be planted within 10 feet of any commercial entry driveway. ■ Service areas shall have a 6 -foot minimum dense landscape screen and a 5 -foot minimum buffer wall. ■ Prior to the preparation of a final landscape plan, a landscape architect must review impacts on underground utilities. ■ Adjoining parcels for future phase development will have the required streetscape fully implemented when the first phase of development occurs. ■ Off-street parking areas shall include a minimum 3 -foot screen wall adjacent to parking stalls to screen the parked cars from the public right-of-way. d. Street ■ Street trees should establish a distinctive street scene along arterials and collectors. ■ Street trees are required on all internal residential streets. ■ Street trees shall be a minimum of 24 -inch box or 20 -gallon size. ■ Trees to be located at 40 feet on the center, plus or minus. ■ Trees shall be planted in accordance with the approved residential design standards. ■ Trees must be provided at a minimum of one tree per lot; however, spacing may vary within individual neighborhoods. e. Open Space ■ The paseos and buffers should be planted with drought -resistant plants. Green drought -tolerant plant material is preferred and cactus should be minimized. ■ Trees are to be a minimum of 15 -gallon size with 25% being 24 -inch box or 20 -gallon size. ■ Shrubs are to be a minimum of 5 -gallon size. ■ Groundcover is to be a minimum of 1 -gallon size. ■ Orchard areas shall contain a minimum of 20 trees. t%n Gladden Farms II IV -20 COO Specific Plan Development Regulations ■ The paseo planting design shall be compatible with streetscape and adjacent development improvements. ■ Turf areas are allowed in the paseos. f. Irrigation Irrigation for all landscaping, including streetscapes, buffers, and open space will utilize a non -potable water system provided by the Town of Marana or CMID. Until the supply is in place, potable water may be used. 8. Monumentation a. Project Entry Project entry monuments for Gladden Farms II will be constructed by the Master Developer. There will be two types of entry monuments, Major and Minor. The Major monuments will announce the primary entrance to the development along Moore Road and Tangerine Farms Road. The Minor monuments will announce the secondary entries at subdivision entries of interior main streets. For traffic visibility purposes, no structure between 30 and 72 inches in height relative to the adjacent roadways shall be placed within an intersection's sight visibility triangles. b. Residential Parcels Each entry into a subdivision will be unique in character but will have common elements that tie into the overall Gladden Farms II community theme. Each subdivision shall have a minimum of one primary entry feature and may have more than one secondary or tertiary entry features. Entry features shall comply with the Town of Marana sight visibility triangle requirements. The residential entry monuments shall be approved by the DRC and built by the Builder. C. Commercial Parcels Village perimeter walls that are developed along arterial or collector edge shall be compatible with entry monumentation by incorporating similar materials. s. Signs Signs are an essential element within a planned community because they provide a sense of identity and visual orientation. They provide visual communication for residents and visitors while reflecting an image of connectivity throughout the community. Signs should be designed with the character of development and should be at a consistent scale and style throughout the community. These sign guidelines and regulations shall apply to all t%n Gladden Farms II IV -21 COO Specific Plan Development Regulations developments within this Specific Plan area. It is intended that the uniform application of these provisions provide the basis for an integrated visual character and continuity through all project phases. These sign standards are in addition to those issued by the Town of Marana. a. General Regulations The following sign regulations are intended to provide equitable standards for the protection of property values, visual aesthetics and the public health, safety, and general welfare for the residents of Gladden Farms II. These regulations apply to all signs: ■ All light sources, either internal or external, provided to illuminate signs shall be placed or directed away from public streets, highways, sidewalks or adjacent premises to not cause glare or reflection that may constitute a traffic hazard or nuisance. ■ Any sign located on vacant or unoccupied property that was erected for a business which no longer exists or any sign which pertains to a time, event or purpose which no longer exists shall be removed within 45 days after the use has been abandoned. ■ All signs shall be designed free of bracing, angle -iron, guy wires, cables or similar devices. ■ The exposed backs of all signs visible to the public shall be suitably covered, finished, and properly maintained. ■ All signs shall be maintained in good repair including display surfaces, which shall be kept neatly painted or posted. ■ Any sign which does not conform to the provisions contained herein shall be made to conform or shall be removed. ■ The height of all signs shall be measured vertically from the highest point of the sign to the average finished grade beneath the sign, exclusive of any part of the sign not included in the area calculations. ■ All sign lighting shall adhere to the Town of Marana Outdoor Lighting Code. ■ All traffic -related signs (including street name signs) shall conform to the latest edition of the Manual on Uniform Traffic Control Devices. b. Prohibited Signs The following signs shall be prohibited in all zones within the project area: ■ Inflatable signs. ■ Rooftop signs. ■ Signs on trailers or painted on the sides of disabled or parked vehicles. ■ Rotating, revolving, or flashing signs. ■ Signs advertising or displaying any unlawful act, business or purpose. t%n Gladden Farms II IV -22 COO Specific Plan Development Regulations ■ Any sign, notice or advertisement affixed to any street right-of-way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system, or upon any fixture of the fire or police alarm system of the Town of Marana. ■ Any strings or pennants, banners or streamers, clusters of flags, strings of twirlers or propellers, flares, sky dancers, balloons and similar attention -getting devices, including noise -emitting devices, with the exception of the following: o Pennants, banners, balloons, or flags used for special events such as grand openings or in conjunction with subdivision sales offices, tract entry points, and other similar events. o National, state, local governmental, institutional or corporate flags properly displayed. o Holiday decoration, in season, used for an aggregate period of 90 days in any one calendar year. C. Design Standards Sign standards that establish maximum number and location will be included in the design standards manual created for this project to be submitted to the Town at a later date. These standards will provide a basis for the developer and the jurisdiction to design, pattern, and regulate a consistent sign program. 10. Walls and Fencing The following standards apply to all walls and fencing throughout the project. More extensive standards will be submitted prior to the development process. ■ All screen walls shall use graffiti resistant paint or materials. ■ Two -rail white vinyl fencing may be used in conjunction with certain landscape treatments including orchard areas and other formal tree plantings. Other fence types must be approved by the DRC. ■ Fences of sheet or corrugated iron, steel, aluminum, asbestos, or any type of chain-link fencing are specifically prohibited. ■ Walls constructed at major community entry points and along community streets shall be consistent with the project's theme area in materials and design. ■ Alternative walls and fences within the project area shall be consistent with the architectural theme of the planned area, reflecting materials and design of the architectural theme and must be approved by the DRC. ■ The Master Developer shall determine where walls and fencing may be placed in Gladden Farms II, with the idea to eliminate walls and fencing as appropriate. ■ Walls and fences throughout the project area must be consistent with the architectural theme of the project. t%n Gladden Farms II IV -23 COO Specific Plan V. Implementation and Administration Implementation and Administration A. Purpose This section of the Specific Plan outlines the implementation of development on the project site. It identifies the responsible party to ensure the project is built in coordination with infrastructure improvements, providing a continuity of design. This section also provides guidance regarding general administration of and amendment procedures to the Specific Plan. B. Proposed Changes to Zoning Ordinance The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition, or situation arises that is not covered or provided for in this Specific Plan, those regulations in the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the Gladden Farms II Specific Plan is the responsibility of the Master Developer, the Builder, the Gladden Farms Community Association (which will have separate committees to review the design features) and the Town of Marana. The Gladden Farms II development will be integrated with the Gladden Farms Community Association to the west. The purpose of having one large community association is to ensure that residents of both developments will have rights to all the amenity areas in both projects and provide consistency in fee structure. The Master Developer, referenced herein as FC/M Gladden II, LLC, is the entity responsible for providing the basic infrastructure needs including roads, sewer, and water in a timely and efficient manner. The Master Developer forms the community association and the design review committees and is responsible for recording the Master CC&R's. The Builder is the purchaser of a development area(s), or portions of a development area, and is responsible for building within their area(s) of ownership. The Gladden Farms Community Association (Association) has been set up by the Master Developer. During this time, the Master Developer, or its designee, has the power to appoint and remove board members until such time that the Master Developer relinquishes control or all planning areas have been conveyed to non -builder owners. The Association shall administer the property, prepare the budget, assign and collect fees, and review architectural design. t%n Gladden Farms II V-1 COO Specific Plan Implementation and Administration The Town of Marana Development Services will be responsible for ensuring all policies and standards laid out in this Specific Plan are adhered to during its review of all development in Gladden Farms 11. The Town of Marana Mayor and Council approved the formation of a Community Facilities District within Gladden Farms I in 2004. The purpose of this district is to assist with the construction and implementation of major infrastructure. The intent of the Master Developer is to enter into a similar agreement with the Town of Marana to form a Community Facilities District within Gladden Farms 11. D. Development Review Procedure All development plans and subdivision plats within Gladden Farms II shall be subject to and implemented through the review and approval process adopted by the Town of Marana. In addition, all development is subject to the building permit process as outlined by the Town of Marana. Final decisions on grading, drainage, final road alignment, improvement plans, revegetation, and