HomeMy WebLinkAboutLas Pilas Specific PlanLas Pilas Specific Plan
Prepared for:
Marana Municipal Complex
11555 W. Civic Center Drive
Marana, AZ 85653
And:
Tri-Marana Development
1660 E. Crimson Canyon Place
Oro Valley, AZ 85737
Prepared By:
Leadstar Engineering Company
1010 Finance Center Drive
Tucson Arizona 85710
Office: 520-546-6517
Fax: 520-571-1961
Principal Authors:
Steven W. Hill, PE
Monica E. Neira
May, 2007
Revised: August, 2007
Revised: November, 2007
Revised: December, 2007
Planning and Zoning Commission: December 19, 2007
Mayor and Council: February 19, 2008
Ordinance No. 2008.06: March 14, 2008
PCZ -07061
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Cid Engineering • Land Planning , 5trutturol Engineering
r. ANN RODRIGUEZ, RECORDER
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13263
r RE CORDED BY, JCC
DEPUTY RECORDER
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20080510324
SMARA
TOWN OF MARANA
�" �
ORDIN
03/14/2006
14:29
ATTN: TOWN CLERK
11555 W CIVIC CENTER DR
MAIL,
MARANA—AZ-85653
AMOUNT PAID
$ 10.50
TOWN OF MARANA
MARANA ORDINANCE NO. 2008.06
RELATING TO DEVELOPMENT•
APPROVING AND AUTHORIZING A
REZONING TO CREATE THE LAS PILAS
SPECIFIC PLAN
Ordinance No. 2008.06 originally recorded at Docket 13248,
Page 782 on February 22, 2008, without Exhibits A and B. It
is being re-recorded to include Exhibits A and B.
J
ID
F.
ANN RODRIGUEZ, RECORDER
DOCKET:
13248
F.ECORDED BY: MRS
PAGE:
782
DE PU CORDER
`T P NO. OF PAGES:
1 PEI
�SEQUENCE:
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20 &0360217
a
02/22/2008
SMARA
TOWN
OF A
ORDIN''! 16:22
ATTN:
CLERK
ZZ
115
W CIVIC CENTER DR
A AZ 85653
L
AMOUNT PAID
�, 9.00
MARANA ORDINANCE NO. 2008.06
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO
CREATE THE LAS PILAS SPECIFIC PLAN.
WHEREAS, Tri-Marana Development Management and Consulting, LLC, are the property
owners of approximately 107.65 acres of land located north of Barnett Road, approximately one
quarter mile east of Sanders Road, approximately one quarter mile west of Sandario Road, and south
of Grier Road within a portion of the north half of Section 28, Township 11 South, Range 11 East, as
depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on December 19, 2007,
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 February 19, 2008, and has
determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing
the land use designation from Town Center Planning Area and Medium -Density Residential 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 107.65 acres of land
located north of Barnett Road, approximately one quarter mile east of Sanders Road, approximately
one quarter mile west of Sandario Road, and south of Grier Road within a portion of the north half of
Section 28, Township 11 South, Range 1 i East, changing the General Plan designation from Town
Center Planning Area and Medium -Density Residential to Master Planning Area.
Section 2. The zoning of approximately 107.65 acres of land located north of Barnett Road,
approximately one quarter mile east of Sanders Road, approximately one quarter mile west of
Sandario Road, and south of Grier Road within a portion of the north half of Section 28, Township
I 1 South, Range 11 East (the "Rezoning Area"), is hereby changed from "A" (Small Lot Zone) to
"F" (Specific Plan) creating the Las Pilas Specific Plan.
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for a mix of
residential densities and housing types, recreation and open space, and one and a half acres of
commercial development, subject to the following conditions, the violation of which shall be treated
in the same manner as a violation of the Town of Marana Land Development Code (but which shall
not cause a reversion of this rezoning Ordinance):
Manana Ordinance No. 2008.06
J
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 subject rezoning site shall be limited to a maximum of 420 residential lots / units.
3. The developer shall dedicate, or cause to have dedicated, the necessary right-of-way for
Tangerine Farms Road, and other right-of-way as determined appropriate by the Town of
Marana, either by final plat or upon request by 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. Prior to final plat.approval, the Developer shall have completed or shall provide evidence to the
Town's satisfaction that Developer has made a diligent effort to complete the process of having
all of the Property annexed into a fire district or otherwise provide for fire protection service.
6. The property owner shall not cause any lot split of any kind without the written consent of the
Town of Marana.
7. A water service agreement and a master water plan must be submitted by the Developer and
accepted by the Utilities Director prior to the approval of any Final Plat by the Town Council.
8. installation of a non -potable water system shall be required to serve the common open space
area's and other landscaped amenities, as accepted by the Town of Marana.
9. If it is determined that such rights exist on the Property and are owned by the Developer at the
time of final plat, the property owner shall transfer with the final plat, by the appropriate Arizona
Department of Water Resources form, those water rights being IGR, Type I or Type H to the
Town of Marana for the Town providing designation of assured water supply and water service
to the Property. If Type I or Type Il is needed on the Property, the Town and developer/
landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to the
Property.
10. A sewer service agreement and master sewer plan must be submitted by the Developer and
accepted by the entity responsible for wastewater management and the Town Engineer prior to
the approval of the Final Plat by the Town Council.
11. The owner/ developer shall complete the construction of all necessary public and/or private
sewerage facilities as required by all applicable agreements and all applicable regulations,
including the Clean Water Act and those promulgated by ADEQ before treatment and
conveyance capacity in the downstream public sewerage system will be permanently committed
for any new development within the specific plan area.
12. Based on the data found and recommendations made in the TIA, the following roadway
improvements shall be the developer's responsibility to design and construct:
a. The segment of Tangerine Farms Road (to its ultimate cross-section width) along
the project's frontage.
Marana Ordinance No. 2008.06
b. A left -turn lane on westbound Grier Road at Tangerine Farms Road.
C. A left -turn lane on westbound Grier Road at the project's driveway on that
roadway.
d. A left -turn lane on eastbound Grier Road at Sandario Road.
e. Any other required roadway improvements based on the data in the traffic studies
prepared during the platting or development stages of this project.
13. Per the Northwest Fire District, language to be agreed upon by the Developer, builder, and
Northwest Fire will be required on all subsequent subdivision plats and development plans
establishing the Homeowner's Association as the entity responsible for the enforcement of
parking restrictions within the Las Pilas development.
14. All homes within the Residential Area `R -C' (Green Court) will be equipped with automatic fire
sprinklers.
15. Northwest Fire District will require additional fire hydrants -as specified by Northwest Fire
District in approval of the water plan.
16. No accessory structure will be located within ten (10) feet of a main structure.
17. This project is located within the Northwest Marana Transportation, and Marana Park Benefit
Areas, and will be subject to those fees at time of permitting.
18. This project is located within Lower Santa Cruz River Flood Control Levee Project area. The
Developer shall pay $500.00 per acre (107.65 acres) of the affected Property for bank protection.
The total obligation of the Developer for Las Pilas is $53,825.00. The Developer shall determine
how to pay this obligation for the development with approval of each final plat or commercial
development plan.
19. The developer has agreed to voluntarily contribute $1200 per dwelling unit to mitigate -the effects
of the proposed development on the Marana Unified School District. Fees are to be collected at
time of permit issuance.
20. All lots abutting the norther property line adjacent to existing residential properties fronting on
Grier Road will be restricted to single -story structures. (See Exhibit B, attached).
21. Lots along the northern half of the eastem boundary of Residential Area `R -B', adjacent to the
west property line of Assessor's Parcel Number 21740-0150, shall be restricted to single story
structures. (See Exhibit B, attached).
22. During the development review process, the property owners of the parcels south of the primary
access into Las Pilas from the future Tangerine Farms Road alignment shall have the option to
select, subject to approval from the Town of Marana, the location of access to their respective
properties from the new roadway. This includes Assessor's Parcel Numbem217-40-0150, 017A,
018A, and 019B. (See Exhibit B, attached).
23. All cultural resource requirements must be successfully completed. Prior to obtaining a
Certificate of Appropriateness and Certificate of Approval for this property allowing
development to proceed, and prior to issuance of grading permits or any authorization for ground
disturbance, a mitigation plan must be approved by the Town of Marana Environmental
Engineering Division, and successfully implemented.
Maraca Ordinance No. 2008.06
4
24. Covenants, codes and restrictions will be established for this project, and a homeowner's
association established to manage the open space areas, private streets and any undeveloped
areas. The covenants, conditions, and restrictions must be submitted with each final plat.
25. Upon adoption of the Ordinance by the Mayor and Council approving the Las Pilas Specific
Plan, the applicant shall provide the planning department with the following final edition of the
Las Pilas Specific Plan: one non -bound original; forty bound copies; and, one digital copy in
Microsoft Word or other acceptable format (on CD), within sixty days of the recordation of the
207 Waiver.
26. The Master Developer shall submit an annual status report within 30 days of the anniversary of
the Town Council's approval of the Specific Plan, in addition to those requirements listed in the
Land Development Code.
27. The developer shall record an avigation easement with the recording of each final plat and upon
approval of a commercial development plan.
Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period
established by Arizona Revised Statutes section (" A.R.S. §') 19-142(D) shall begin when the Town
files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed
by the Developer and any other party having any title interest in the Rezoning Area, that waives any
potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S.
§ 12-1131 et seq., and specifically A.R. S. § 12-1134) resulting from changes in the land use laws that
-apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver
instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this
Ordinance shall be void and of no force and effect.
Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2008.06.
Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof.
Mum Ordinance No. 2008.06
Cu al Seal
NOTARY PUBLIC
STATE 0-r ARIZONA
County of Cochise
STATE OF ARIZONA ANNE= EMMI=RICH
5S Ivy Commission Exa•res J::'y L 2008
County of Pima )
The foregoing instrument was acknowledged be re on
Fe > 2008 by Mary Palacio-
Hum, wife of David Hum. A
My com expires:
No',!- public. Arizona
Pima ry
STATE OF ARIZONA & A'r' Commi.- •.xplres
)85 TmFebruar} 23, 2011
County of Pima )
The foregoing instrument was acknowledged before me on Februa _ , 2 08 by Jon K. Post,
husband of Stacy L. Post.
M t Im tan expires:
'�—
t
LI
Notory Public, $tote of Arizono
Pima County
STATE OF ARIZONA
)Ss
+�v commission Rxpeec
February 28. 2011
County of Pima )
�jj�
The foregoing instrument was acknowledged before me on Feb 2 2008 by Stacy L. Post,
wife of Jon K. Post.
My c mm' sion expires:
'
Notary Public
3
(00008080.AOC /)
Hum/POST - 2 - Las Pilas specific Plan Prop 207 Waiver
EXHIBIT A
PARCEL -i :
1-he.-West'Holf of the Worthwes.t(luarterot the MortheastGUart,6r:af-Sfttiarh 28, TdwnAlp-1 i
Range 11 East, Gila acid Salt River Base aryd Meridida-, Pima GoWity, Arizona.
t)(09FT'ihe'North 30 feet thereof- fbt Griot ftoad- as hbw'VstabI1sh6d.
'FURTHER E.X�PEPT *a.'Il mirieralp, orqs: and roe.1als- of everylong! and: pharx1pter, and all -.coal,
.,Sp'haj�um' fosStiand.othet V FaWfit feam't -he-
Stbte Of Aflibiri in Debt! Bo6k 74,page 5.2.
11i -Nofthpast -Quarter of the. Northwest Quarwr of section 2$,*T0WfisMp -11 South, Range,
11 1=99t, Gila and - Salt River Base and Wred0ii6n., Firma CduntV., Atiebria.
tW&T ffm worth t8'5 fivet thereof and
-EXCEPT the -South 325.09feet'bf the 'North 510..09'feet of ifte -lFast618..8.0feet thbr'#of.
PAIttL "3 -.-
The -South $eUv ly
... sawavArter of the Mort hwpst Quarter of a. -28'. Township 11 South, Range
11 East� jbft and SAIt diver Base and Morl&mh, -Pima CdurftV., Aflmna.
.0--CEP1 iheSopth 26 N, -ej -thereof.
rAML 4:
T&UsUrfe-half of tib WrfhWdstftefter 0-the'Ndrtfteeit Nafter of Soction 28, ToWfi9f.Vp
T South. Range, I I Epst, Gila and t -At River 6we and Meridian, Pim.0 County, A40na;
EXCEPT the North 30 feet thekdof fot Gfier Rd., At obw ebtWithed.
it AKC-EL 4A -
.A I 5106t:excoss irrigation Witer do." rant ovdrthb: So M-ft"IS feet of the North. 45 feet of the
West one-half of 'the, Northwest, Quarter of ft Northeast Quarter of said Sbaction,28.
EXHIBIT B
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LA5 PILAS
EXHIBIT: land Use Concept Plan
Project Site Location: Section 28 of Township 11 South, Range U East
Acreage: Approximately 107.6
Legend
Project Boundary
Rat Residential (8000 SF min) COW Common Area W
R4i Residential (6000 SF min) s": Common Area "Bu
1: Residential (3600 SF min) 40. Multi -Family
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
Las Pilas
LedNdf Cgineefillg Specific Plan
ahi..+e•+,in.lh•sru.+r,�..�r
Commercial
Private Street
Right of Way
EXHIBIT B
LAND) i i ., -
N 0 840' 1680'
EXHIBIT: Land Use Concept Plan
Project Site Location: Section 28 of Township 11 South, Range 11 'East
Acreage: Approximately 107.6
c!U!n
Legend
Project Boundary
Rat Residential (8000 SF min) CA"A` Common Area "A'°
Commercial
R•s Residential (6000 SF min) CAT` Common Area "B"
Private Street
R•c Residential (3600 SF min) R.o Multi -Family
Right of Way
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'--TEMPORARY ENTRANCEv
LAS PILAS
N 0 840' 1680'
EXHIBIT: Land Use Concept Plan
Project Site Location: Section 28 of Township 11 South, Range 11 'East
Acreage: Approximately 107.6
Legend
Project Boundary
Rat Residential (8000 SF min) CA"A` Common Area "A'°
Commercial
R•s Residential (6000 SF min) CAT` Common Area "B"
Private Street
R•c Residential (3600 SF min) R.o Multi -Family
Right of Way
Source: Pima County Land Information Systems, 2007 1L Town of Marana GIS Dept.
"I•
Leadltar Esgiaeeri�q
Cn3 Frga»ring• fon! Mmi�a • SFnKM°I Ertderenn6
Las Pilas
Specific Plan
Table of Contents
SECTION 1: INTRODUCTION
Specific Plan Summary ___.._..._.______._._.____---.---.--i-1
Purpose...'''....'''''''...........'.................'..........''.....'.........''''............'''............. 1-3
Location_.____.________________'_._.____________--_--_._--...-.1-4
Authority and Scope ........................................................................................
1-4
|-7
L���| ----.-----.-----.—..—_.____________
��~� .
SECTION 11: DEVELOPMENT CAPABILITY REPORT
Introduction.....................................................................................................
U-1
Environmental Overview ..................................................................................
U1-1
Site Analysis .....___.________._._.._._______......--._—.—.---N-4
01-4
Surrounding Developments _.__._______________..___......------_..-_.X1-4
111-7
Existing Land Uses and Zoning Onsite ............................................................
81-6
Topography and Slope Analysis ______________..-------_----.----..--U1-12
811-3
Hydrology-'—'''—'---'---'----'--'—'—'----._---.---'-.-....-.--..h-Y4
111-15
Vegetation and Wildlife Habitat ........................................................................
11-20
Geology and Soils ...........................................................................................
N-33
Paleontological and Cultural Resources ..........................................................
U1 -M
VieVvshmds.......................................................................................................
K1-30
Existing Structures, Roads and Other Development.. ......................................
11-45
CulturalResources ..........................................................................................
Kh1-22
SECTION III: DEVELOPMENT PLAN
Purposeand Intent ..........................................................................................
||1-1
Objectives of the Specific Plan ................................................................. ......
N1-8
Relationship to Adopted Plans .........................................................................
01-4
Compatibility of the Specific Plan with Adjoining Development ........................
111-7
LandUse Concept Plan ...................................................................................
111-7
Circulation Concept Plan .................................................................................
811-3
Future Conditions Traffic Study .......................................................................
111-15
Grading _..____._._._......_.__.___-._.—.--.--.-------.—.—Q�18
111-16���mm�mm�er......-.'''-''''------''-'--------'-'-'--'''—'—''-'--'—''—'—
Environmental Resources ...............................................................................
U11-17
LandscapeConcept .................................................._...................................._111-17
����� Parks and Trails ________-_---------'U1�18
-,--_'_'— .
CulturalResources ..........................................................................................
Kh1-22
VlevVsheds.......................................................................................................
111-22
Sewer ..............................................................................................................
iN-22
Schools ...........................................................................................................
X11-22
Vehicle Service ......................................................................
111-23
Police111-23 Service ��.
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Las Pilas
m|0ym,nmy �� Plan
�*���ummm�r��NWw ,----
Table of Contents
Wells............................................................................................................. 111-24
CMID..__.__,._..___.._......__..._._..~,______........_.--'--.-,-,111-24
SECTION IV: DEVELOPMENT REGULATIONS
Purposeand Intent .......................................................................................... IV -j
Applicability ofTown 0f Maxana Zoning Code '............................. ....... ........... IV -1
Definitions....................................................................................................... p«-1
Building Code ..................................................................................................
IV -1
Additional Uses ..............................................................................................
IV -1
Development Regulations ...............................................................................
'' -
SECTION V: IMPLEMENTATION AND ADMINISTRATION
Las Pillas
Specific Plan
11
Table of Contents
LIST OF EXHIBITS
Las Pilas
• Plan
111
-------------------
Las Pilas
• Plan
111
Table of Contents
LIST OF TABLES
Table 1: Not Used
Table 2: Existing Land Use Designation .......................................................
11-9
Table 3: Development Context ......................................................................
11-10
Table 4A: Sensitive, Threatened or Endangered Species ................................11-22
Table 413: Potentially Occurring Threatened or Endangered Species ..............
11-24
Table 5A: Inventory of Existing Structures .......................................................11-46
Table 513: Roadway Inventory ..........................................................................
11-56
Table 5C: Current Roadway Performance .......................................................
11-58
Table 513: Proposed improvements .................................................................
11-59
Table 6: Not Used
Table 7: Town of Marana General Plan Goals and Policies ...........................111-5
Table 8: Residential Land Use .......................................................................
111-10
Table 9: Right -of -Way Use ...........................................................................
111-10
Table 10: Recreational Open Space ................................................................
111-10
Table 11: Commercial Land Use .....................................................................
111-11
LIST OF FIGURES
Figured : Landscape Buffer ............................................................................. IV -14
Figure 2: 24 Foot Private Street ....................................................................... IV -14
Figure 3: 46 Foot Right a -Way ........................................................................ IV -14
Figure 4: 62 Foot Right -of -Way ....................................................................... IV -15
Figure 5: Typical Parking and Private Street ................................................... IV -15
Figure 6: Common Areas and Local Street ...................................................... IV -15
Figure 7: Common Area "B" Local Street and PUE .......................................... IV -16
LIST OF APPENDICES
Appendix A: Title Report and Legal Description
Appendix B: Map of Neighboring Parcels
Appendix C: zen Participation Plan
Appendix D- Plant Palette
Appendix E: Bibliography
Appendix F: Design Exception Request for Private Streets
Appendix G:
. Drainage Concept (11 x1 7)
Land Use Concept Plan (I 1x1 7)
- Land i Plan (24x36 i
L as Pilas
Specific P11
Lull
SECTION I
Introduction
Introduction
A. Specific Plan Summary
The Las Pilas Specific Plan establishes comprehensive guidance and
regulations for the development, residential, commercial and associated
common areas, of approximately 107.6 acres located in Marana, Arizona.
(See Exhibit 1 Regional Map). The Specific Plan establishes the development
regulations, programs, and 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 and standards. The Plan is
regulatory and adopted by ordinance.
The authority for 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, allows for the review and
adoption.
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 focused area of the Plan of Las Pilas lies within
the Urban Southeast Planning Area of the Northwest Marana Area Plan. The
Specific Plan articulates the planning for such parcels and imposes
regulations or controls on the use of such parcels.
k*10 -11
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My
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According to the Marana Resolution No. 2006-11 this project will adhere to
the Residential Design Standards, adopted by ordinance No. 2005.18, will
supersede and take precedence over residential design policies and
standards of the Northwest Marana Area Plan. The Las Pilas Specific Plan
will hold compliant to the Residential Standards, adopted by Marana
Ordinance No. 2005.18.