other matters will be made after the approval of the preliminary plat. Prior to submitting preliminary and final subdivision plats and/or development plans to the Town, applicants must submit all plans to the Master Developer for approval. The Master Developer and the Association reserve the right to review any design or architectural aspect of the development that affects the exterior appearance of any structure or area of land. This includes the review of signage, landscaping, entry features, street standards, and architecture for conformance to the Development Regulations and Design Guidelines outlined in this Specific Plan. E. Design Review Process The Gladden Farms Community Association has created the New Construction Review Committee and the Modification Committee to review development within the two project areas. The New Construction Review Committee shall review submittals from builders for all original construction prior to submitting plans for Town Review. The Modification Committee shall review submittals from subsequent property owners making changes to existing construction or changes/additions to exterior landscape and/or hardscape. All development is subject to review by the Association and the appropriate committee. The applicable plans and documents, as deemed necessary by the Association shall be submitted along with a Design Review Application (Appendix D) and the required design fees as follows: New construction - $500 per floor plan Modification to existing improvements — No fee with the following exception: The Association reserves the right to require plan review by an outside consultant, in which case the applicant will be responsible for fees charged by the outside consultant. t%n Gladden Farms II V-2 COO Specific Plan Implementation and Administration Design Review Applications may be submitted to: Gladden Farms Homeowners' Association c/o Tanya Martin 11103 West Moore Road, #4 Marana, Arizona 85653 F. Phasing The development will likely consist of four phases, beginning in the northwest corner. The initial site work will begin in late 2005 or early 2006. Infrastructure such as roads, sewer, water and grading will be constructed and extended in accordance to the build out of the project. Construction of the houses is estimated to begin the following year. The spine infrastructure needed to serve the blocks will be in place by the time the certificates of occupancy are issued for said blocks. Phase I is scheduled to include Planning AreasBlocks 1, 25, 511, and 16. The spine infrastructure needed to access these areas will be in place by the end of Phase 1. Phase II includes Planning Areas Blocks 7, 12, 1312, 17, and 18, and 18. Phase II includes the construction of the activity center. While the activity center is being built, residents will be able to use the regional park facilities in Gladden Farms I. Planning AreasBlocks 14, 15, 16, 19, 20, and 212, 6, 13, and 19 will be included in Phase III. This phase includes the multi -family units and the commercial development in the southeast corner. The final phase, Phase IV, includes Planning AreasBlocks 3, 4, 7, 8, 9, 10, , and 1114, 15, 20, and 21. The spine infrastructure will be completed before or during this phase. An Improvement District for Tangerine Farms Road is being established by the Town. The Master Developer will participate in this district. It is estimated that construction of Tangerine Farms Road will begin in March 2006 and end in 2007. The purpose of the phasing plan is to relate infrastructure requirements to proposed development. Although the sequence is implied, development of phases may occur in a different order or concurrently, at the discretion of the Master Developer, as long as the related infrastructure is adequately in place. Change in the phasing order can occur due to unforeseen factors affecting development. Flexibility is needed within the Specific Plan to address these changing needs while still maintaining a timely development. G. Specific Plan Administration t%n Gladden Farms II V-3 COO Specific Plan Implementation and Administration 1. Enforcement The Gladden Farms II Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director or Development Services Administrator, provided said changes are not in conflict with the overall intent as expressed in the Gladden Farms II Specific Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's or Development Services Administrator's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal by the Town Council. Categories of administrative change include, but are not limited to: ■ The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; ■ Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity in the Specific Plan area; ■ Changes to development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the Specific Plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval; or ■ Changes to development regulations that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change This Specific Plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Gladden Farms II Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 15 days from the date of the interpretation. If any provision of the Design Standards is considered ambiguous or unclear, the Committees Planning Director shall be responsible for interpreting the intent of the Design Standards. t%n Gladden Farms II V-4 COO Specific Plan Implementation and Administration 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. 6. Annual Report At the platting stage, the Master Developer will provide Town staff with a Monitoring Program outlined in Appendix D of the Northwest Area Marana Plan. This will provide Town of Marana staff with information to assess the impact of proposed developments on existing infrastructure and determine the needs for future development. t%n Gladden Farms II V-5 COO Specific Plan