Las Pilas
Specific Plan
IN
Introduction
Exhibit 1
M 211"211"121
Project Information
j ,Site is in TI IS, RI 1E Section 28 -
i proximately 107. Catalina �.
moo Raaf state
Park
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LAS PILAS a 2m! 4mi
EXHIBIT: Regional Map
ProjectSite Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Northwest 0 City of Tucson Tohono O'odham Nation
�a
Catalina Foothills Southwest Tmewn i Municipal Boundaries
Tucson Mountains/ Rincon Southeast/
Avra Malley Santa Rita
Source. Pima County Land Information Systerns, 2007 &Town of Manana GIS Dept.
Las Pilas
WdNr En?iwrinq specific Plan
1-2
Introduction
WIN
The Las Pilas Specific Plan establishes a comprehensive guidance and regulations for
residential, commercial, and common use area developments of approximately 107.6
acres within the Town of Marana, Pima County, Arizona- The Specific Plan serves as a
regulatory tool governing planning and zoning, and is adopted by ordinance. The Las
Pilas Specific Plan establishes policies and regulations that will replace and supersede
the current property zoning and certain other Town of Marana development regulations.
The Las Pilas Plan is regulatory and adopted by ordinance.
The Specific Plan establishes the location, density, and community character lying
within the Urban Southeast Planning Area of the Northwest Marana Area Plan. The plan
provides for the development of a variety of housing types, commercial uses and
recreatiordopen space areas in conformance with the Northwest Marana Area Plan. The
Las Pilas Specific Plan is a tool used to implement the Northwest Marana Area Plan.
Located south of Grier Road and north of Barnett Road between Sandano Road and
Sanders Road in Marana, Arizona, the project site is approximately three-quarters of a
mile north of the Santa Cruz River in an agricultural area consisting of terraced fields,
access roads, and irrigation canals. The residential development described in this plan
maximizes any existing site amenes, and will compliment with anticipated future
surrounding uses.
-4 11 LZI I Will -WO -1110 R XF
III JLZ t
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InToRIM15111 I i' 0 111 1 11 F 01 -W
correspondence with Town, County, and State agencies and officials, as well as
topographic and hydrological analyses.
+ Las Pilas
Lle;ad tar =biDeerin? Specific Plan
1-3
Introduction
C. Location
The Las Pilas Specific Plan lies within the Urban Southeast Planning Area of the
Northwest Marana Area Plan. The eastern boundary of the site is approximately % mile
west of Sandario Road. Its northern boundary is located adjacent to and south of West
Grier Road. The western boundary of the site is located approximately % mile east of
Sanders Road and adjacent to a proposed development named Villages at Barnett
currently undergoing plan approval. A portion of the project site extends south to Barnett
Road as shown on Exhibit 2: Aerial Photograph.
The property lies within the north half of Section 28, Township 11 S, Range 11 E. This
location is an approximately three-quarters of a mile north of the Santa Cruz River in an
agricultural area consisting of terraced fields, access roads, and irrigation canals. It is
approximately one-half mile southwest of the Sandario/Interstate 10 interchange and
approximately three and one half miles south of the Pima/Pinal County line. (See Exhibit
3: Location and Vicinity Map)
i ne a
Section 9-461.08. State law allows ti�e preparation of specific plans based upon the
municipality's General Plan, as may be required for the systematic execution of the
general plan.
The Town of Marana Ordinance 87.22 provides the uniform procedures and criteria•
ihe preparation, review, adoption and implementation of specc plans in Marana.
III SM Iffielf 14114 0 4
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+ Las Pilas
LeWtar to?ineprin? Specific Plan
ii •Ued flaunq•5munad [n
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Introduction
Exhibit 2
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1-1
Grier Road .
PR y>
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Barnett Road
0lloar,�
LAS PILAS
EXHIBIT: Aerial Photograph
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approxirnately 107.6
Road
k
Legend
Date of Photo: 2005
Source: Pinna County Land Information Systerns, 2007 &Town ofMarana GIS Dept.
Las Pilas
leddWr En?ineerin? specific Plan
1-5
-- Project Boundary
N
0 1200' 2400'
I h
Exhibit 3
PROJECT SITE
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Introduction
LAS PILAS Legend
EXHIBIT: Location and Vicinity Map —.--- Project Boundary
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
N
A . 0 1500' 3000'
Source: Pima County Land Information Systems, 2007 & Town of Manana GIS Dept. J� I ?M1
Las Pilas
Leaditar logineerin? specific Plan
CW IMM.%''%array• WKW IVWN
IN.
Introduction
E. Legal Description
A copy of the 2004 Pima County Assessor Property Inquiry for each of the five parcels
that comprise the project site is included in Appendix A. The parcels are described by
the following Legal Description.
Parcel 1
The west half of the northwest quarter of the northeast quarter of Section 28,
Township 11 South, Range 11 East, of the Gila and Salt River Base and meridian,
Pima County, Arizona- Except the north 30 feet thereof Grier Road, as now
established. Further Except all mineral, ores and metals of every kind and character,
and all coal, asphaltum, oil, gases, fertilizers, fossils and other like substances,
reserved in Patent from the state of Arizona in Deed Book 74, page 52.
F; =r. I PA
The northwest quarter of the northeast quarter of Section 28, Township 11 South,
range 11 east of the Gila and Salt River Base and Meridian, Pima County, Arizona.
Parcel 3
lim M -EN W a 11740 F=6 AW711".57r; =.WTI
i He East one-nan , 1 3 1
Township 11 South, Range I I East, of the Gila and Salt River Base and Meridian,
Pima County, Arizona.
Except the north 30 feet thereof for Grier Road, as now established.
A 15 foot excess irrigation water easement over the south 15 feet of the North 45
feet of the west half of the northwest quarter of the northeast quarter of said Section
28.
+ Las Pilas
Leib far'(fl 4'eeri'6? Specific Plan
IM
SECTION 11
DEVELOPMENT CAPABILITY
INVENTORY
- 1 ANALYSIS
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the Las
Pilas Specific Plan is to present the opportunities, constraints, and 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) of the Town of Marana Land
Development Code.
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LITALZI a IZ17-4 I 1W I I I I I fl I [zle a (or; I ry 14] 11 If
1. Existing Land Uses and Zoning
2. Topography and Slope Analysis
3. Hydrology and Water Resources
4. Vegetation and Wildlife Habitat
5. Geology and Soils
6. Paleontological and Guttural (Archaeological and Historical) Resources
7. Viewsheds
8. McHarg Composite Map
9. Existing Structures, Roads, and other Development; and
10. Existing Infrastructure and Public Services.
B. Environmental Overview
According to Liesch Southwest Inc.'s Phase I Environmental Site
Assessments (ESA), the project area is located on 88.2 and 19.9 acres of
land currently and historically used for agricultural purposes. Presently, the
majority of the site is planted with alfalfa with the remaining fields being
plowed with no vegetation. The project site has been highly disturbed for
many years by farming activities and contains little vegetation. There are
signs of native vegetation along the perimeter of the area.
[0111111016101
ILI
ME
Las Pilas
WaNdrIn?inferip? Specific Plan
IBJ
I - - 6 0 if - I . 4 . I
These native trees are reserved by the Marana Land Development Code (17-
2-5)and a Native Plat Permit application must be submitted to and approved
by, the Planning Department, as required by Sections 17.02.05 and 17.02.06
of the Land Development Code. There are also numerous species of
herbaceous plants located along access roads and irrigation ditches. The
majority of the vegetation is non-native, consisting of prior of year or adjacent
field crops (com, wheat, rye, sorghum). These herbaceous plants are not
native and not protected.
The property consists of Terrain is flat with elevation ranging from 1,975 to
1,985 feet above sea level (See Exhibit 4: Aerial Plan).
f
The project area is located within the Arizona 1 'pland Subdivision of the
Sonoran Desertscrub biome as classified by Brown (1994). The Sonoran
Desert is divided into several subdivisions based upon characteristic
vegetation and topography.
Las Pilas
Led6tar to?ioeerio? Specific P11-
11-2
Development Capability Report
Exhibit 4
Grier Road
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LAS PILAS
EXHIBIT: Aerial Plan
Project Site Location: Section 28 of Township 11 South, Range it East
Elevation Above Sea Level: 1,975'to 1,985'
Acreage: Approximately 107.6
Legend
----- project Boundary
Date of Photo: 2005
Source: Pirna County Land Information Systems, 2007 &Town of Marana 61S Dept.
Las Pilas
LeWtar lagioeerip4 specific Pian
Gni frg�amg• Imd F9auag •Shu�M1.vol Eigaieaiop
11-3
0 700' 1400'
I
Development Capability Report
C. Site Analysis
1. Surrounding Developments
A number of developments are either proposed, under development, or in
review within the greater planning area surrounding Las Pilas. Properties
directly adjacent to his project are listed below. There is an illustration of the
adjacent and other nearby developments listed on the Development Context
Map. (See Exhibit 5: Development Context Map)
South
Payson Farms —located directly south of the project site is a 106 -acre
367 lot residential development approved by the town.
Rancho Marana —154 -acres located southeast of the project site is
residential development is currently under development by Meritage
Homes.
East
Ong Property — The Ong Property located east and south of i Q
• a rezoning approval in the latter part of 2001 from Zone A to
6 (residential) for an anticipated residential of approximately 175 lots. •
•
There are no developments directly to i of this project;
however, it is expected that the property owned by Desert Heritage will
be undergoing a mixed use t
ype development at some point in the
future.
West
The Villages at Barnett — A 70 -acre site located directly adjacent to the
western boundary of Las Pilas is currently under review by the Town of
Marana for development of single family residential lots
Las Pilas
Specific Plan
11-4
Development Capability Report
Exhibit 5
LAS PILAS
EXHIBIT: Development Context
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Prospect Developments
Fianchetto Farms
Vanderbilt Farms
Rancho Marana
Gladden Farms
Payson Farms
Barnett Farms
Farm Field V
Legend
Project Site
Prospect Developments
Source: Pima County Land Information Systems, 2007 & Town of Marana GIs Dept.
Las Pilas
LeddStdr [fl?igeerifl4 specific Plan
11-5
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LAS PILAS
EXHIBIT: Development Context
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Prospect Developments
Fianchetto Farms
Vanderbilt Farms
Rancho Marana
Gladden Farms
Payson Farms
Barnett Farms
Farm Field V
Legend
Project Site
Prospect Developments
Source: Pima County Land Information Systems, 2007 & Town of Marana GIs Dept.
Las Pilas
LeddStdr [fl?igeerifl4 specific Plan
11-5
v
0 1,4001 2,8001
I
Development Capability Report
a. Existing Land Uses On -Site
The project area is located on lands currently and historically used
for agricultural purposes. Presently, the northeast and northwest
fields are planted With alfalfa, while the southwest field is plowed
and barren of vegetation. The land has been highly disturbed and
contains little vegetation. There are a few cottonwood, pato verde,
and mesquite trees located in the perimeter of the parcel. There are
also numerous species of herbaceous plants located along access
roads and irrigation ditches. The project area site has the land use
of Medium Density Residential (MDR) and Town Center as defined
on the Future Development Plan within the Land Use Element of
the Marana General Plan. The property allows for single family
detached homes on moderate size lots and multi -family housing
that conforms to prescribed maximum density range of 8.0 units per
acre. (See Exhibit 6- Existing Land Uses)
c. Existing Land Uses and Zoning within % Mile of the Site.
Within % mile of this project there exists single family residences as
well as undeveloped Zone A, single-family residential (R-6), Specific
Plan (F), and Residential and Commercial Villages (VC)_ Other uses
include agricultural and irrigation. Table 2 will further explain the details
of these Land Uses and Zoning within % mile of the site.
Las Pilas
LeWtar ln?ineerin? Specific Plan
M.
Development Capability Report
Exhibit 6
LAS PILAS
EXHIBIT: Existing Land Uses
Project Site Location: Section 28 ofTo»nship 11 South, Range 11 East
Acreage: Approximately 107.6
Laird Use: Vacant/Agricultural
N
0 B00' 1600,
Legend
— Project Boundary I
Date of Photo: 2005
Source: Pima County Land Information Systems, 2007 &TOW11 of rtarana GIS Dept.
Las Pilas
leabtar ln?ineeria4 specific Plan
11-7
Development Capability Report
Exhibit 7
LAS PILAS N 0 1200' 2400
EXHIBIT: Existing Zoning
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
L_ e Project Boundary ,ate Small Lot Zone R -.b Single Family
Residential Residential
0 Parcel Boundaries Specific Plans vc Village Commercial ® Neighborhood
R-144 Single Family Hi h Industrial Commercial
Residential g
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
ledbur b?ineerin?
(A En g• M Pbug• sftom Eogme N
Las Pilas
Specific Plan
M.
Development Capability Report
Tahla I FA-4ttinn Land Uses and Zonina within % Mile of the Ske
North
Land Use: Single Family Residential (south of Grier Road) and
Agricultural (North of Grier Road)
Zone A: Small Lot Zone - Cotton field, Barnet Residence, single-
family detached homes
West
Land Use: Agricultural
R-6 Zone: (Single Family Residential): Villages at Barnett
East
Land Use: Single and Multi Family Residential, Mobile Home Park
and Agricultural.
Zone A: (Small Lot Zone): Mobile Home Park along with 6-8 single
family lots fronting onto Grier Road and extending to
Sandario Road) Marana Health Center and Don Frew
Apartments
Zone F: (Specific Plan).- Marana Gardens (Approximately 10
acres of land south of the existing residences and north of
the mobile home park and fronting onto Sandario Road.
Rancho Marana. Property to the north has land use
designations of Residential) Commercial Villages, allows
for medium density residential development. The
maximum density permitted is 4.0 units per acre.
Zone R-6: (Single Family Residential): Ong Property and Desert
Heritage Limited Partnership (Total of 44 acres)
South
Land Use: Single Family Residential and Agricultural
Zone F: (Specific Plan) - Rancho Marana West (SE of Las Pilas)
R-6: Payson Farms
NW—Northwest, NE—Northeast, St—boutneast
Las Pilas
Specific Plan
IE
Development Capability Report
d. Existing Land Use within % Mile of the Site. (See Existing Land
Uses Off-site Exhibit 8)
The site is primarily surrounded by agricultural land. The Land north
of West Grier consists of agricultural fields owned by the Ong
family. A mix of housing types (site -built single family,
manufactured single-family, apartments) is present along portions
of the northern border. The Barnett Farm currently occupies the
entire western adjacent lands. The southern boundary of the project
site steps northward from West Barnett Rd. almost to the
easternmost nine -acre portion of the project site. Existing land
within % mile of the southern boundary consists of agricultural
fields, a couple of single-family homes, and mobile homes. Property
east of the project site consists of detached single-family housing
and manufactured housing.
Table 3 Development Context
(Perimeter Developments)
See Exhibit 5: Development Context
anouMWIlazza
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Las Pilas
Specific Plan
115LI
W. Grier Rd., Ong farm property, single-family detached
housing units (site built), manufactured housing units,
North
farm equipment storage yard.
W. Barnett Rd., Payson Farms (south), Rancho Marana
South
(southeast), two single family housing units, agriculture
land
N. Sandario Rd., single-family detached housing units,
manufactured housing units and Valley of the Sun
East
Mobile Home Park, and, El Memorial de Don Frew
Apartments and Marana Health Center
West
N. Sanders Rd. Barnett Farm agricultural property.
anouMWIlazza
aw"ME
Las Pilas
Specific Plan
115LI
Development Capability Report
Exhibit 8
LAS PILAS
EXHIBIT: Existing Land Use Off -Site
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
DEVELOPMENT
LAND USE
ZONING
Susan Ong's Property
Vacant
R-6
Villages at Barnett
SFR
R-6
Payson Farms
SFR
R-6
Rancho Manana
SFR
F
Farm Field V
SFR
F
Vanderbuilt Farms
SFR
F
Single Family Residentials
SFR
A
Mobile Park Home
MFR
A
Undeveloped Lands
AGR/Vacant
A
Legend
�••-• Project Boundary
--- 1/4 Mile Radius
AGR Agricultural
SFR Single Family Residential
MFR Multi -Family Residential
R-6 Single Family Residential
SFR Single Family Residential
A Small Lot
Date of Photo: 2005
Source: Pima County Land Information Systems, 2007 & Town of Manana GIS Dept.
leWtar ingineerin4
W fugnmv-W ftwo-Sfttdfn9 9
Las Pilas
Plan
N
0 1500' 3000'
r""I
Development Capability Report
e. Pending Rezonings within % Mile.
There are no pending re -zonings within % mile of the subject
property.
f. Conditional Rezonings.
There are conditional re -zonings within % mile of the subject
property. These conditional re -zonings are Payson Farms, Villages
at Barnett, Marana Place, Susan Ong's Property, and Barrios de
Marana.
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The property is located at an elevation that ranges from approximately
1,980 feet (on the east) to 1,975 feet (on the west). The regional
topographic gradient trends move from the east to the west-southwest.
a. Topographic Characteristics:
• topography at I -foot contour intervals is shown on Exhibit
• Topography.
Las Pilas
Specific Plan
11-12
Development Capability Report
Exhibit 9
LAS PILAS
EXHIBIT: Topography
Project Site Location: Section 28 of Twwnship 11 South, Range 11 East
Acreage: Approximately 147.6
Legend
Project Site
.-19$0 Elevation
4 400' 800'
Source: Pima County Land Information Systems, 2007 &ALTA Survey, 2003 I
Las Pilas
leadStar [o?igeeria? specific Plan
1w 10. q. Id %.*. st.Ml fivM g
11-13
Development Capability Report
[OINIMN - 0 1 - . 0
01004MAN
I
pjygmj�iffwmfilm�#, tMrm-
There are no other significant topographic features such as ridges
or peaks affecting the site.
20,a #'
Las Pilas
LeWtaf lnineeflnSpecific Plan
Q4 E*Whv . tw &Mtv- smud figOM4
RM
Development Capability Report
• 1
7
Las Pilas
LeadStdr [o�jffeeria? Specific Pian
11-1
x-T%M7M
TUCSON.i i
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FAX r BS4-1152
Development Capability Report
♦ ♦ ♦ `^
1-3261 N. LON ADAMS♦ }
APJZONA 86863
• !
FAX • 882-9026
Removal RProperty from the Santa Cruz River 100-YearFloodplain'
Dear PropertyOwner.
The Federal Ern�gncy, Management Agency TE14A) has issued a Lett�r'of Map Revision
at whl
Shaded
Enclosed is opy 6f the official LOMR letter from FEMA and additional information about
LOMP
,s. Pie= use this important intimation when Contacting your insurance company or your
mortgage
Once yourproperty is deal ted s r : i • • • • :Shaded • i '
• i '='.. company
i t ii: "• i { •ef torequirei
} R: m• i• ■:! You may longeri ':! - • obtain : is }: f • floodInsurancei
paid due to the
. Please see the attached infdxmation and contact your insurance agent
} company • P •a reftd.
costs.Please be still U=* flood insurance as dictated bythqdr own internal
Ir
�111g.s Should this be the case your F1007 Insurance Zone desij;pation would change from an
to a Shaded X Zone. Shaded X Zone has lower premiums, reducing your insurance
If you have an�Testions, please contact the Floodplain Maoa�ement Division at (52, 740-6350.
You may also FEMA f6rflood insurance information at their toll free number, I -SR -427-4661.
X s
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Las Pilas
Lead ur ln4ineerifl4 Specific Plan
G#E ' •Esd Eba�q'Saixrud fn'
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Development Capability Report
Jr i - W 1173MIIIZOI�� J� =MTMIT
off-site hydrologic characteristics and water resources.
N
Under existing conditions this parcel is utilized as a farm field.
Historically, the parcel has not been impacted by oftite flow. Flows in
the area generally flow from east to west with the main flows being
received from culverts conveying flow from the east side of 1-10. Field
investigation of the surrounding area indicates that stormwater
potentially affecting this site from the east will be captured within
Sandario Road where it will flow north into Grier Road and the adjacent
CMID canal system.
The Town in conjunction with ADOT is currently in the process of
designing a culvert system with the capacity to convey the stormwater
from the east side of 1-10 to the west side of the interstate- This
WON"
Hamel[ L
be discharged via dry weRs.
Las Pilas
Specific Plan
MIN
Development Capability Report
Exhibit 12
LAS PILAS
EXHIBIT: Existing Wells
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107,6
Legend
® Project Site
+w CMID Well
moi• Santa Cruz River
Source: Pirna County Land Information Systems, 2007 &azwater.gov
Las Pilas
Specific Plan
11-18
N
0 2,000' 4,'
Development Capability Report
Exhibit 13
LAS PILAS
EXHIBIT: Regional Drainage
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Project Site
Barnett Linear Channel
Water Flow
j Santa Cruz River
V
l r"
Source: Pima County Land Information Systems, 2007&TowncfMamnaDept.
Las Pilas
WdNr ln?ineerin? specific Plan
Ciel En®&M. lad N.*g- sf k'lEregk"
II -19
Development Capability Report
S. Vegetation and Wildlife Habitat
This portion of the Las Pilas Specific Plan includes vegetative communities
and associations, and wildlife habitats identified within the site.
a. Vegetative Communities and Associations on the Site:
-arelww - W 4
L
the �or;oran Desertscrub biome as classed by Brown (1994). Tha
Sonoran Desert is divided into several subdivisions based upon
characteristic vegetation and topography. I
Vegetation Communities, displays the vegetative communities and
associations on the site as follows:
11) Arizona Upland,Subdyision Commungy, Sonoran Desertscrub
biome:
Arizona Uplands is a subdivision of the Sonoran Desert and is
#
grassland.
Vegetation within the Tucson basin is classified as southwestern
Desert Scrub- Desertscrub is characterized by the creosote
bush, which is dominant over lar!-
!- -
edesert salthush; which prevails in periodically flooded valley
bottomlands; and the palo verde, saguaro community, which
occupies the transitional slopes fforn basin to range. It is the
palo verde, saguaro community that typifies the trademark
landscape of southern Arizona. In addition to the yellow palo,
verde, blue palo verde, and saguaro, other prominent plants
within this community include mesquite, teddy bear cholla,
prickly pear, hedgehogs, pincushions, fishhooks, barrel cactus,
ocotillo, bursage, and brittlebush.
Las Pilas
LeWtarin?ineerin? Specific Plan
11-20
Development Capability Report
(2) Xeroriparian Habitat:
Xeroriparian Habitat is typically associated with ephemeral
streams that flow as a result of rainfall. The principal drainage
through the Tucson Basin is the Santa Cruz River, an
ephemeral stream that normally flows only in response to
reservoir releases or significant precipitation events. The
Property is located approximately one mile north of the Santa
Cruz River. There are no other rivers, lakes or other surface
water features in the project area. Therefore, typical species
associated with this habitat type are not present. Further,
because the project area is located on lands currently and
historically used for agricultural purposes, the land has been
highly disturbed and contains little native vegetation.
It-W,rill
kg= xW%xI7A.TAI -, WAITL . 1! 1
of the project site during May 2003. Native trees in the project
area include cottonwood (Populus Fremontii), palo verde
(Cercidiurn Microphyllum), and mesquite (Prosopis Velutina).
These trees are
• • the Town of Marana as Protected
Native Plants (Marana Land Development Code,
Should development require the removal of any Protected
Native Plants, a Native Plant Preservation Plan would be
submitted to the Town • Marana for approval. Herbaceous
plants are numerous, although the majority of the vegetation is
non-native, consisting of prior year and/or adjacent field i•
♦ wheat, rye, sorghum).
(4) General Wildlife:
Wildlife or sign of wildlife observed in the project area included
roadrunner (Geococcyx Califomiamus), white -winged dove
(Zenaida Asiatica), brown -headed cowbird (Molothrus Ater),
sparrow (Amphispiza sp.), fence • (Sceloporus sp.), •
• (Cnemiiii horus • and tarantula hawk wasp
i`• sp.).
Las Pilas
Specific Plan
IFE
Development Capability Report
(5) Sensitive Animals
Sensitive Animals that are potentially occurring in the project
Area are:
Mountain Plover: Mountain plover breeding habitat is known to
include short -grass prairie (vegetation less than 10 cm (4 inch
tall) and shrub -steppe landscapes; dryland, cultivated farms;
and prairie dog towns- Short vegetation, bare ground and a flat
topography are recognized as habitat -defining characteristics at
both breeding and wintering locales. Wintering mountain
plovers generally arrive in Arizona in November, and begin
leaving for breeding areas by mid-March and may make a
nonstop migration to breeding grounds in the Western Great
Plains and Colorado plateau from 1220 to 2140 m (approx.
4,000 to 7,200 ft). No sign of this plover were identified in the
project area. However, the survey done by Tierra Right of Way
might have been conducted after wintering mountain plover
should have moved onto their breeding grounds. Development
is unlikely to affect this species if the land development were to
take place between activities of the mountain plover migrating
up north for breeding areas in mid -march and prior to their
winter migration back in November. No further mitigation
measures are required for this species.
Burrowing Owl: The Burrowing Owl is identified as a sensitive
epecies and is address under the Town of Marana's Habitat
Conservation Plan- The owi is known to occur in and around
agricultural fields in the Town of Marana.
Table 4A:
Sensitive, Threatened and Endangered
CITMTM: -*I' I. 0 ' 0 1 ilk IiM=
otentra
Common Federal State Individuals Habitat
Species Name Status Status Present Present
Birds —1PT I
Charadrius Mountain
montanus Plover Yes
not present during time of survey -'rru -,iiiiante ot concerl
PT - Proposed threatened T - Threatened.
Source: Tierra Right of Way Services, 2003
Las Pilas
JeJtdr (ppifleefio? Specific Plan
11-22
Development Capability Repor3
(6) Vegetative Densities:
On-site vegetation densities are measured using aerial
photographs and verified during field inventories. Vegetation
canopy coverage for shrubs and trees is calculated using aerial
photographs, but perennial grasses and ground covers were not
considered. The entire site consists of low density vegetation.
(Exhibit 14: Vegetation Densities shows vegetation densities.)
Vegetation densities were categorized as follows:
• High Density: 71%-100%
• Medium Density: 40% -70%
• Low Density: 0%-39%
b. Arizona Game and Fish Department, Tucson, Arizona:
A letter from the Phoenix Regional Office of the Arizona State Game
and Fish Department is included in this report (see Exhibit 15). The
Departmenfs Heritage Data Management System has been accessed
and current records show that the special status species have been
documented as occurring in the project area (3 -mile buffer). In addition,
this project occurs within the vicinity of Proposed Critical Habitat for the
cactus ferruginous pygmy -owl (approximately 2 miles northeast).
Las Pilas
Specific Plan
RM
Development Capability Report
Threatened or Endangered Species:
According to the A.G.F.D., the following species may potentially occur
on or within 3 miles of the proposed project:
Table 413:
Potentially Occurring
Threatened or Endan ered Species
Scientific
Common
Status
Name
Name
Athene
Western
Sensitive, Species of
cuniculaia,
Burrowing
Concern
hypugaea
Owl
Chionactis
Tucson
occipitalis.
Shovel-
Sensitive
klauberi
nosed
Snake
Cocchyzus
Western Yello-
Critical, Sensitive,
americanus
billed Cuckoo
Wildlife of Special
occidenitailis
Concern
Glaucidium
Cactus
Species of Concern,
Brasilianum
Ferruginous
Wildlife of Special
cactorium
Pygmy -owl
Concern
Gopherus
Sonoran
Species of Concern,
agassizii
Desert
Wildlife of Special
Tortoise
Concern
Sigmodon
Yellow-
Species of Concern
ochrognathus
nosed
Cotton Rat
Source: Arizona State Game and Fish Department Online Inquiry,
November 15, 2007
Las Pilas
Specific Plan
11-24
Development Capability Report
Exhibit 14
--------- --------
---- ----------- -- --------
-------------------- ---------
-----------------
........... .............................
............... .................. .. —.-
-------------------
............... . . . . . . . . . . . . .
................ .............................
------------------ -------- ------
------------- ...... .........................
............................................................
-- ................ -- ---- ... ..................
------------------ ---------------------------
............ ........ -.- ...... -. ......
...........................................................
----------------------------------------
---------- ....... -------- .......
................ - ................................
------------------------------------------ - - ------------
------------ ---------- ------------------- ----------------
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
............................... I .....
-- ---------
---------- ----------------------------- - - - - ,
................. -- --- -- ............. -------
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
------------------------------- ---- ------- ---- -----
..................
........................
-------------------- ---------
--------------
..........
.................
-------------------
................
.............................
---------- - ...............
----------------- --- ....
............ ... - .......
.....................
--------------------------
................
................. ........
..................
..................
....................
-------------------------- -
.......... -- ---------------
.....................
LAS PILAS
EXHIBIT: Vegetation Densities
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
r77777771
— I Low Density Vegetation High Density Vegetation
LLLLJ
Source: Pirna County Land Information SystEm-ns,2007 &Town of Marai-ia GIS Dept
Las Pillas
Specific Plan
11-25
0' 120-1 AM
1 101 1
r9TROTE5111
trm
iRT -Jijig�MKJIT 1 =
f 1-T-0- �'- _71
November and March. If land clearing will take place between April and
October, no recommendation is made.
A715TUR5917M F -
the Arizona Game and Fish Department.
usuan. mar mium
Tf
area.
•
Specific Plan
M&U.
Development Capability Report
R
THE STATE OF ARIZONA JGANET"N ' "POCRUIAND
COM SSIONERS
CHAIRMAN, MICHAEL M, GOLIGHITLY, FLAGSTAFF
W ISH DEPARTMENir
GAME AND F VALLtAm K MCLEAN. G= CANYON
HEFRawtomTUCSON
2221 WEST GREENWAY ROAD !E'�IBFER L. MARTIN, PHOENIX
7 PHOENIX, AZ 85023-4399 room R. WOODHOUSE, ROLL
DIRECTOR
,i iii 942-3000 0 AZGFD.GCYV DUANE L. SHROUFE
DEPUTY DIRECTOR
STEVE K. FERRELL
July 25, 2007
Ms. Monica Neira
Leadstar Engineering LLC
1010 N. Finance Center Dr.
Suite 200
Tucson, Arizona 85710
Re: Sandario Development
The Arizona Game and Fish Department (Department) has reviewed your letter, dated May 11,
2007, regarding the proposed development for 107.6 acres, located west of Sandario Road and
east of Sander Road in Marana, Arizona. Per your request, a list of special status species within
the project area is provided as an attachment to replace the 2003 list. This information provided
is now generated utilizing an interactive Environmental Review on-line tool (Tool). The Tool is
an interactive web -based application that provides our customer's the opportunity to submit land
and water projects on-line by following a few simple steps (refer to the Tool application
homepage for instructions and help pages) hltg:ffwww.az&fd.&gvfhgisf. In addition, the receipt
provides general project recommendations for your consideration.
During the planning stages of your project, please consider the local or regional needs of wildlife
in regards to movement, connectivity, and access to habitat needs. Loss of this permeability
prevents wildlife from accessing resources, finding mates, reduces gene flow, prevents wildlife
from re -colonizing areas where local extirpations may have occurred, and ultimately prevents
wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of
prey numbers, and resistance to invasive species.
The Department offers no further comments until additional project information becomes
available. If you have any questions regarding this letter, please contact me @ 602-789-3593.
Sincerely,
Kelly Wolff
Project Evaluation Specialist
cc: Joan Scott, Habitat Program Manager, Region V
Las Pilas
[eddStdf [n?ifieerinV Specific Plan
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
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Development Capability Report
associations within the site.
njm"#'##
The following informatiort is based on a geotechnical report prepared
by GRC Consultants, Inc. on December 31, 2002.
Based on a review of Surficial Geologic Maps of the Tucson
Metropolitan Area — Marana Quadrangle, Arizona Geological Survey
Open -File Report 88-18 (Mary Anne McKittrick, 1988). the site lies on
alluvial deposits of the youngest and lowest of the Santa Cruz River
ierraces that are mapped in the area. The river terrace would be
expected to contain fine-grained floodplain soils.
lei 4 4 0 0
of
s a sandy sat deposds were gen�erma u
genera
sand to depth of the exploration.
Las Pilas
LeddStdf ("ifleerifl? Specific Plan
MM
Development Capability Report
Mill
property compacted fill.
This portion of the Las Pilas Specific Plan identifies paleontological and
cultural resources within the site. Such resources comprise both cultural
artifacts and non -cultural remains (paleontological evidence) and include
archaeological and historical components.
Tierra Right of Way Services conducted a Class Ill Cultural Resources
Survey of the Las Pilas Specific Plan area in May of 2003 under a project
named Marana Gardens. Plowing of the land, coupled with terracing, has left
much
• the topsoil disturbed. However, in those areas between the
agricultural fields and along the access roads and canals, it appears that
intact soils remain. Copies of an archeological survey have been submitted to
the Town of Marana.
/TI Las Pilas
[66tar'[Hgifleerifl? Specific Plan
MI
Development Capability Report
=MM
UMMAUM
U- Cultutial resources survey of 120 wm within Township 11 South, Range 1I East, Section 28
(G&SM&", Manana, AZ (1967) 7.5' USGS Quaidtvn&.
ililis ma
moseslimnes
2003 A C4m JU CW4wd Rawas Smq of 120.4ots Saab cfaiaAad is A6waK piou C"*
A rimmi 71m AfWW" GWd" JT SWW Tiu= Archaeological Report NO=3-34.
.T W �.OWWAIM;., MA , W"AIII,
Please feel free to contact sm if you have any additional questions.
E=
; a-mQ=IIm=
Randya K. Farriak, Prealdent & arokgr
1675 goal River Read, Suite 201 0 TuC30". AZ
a 5719 - 1820) 319.210$ ($20)
44,14 A04U14111an & 001406tIOA A65totance OAranittaii,41cot S*rVjQ#A ,qftvjp,,fkMqftOj 323-2326
Planning 80F.1aff. 0 Padorel, $%Vtt A at 400 So , & amoints
" ""AD MOPPIP9 ENIAte A Altser Monas,%ment
Las Pilas
Specific Plan
MBM
Development Capability Report
-411111 M
THE UNI OF
krizona State Nfilacent AiuzoNA. P-0. Box 210026
Tucson. AZ 81721-0026TUCSON AmzONATel: (520) 621-6302
Archaeological Records Search Fax: (520) 621-2976
Letter Request Received: 7/1612007 Records Check Completed: 7118/2007
Requester Name and Title: Monica Wire, Intem Planrw
Company: Leadstar Engineering, LLC
Address: 1010 N. Finance Center Dr., Ste. 200
City, State, Zip Code: Tucson 86710
Phone/Faxior E-mail: 571-1951
Project Name and/or Number Project Description
Las Piles Specilic Plan Single-family residential & commercial development -107.6
MIMPT11
Legal Description: N%, 828, T1 IS, R11E, G&SR13&M, Mama, Pima County, Arizona.
=-11 - rZf R'igarz. =,I. Koi'
MTTVIEMT=�V- =7m-'WMMM���
771 ca"'NA, .11
qTi 1;i 11M, FIF Atoll
IT, WIUVIP7M'W
1111��-Nn -T- IF-7*0-71-151
a
If you have any questions regarding this letter, please contact me at the lefteftad address or at
the phone number or E-mail address- as follows.
Sincerely,
Nart;t4tarson
Assistant Permits Administrator
(620) 621-2096 Phone and Fax
44,
.8119Medu D(Ik4- "'.
Las Pilas
Specific Plan
MR1.1
Development Capability Report
-11411lig it-cimielt7iRzalli iEMrz7lroT*T-.I i
'Emr
IMN
expenen
tevelopment.
Las Pilas
Specific Plan
lim
Development Capability Report
Project Site Location: Section 28 of Township 11 South, Range 11 East ,,&, — —
Acreage: Approximately 107.6
Legend
Areas of High VisibilitY
Source: Piran County Land information Systems, 2007 &Town ofmarana GIS Dept.
Las Pilas
LeAtar ln?ineerin? Specific Plan
91-38
Development Capability Report
c. McHarg Composite Map (See exhibit 19)
Information regarding topography, vegetation, wildlife, and views has
been combined to form the McHarg Composite Map found within this
section.
Exhibit 19
LAS PILAS
EXHIBIT: Mcharg Composite Map
Project Site Location: Section 28 of Township 11 South, Range 11 EastI
0 1200' 2400'
n
Acreage: Approximately 107.6
Legend
Lmy density Vegetation l" High Density vegetation
�i� Project Boundary
Areas of High Density visibility
--1980—Elevation
«. Onsite drainage ®
f MediDensis Visibility
Areas oum y
This Project is a Fann
Field and topography This is not affected
by offsite storTwwater
is modified each time
Project is planted. flows and onsite
stornlnater remains
onsite in thefannfield
*No Signs of Mountain Pio,,.,er or.Any OtherWiidlife
Source: Pirna County Land Information Systems, 2007 &Tann of Marana GIS Dept,
Ilse
TrROAD
LAS PILAS
EXHIBIT: Mcharg Composite Map
Project Site Location: Section 28 of Township 11 South, Range 11 EastI
0 1200' 2400'
n
Acreage: Approximately 107.6
Legend
Lmy density Vegetation l" High Density vegetation
�i� Project Boundary
Areas of High Density visibility
--1980—Elevation
«. Onsite drainage ®
f MediDensis Visibility
Areas oum y
This Project is a Fann
Field and topography This is not affected
by offsite storTwwater
is modified each time
Project is planted. flows and onsite
stornlnater remains
onsite in thefannfield
*No Signs of Mountain Pio,,.,er or.Any OtherWiidlife
Source: Pirna County Land Information Systems, 2007 &Tann of Marana GIS Dept,
Las Pilas
LeadStar [ogineefioq Specific Plan
Cry Eayaairip • lad Plwmin9 • Shucpsd Fn99
11-39
Development Capability Report
Exhibit 20
LAS PILAS Legend
EXHIBIT: View Across the Site —•—•— Project Boundary
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
N
0 700' 1400'
Photo Date: 2005 I
Source: Pima County Land Information Systems, 2007 & Town of Manana GIS Dept.
Led6tar Lo�i�eeriag
00 Erppmq-W Plonr4-ska.1 ft—g
Las Pilas
Specific Plan
11-40
Development Capability Report
Site Photos (see Exhibit 20 for key)
Photo 1: Looking south onto and across the site from the mid -northern site
border along Grier Road towards the Tucson Mountain Range.
tPi
Photo 2: Looking west across main section of the project site from the
northwest corner of the Valley of the Sun Mobile Home Park site
towards the Silverbell Mountains.
Las Pilas
lead ur ingineeriny Specific Plan
04 E4rce g—Lad Phrinq. st.W bpwig
II -41
Development Capability Report
Photo 3: Looking north along the western project border towards West Grier
Road. from West Barnett Rd.
Photo 4: Looking northeast from the southwest corner of the project site
along West Barnett Road. towards the Tortolita Mountains.
Las Pilas
LeWtar Logineerillg specific Plan
CW Enoftig • Lr d ft*g • sft d ed Eogi—g
11-42
Development Capability Report
Photo 5: Looking northwest from the far southeastern corner across the
project site towards Picaccho Mountains.
Photo 6: Looking east-northeast across the easternmost nine acres towards
North Sandario Road. and the Tortolita Mountains.
Las Pilas
LeadStar to?ioeerio4 Specific Plan
11-43
Development Capability Report
Photo 7: Looking south along the western property line from West Grier Road.
i
Las Pilas
ledbtar lngineering specific Plan
CA Fmpwe g•1WP dq-suft.1 Ni,airg
11-44
Development Capability Report
9. Existing Structures, Roads, and Other Development
This section of the Development Capability Report identifies existing
structures within the site, adjacent lots and structures within 150 feet of
the plan boundary, existing land uses within the site, surrounding property
within % mile radius (existing zoning and existing land uses), traffic
circulation or existing road system network serving the area and the
project site, and other development within the project area.
a. Existing Structures Within the Site:
One structure is located on parcel 217-40-0130. As noted during a site
visit, the structure is a mobile home. Conversations with the owner of the
land revealed that the structure is currently occupying the site on a month
to month lease basis and will be removed before development.
b. Adjacent Development Architectural Styles
Homes in the immediate area contain a mixture of architectural styles.
Homes include: site -built homes with a southwestern architectural
theme,
c. Inventory of Adjacent Structures within 150 feet of the Plan Boundary:
Las Pilas
Specific Plan
11-45
Development • •Report
Table SA:
Inventory of Existing Structures
Within 150 Feet of the Plan Boundary
Approximate
Existing
Architectural
Building Height
Approximate
Location
Land Use
Style
Stone }r
Age of Structure
Easternmost
Residential
Site built
1
A variety of
border -east of
Single Family
Detached homes
differing structure
Sandario Rd.
Homes
(southwest style)
ages are present
& manufactured
homes
East & south
Valley of the Sun
Mobile home
1
A mix of model
border -west of
Mobile Home
years are present
Sandario Rd.
Park
East & south
Residential-
Site built
1
Unable to
border -North of
Single Family
Detached Homes
Determine
Barnett Rd.
Homes /
(Ranch/
Agricultural
Southwestern
style)
East & south
Farm equipment
Manufactured &
1 & 2
Unable to
border -north of
storage facilities
site built ranch
Determine
Barnett Rd.
style
Southeastern
Residential-
Site built
1
Unable to
most border
Single Family
detached home
Determine
Home /
(Ranch/
Agricultural
Southwestern
style)
Northeast Area
Residential
Site built
1 & 2
A variety of
of project site-
Single -Family
detached homes
differing structure
south of Grier
Homes /
(southwest style)
ages are present
Rd.
Multifamily
t manufactured
Apartments
homes f site built
apartments
Northwest Area
Residential
Site built
1
A variety of
of project site-
single-family
detached homes
differing structure
south of Grier
homes / Farm
(southwestern
ages are present
Rd.
machinery
style) /
storage yard/
manufactured
Cortaro Water
homes
Users Office
Source: Site Inventory, Thursday March 1, 2007
Las Pilas
Specific Plan
no
Development Capability Report
d. Traffic Circulation and Road System:
This section identifies traffic circulation and existing road system
currently servicing the site.
The Northwest Marana Transportation Benefit Area
The Town of Marana authorizes single-family residences to contribute
to the Northwest Marana Transportation Benefit Area, listed under the
Marana Ordinance Nos. 2005.12 and 2006-12. The Northwest Marana
Transportation Benefit Area is a Development Impact Fee Study of the
Northwest Marana Roadways that determines fair share roadway
development impact fees. It is used as the equivalent demand unit to
provide for future roadway improvements costs.
land use. The proposed development is included to identify the
proposed access to the project and current and proposed roadways
serving the project. The graphic shows that Barnett Road will be
_i# pill ig 111W46 ik"'Ir I.
F1 QW1111k] Big - I i -m-,
(2) Existing Access and Right -of -Way
Las Pilas
Ledtar lngineeriflq Specific Plan
11-47
Development Capability Report
paved two lane facilities, and have rural cross sections. The roads are
generally paved. The condition of the pavement is "good," meaning
that there are no apparent structural failures and the pavement is
relatively smooth, free of major defects, and drivable. Pavement
markings and traffic control devices appear to conform to the Manual
on Uniform Traffic Control Devices, and are in a "good" state of
maintenance.
Las Pilas
Specific Plan
11-48
i
Triw Wr u Rei
This Prajec(
Development Capability Report
Exhibit 21
Nadwest Marana
Area Plan
Transportation SAY Network
VANDERFLT i ARMS mm
3 GLADO rARIgS
a ,RANCHO MARAM Yom.
NIN ka P�nRoa s
hat C3 5 ra6an
'��� F'xcans;ucb't
1
45 1416
b4 'i
rA
Las Pilas
[eWtar [n?ineerin? specific Plan
Cm7 Erng • Imd %on�g • Shxhml Engrsamg
II -49
Development Capability Report
Exhibit 22
ryl,
F
--
- `ro
LAS PILAS N
Exhibit: Existing and Proposed Roadways 4 2400' 4600'
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Residential (8000 SF min) Common Area "A" Commercial
Residential (6000 SF min) =Common Area "B" — — Future Tangerine
Residential (3600 SF min) _ Multi -Residential Farms (250' RjW)
Exterior Streets — — Connections To Temporary Access
Interior Streets Adjacent Parcels Project Boundary
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
Following is a description and ground photograph of each local roadway.
Las Pilas
LeddStdr Ln?ineerin4 Specific Plan
fid Eogneeng• lmd P6miaig'SM1ixhvd Fngineamg
11-50
Development Capability Report
Sandario Road is a north -south oriented roadway that exists along the
east side of the site. It is classified as a collector roadway on the
Northwest Area Plan Transportation Network. It is a two-lane paved
roadway that extends from Moore Road on the south to Marana Road on
the north providing access to 1-10 through the Marana traffic interchange.
The roadway has one 11 -foot travel lane in each direction and graded
shoulders. Sandario Road currently serves as a primary access route
through Northwest Marana, but it will become more of a secondary route
when Tangerine Farms Road is extended through the area.
Specific Plan
11-51
Development Capability Report
Looking North along Sandario Road from Grier Road
Looking North along Sandario Road from Grier Road (during construction)
Grier Road
Grier Road is an east -west oriented road that is classified as a collector
roadway. It is a two-lane, paved roadway with 11 -foot travel lanes in each
direction and three to five-foot graded shoulders.
Las Pilas
leadStar logioeerinq Specific Plan
(id En®�deg •led Phrm�n0•Smxlwol f^girrenn9
11-52
Development Capability Report
Looking west along Grier Road near Sandario Road
Las Pilas
led6tar [agiaeerio4 specific Plan
Ciel Eiµveea'rg• Imd P�mng•Shuxhwl Engaceemg
11-53
Development Capability Report
Barnett Road
Barnett Road is a two-lane paved road with 11 -foot travel lanes and
drainage channels along each side. This roadway extends along the south
side of the project site but is planned for abandonment and will not serve
the site.
Looking west along Barnett Road from Sandario Road
Looking west along Barnett Road from Sanders Road
Las Pilas
LeadStar In4ineerin4 Specific Plan
CW En wng-Wd%o,ft- 5h.W Engnec%
11-54
Development Capability Report
Tangerine Farms Loop Road
Tangerine Farms Loop Road is constructed south of the project through
Rancho Marana with ongoing construction underway further south to
Interstate 10. Las Pilas project will dedicate a portion of right-of-way along
the project's frontage; however, right of way has not been dedicated
between Rancho Marana and our southern boundary or north of Grier
Road. Tangerine Farms Loop Road once constructed will become one of
the main arterial roadways within Marana connecting the Tangerine Farms
Interchange with the Marana Road Interchange.
Sanders Road
Sanders Road is a two-lane paved roadway with 12 foot travel lanes and
three to five-foot gravel shoulders with drainage on each side. The posted
speed limit is 45 miles per hour. Sanders Road is classified as an arterial
road and extends from Hardin Road on the north to Avra Valley Road on
the south with a bridge across the Santa Cruz River. It is planned as a
primary north -south route through Northwest Marana.
Looking north along Sanders Road, towards intersection with Grier Road
Table 513: Roadway Inventory provides a physical inventory of the arterial
and collector roadways within one mile of the project.
Las Pilas
LeWtar ingineering Specific Plan
Cmi Eigreang' lad PMnieg •Shutlud E�giaaing
11-55
Development Capability Report
Location
Clam
Min
RIW
No.
Wmicled
ftveffmd
Speed
WKM
RNO.
Canes
Roadway
Width
Limit
Sandano
Road
Roaore
Collector
60'
90
2
No
24'
35
Marana
Road
Grier
Road
(Rad Sanders
Collector
60'
90
2
No
24'
35
Sandario
Road
Barnett
Road
ers
(Sad
Local
60'
60
2
No
24'
35
dand
West
Frontage)
Sanders
Road
dre
(Moo
Arterial
60'
250
2
No
24'
45
Marana
Road
Marana
Road
{Sanders
Arterial
60'
250
2
No
24'
45
Rad - I-
10
Moore
Road
(Sanders
Arterial
60'
250
2
No
24'
35
Rad- I-
10
Tangerine
Farms
Coop
Arterial
250'
250
4
Yes
24' each
45
(140-
direction
Barnett
Rad
All roadways are owned and maintained by the Town of Marana
_.
IOw"MM�
Las Pilas
Specific Plan
m
Development Capability Report
(3) Intersections
M
roactways surrounaing me PrOJeGL stanuarms
the Northwest Marana Area include sidewalks and paved, multi -use
lanes on the arterial and major collector roadways. Local streets
serving residential developments with densities higher an one
home per acre also require curbs and sidewalks on both sides. The
cross-section for Tangerine Farrns Loop Road requires both
pedestrian and bike routes.
The project is in the Marana Service area of Pima Courdys Rural
Transit System which will service the site along Sanders Road and
Sandario Road. Within the town of Marana and the surrounding
communities, the service operates as a fixed -route community
circulator. The fare is currently 75# to $1.00 per ride, and the service
is provided four times per day in each direction. Route deviations are
available on a next -day reservation basis to serve elderly persons
and persons with disabilities.
•ispilsil I I I T I,! I 1 10 1 � 1 7 � III � I 111
i: Ul U AL 111
provided in Table 5CCurrent Roadway Performance. The daily
traffic vilymes :II leeN inre?sef ity 2* ;ter ye2r ftn-U�e- �1- ff
recording. Allof the roadways am currently operating at LOS B or
better.
Las Pilas
Specific Plan
11-57
ru"',evelopment Capability Report
Table SC: Current Roadway Performance
Road
Capacity/
Current
Segment
ADT
Source/Year
@ LOS --C'
LOS
Sandario Rd.: Moore
2650
Marana/2000
9100
B
to Marana
Grier Rd.: Sanders to
900
PAG/2002
9100
A
Sandario
Barnett Rd.: Sander's
500
PAG/2003
9100
A
to Sandario
Marana Rd.: Sanders
3100
Marana/2000
9100
B
to Sandario
Sanders Rd.: Moore
2350
PAG12000
9100
B
to Marana
Moore Rd.: Sanders
1200
EST/Current
9100
B
to Sandario
Moore Rd.: Sandario,
900
PAG/2003
9100
A
Las Pilas
Specific Plan
Development Capability Report
(6) Roadway Improvements
IIt. I - f -•a.# TV,1; YA I I I I Oil #1TIZ41 * *
also provided, where known. In addition, there are miscellaneous off -
Table 513: Proposed Improvements TIP/CIP Status
Sponsor/
Project Description
Current Design Construction
ADOT
1-10: Marano TI to Cortaro T1 — Widen
NO 2003 2004/2005
to 6 -lanes. Includes Tangerine T1 and
Conversion of Frontage Roads to one-
way
1-10: Marano T1 to Pinal Air Park Road
YES 2006 2007
Widen to 6 lanes; including structures
MARANA
Tangerine Farms Rd.: Eo_stvaIe,Rggd
YES Complete 2007
To Tangerine TI (through Gladden Farms)
Tangerine Farms Rd.: Moore Road to
NO Complete 200612007
Barnett Road (through Rancho Marano)
Tangon@,,Fgffns Rd. Barnett Road to
NO This Project 200642007
Grier Road (through Las Pilas)
Realignment of Barnett Road/ construction
of Clark Farms Road (through Rancho
Marano and Vanderbilt Farms)
NO In Progress UNK
!prier Bo
A: Sandario Road to Lon Adams —
To be improved with development of
Marano Town Center NO Complete 2006
Han�book', 2W2, Gen�ralized Annual Average Daily Volumes for Arew Tmnsitioning into
urbanized Areas 11-50 Las Pilas Specific Plan Marana,
2 Tip - PAG Transportation Improvement Program Approved for FY 2003 — 2007; CIP = Town of
Marana Capital Improvement Program FY 20=2004
Las Pilas
Specific Plan
M14fl
Development Capability Report
(7) Existing Bicycle and Pedestrian Ways Adjacent to the Site:
There are
• and pedestrian ways immediately adjacent to the
project site. The nearest bicycle lane is provided along both the east
and west 1-10 Frontage Roads and is for experienced riders, •
8. Existing Infrastructure and Public Services
infrastructure and public services.
M- UOTM l�� WIN 1111111 ir
RM
09fiaww"Pa"
#not
within
• mile • the sit-.
i ne
site:
The Ora Mae Ham District Park is located approximately % of a mile east-
southeast of the project site. The Ora Mae Ham Park, located on Me
northeast comer of Barnett and Lon Adams Road, is a 40 acre, public park
located adjacent to the Marana Municipal Complex and Marana Police
station.
The Santa Cruz River Lineal Park is located approximately I mile south of
the projed site, adjacent to the Santa Cruz River. The River Park
encompasses approximately 215 acres adjacent to the northern bank of
the Santa Cruz. The Linear Park runs from Sanders Road to where N.
Airline Road would cross the Santa Cruz if extended northward
• Juan Bautista de Anza National Historic Trail located south of the project
site.
The Gladden Farms Community Park is located within Gladden arms
Master Plan Community at the south end of Lon Adams. It encompasses
16 acres and is approximately one -mile southeast of Las Pilas.
Las Pilas
Specific Plan
Development Capability Report
• The Barnett Linear Park is a proposed park that would run from the
Frontage Road of 1-10 to the Santa Cruz River via the existing Barnett
Road alignment. The Linear Park is located south of the project site.
• Marana Heritage Park is a proposed park, located approximately one -mile
southeast of Las Pilas in the Gladden Farms Master Plan Community.
b. On-site recreation requirement and Park impact fees.
According to Marana's Ordinance 2005.11 and 2006.12, the Town is
authorized to collect development impact fees to offset cost to the Town
associated with providing necessary public services to a development.
A technical report entitled "Development Impact Fee Study, Northwest
fa7!�Ta-a-
- - =J -C
equivalent demand unit within the area.
The study determined anticipated costs for providing park facilities, considers
contributions made by property owners for construction of public parks and
contains documentation that supports the assessment of the Marana Park
impact fees.
In addition and in accordance with Marana Land Development Code section
06.03.02, all new residential projects with a density greater than or equal to
3.0 dwelling units per gross acre and containing 50 or more dwelling units
shall provide an improved on-site recreation area, as accepted by the Parks
and Recreation and Planning Departments in compliance With the adopted
Park, Trail, and Open -Space System Master Plan. The recreation
improvements shall be constructed at the pivject developers expense.
The minimum area (in square feet) for private, common on-site recreation
areas shall be as follows,
Recreational Areas shall riot include land unsuitable for recreation purposes,
such as peaks, r*es, land fragments, land restricted by Town poky,
condition or ordinance, and or land determined unusable for recreational
purposes by the Parks and Recreation and Planning Departments.
Las Pilas
r [R?ifleerip? Specific Plan.
11-61
Development Capability Report
Facilities Installation: The recreational facilities and parking improvements
shall be completed and in place by the time fifty (50) percent of the building
permits are issued or an acceptable bond is secured to guarantee the
required improvements.
Optional Method: An in -lieu fee may be accepted by the Town Council. The
agreement shall provide, at a minimum, for the equivalent of park land (based
on improved property) and the recreational facilities the project would have
been required to provide.
W.O.-mazz-a—zM
NW."MMUSE
Las Pilas
Specific Plan_
JIDN
Development •.• Report
Exhibit 23
MAR,ANA
I
TOWN OF MARANA
DEVELOPMENT SERVICES
August 7, 2007
Ms. Monica Neira
Leadstar Engineering, LLC
1010 N. Finance Center Drive, Suite 200
Tucson, AZ 85710
Re: Las Pilas impact fees
Dear Ms. Neira
Regarding your inquiry about impact fees for the property bounded by (Grier, Barnett,
Sanders and Sandario Road, the following impact fees apply:
1. Northwest Transportation fee for road construction
2. Lower Santa Cruz Levee fee
3. Townwide parks fee
4. Townwide gravity storage and renewable resource fee
5. Townwide water system infrastructure fee
The Town of Marana does not have an impact fee for schools. Many developments make
a voluntary contribution to the school district to account for the increased burden a new
development will make on the school district. Please contact the Marana School District
for more information.
Sincerely, �j....
Keith Brann, P.E.
Assistant Director of Public Works,
Town Engineer
11655 W. CIVIC CENTER DRIVE, BLDG, A2 = MARANA, ARIZONA 85653.7003 1111 TELEPHONE: (620) 382.2600 11011 FAX: 382-2641
Las Pilas
Specific Plan
Development Capability Report
Exhibit 24 (11-67 to 11-68)
CORTARO WATER USERS' ASSOCIATION
CORTARO-MARANA IRRIGATION DISTRICT
12253 West Grier Road
Marana Arizona 85653
520-682-3233 Fax 520-682-3456
E-mail; CMID12253(ii7,comcast.net
Marana Municipal Complex, Planning Department
Attention: Brian Varney
11555 West Civic Center Dr,
Marana Arizona 85653
Date: August 7, 2007
Re: PCZ -07061
Dear Brian,
We have reviewed the above referenced project with respect to the Cortaro-Marana
Irrigation District and Cortaro Water Users' Association (referred to in combination as
District) properties and infrastructures and find the project general acceptable.
The following notes would apply to this project.
I . Installation of a non -potable watering system to the high point of each quarter
section within the project is a requirement of the district. (Visual delivery points
on bluelines)
2. Lands within this project shall continue to be subject to tax and/or assessments by
Cortaro-Marana Irrigation District.
3. Any utility requiring relocation will be completed at no expense to the Town of
Marana, Pima County or Cortaro-Marana Irrigation District.
4. Wells constructed as a part of this project with the exception of the Town of
Marana, are restricted by deed to a maximum of 50 gallons per minute.
5. Relocation and protection of District properties shall be done at no expense to the
district. Replacement easements must cant' all prior rights and recorded prior to
final approval. A minimum of a 25' easement is required over all CMID
infrastructures. Requests for a variance must be obtained from the Boards of
Directors.
Las Pilas
Specific Plan
Development • . •Report
6. Per the Town of Marana, Ordinance No. 91.22 and district requirements, all
existing Canals/ditches adjoining this project require undergrounding prior to
occupancy, with engineering and construction to district standards and guaranteed
by a licensed Engineer insuring gravity flow and maximum capacity. (CFS)
7. Construction of this project will require scheduling to avoid interruption of CMID
irrigation water deliveries. The CMID Manager may approve a scheduled
interruption during irrigation season. The typical non -irrigation season is from
October i through December 31, but may differ at times. (There is a possibility
of tailwater drainage during irrigation)
8. CMID properties, easements or R1W's shall not become a component of any
drainage solution for this project. Elevations must be maintained at all times
unless approval is received from the Board of Directors and management.
9. Engineering and construction of this project must ensure current and future access
to all CMID property, easements and infrastructure within the project.
10. Any utility requesting to cross a CMID ditch/canal requires a minimum of 18
inches clearance under district infrastructure. (Prior sleeving preferred)
11. A permit, use license, must be obtained from the district prior to any construction
activity or disturbance within district properties, easements or right of ways. A
district permit does not replace or eliminate a required permit from other entities
and or governmental agencies.
Should you have any questions, please feel free to give me a call.
Thank you,
Sincerely,
Sidney Smith, General Manager
Cortaro Water Users' Association
Cortaro-Marana Irrigation District
rmlilemikaam
Las Pilas
Specific Plan
NM.
Development Capability Report
Exhibit 25
ORA MAE HARN
DISTRICT PARK
PROTECT
OP—
GLADDEN
FARMS II
NEIGHBORHOOD
BARNETT PARK
LINEAR
PARK GLADDEN
FARMS
COMMUNITY
�. PARK
MARANA
HERITAGE
PARK
l -
SAN JUAN BAUTISTA
DE ANZA NATIONAL SANTA CRUZ
HISTORIC TRAIL RIVER LINEAR �`....
PARK
LAS PILAS
EXHIBIT: Open Space, Recreational Facilities, Parks and Trails
Project Site Location: Section 28 of Township 11 South, Range 11 Fast
Acreage: Approximately 107.6
Legend
Existing Parks
r
Ora Mae Harn District
Project Site
�._� J pro J
San Juan Bautista De Anza National Historic Trail
Santa Cruz River Linear Park
Note: No existing or
Gladden Farms Neighborhood Park
proposed parks exist
Proposed Parks
within 1 mile to the
Barnett Linear Park
north or west of the
Marana Heritage Park
site.
Gladden Farms Community Park
Source: Mapquest, 2007 & Town of Marana GIS dept
Las as
Specific Plan
••
EMMEMMM3��Mn =#
Existing Infrastructure and Public Services:
Schools
The project site is located within the Marana Unified School District. There are six
schools in the Marana Unified School District that are in close proximity of the
project site. These six schools consist of the three Marana Unified School
Districts schools that will be impact by future development of the site and three
alternative schools that serve to assist pupils with educational opportunities.
The project site will impact three different public school sites in the Marana
School District. These schools are:
• Estes Elementary School, 11279 W. Grier Rd. (approximately Y2 mile
northeast of the project area).
• Marana Middle School, 11279W. Grier Rd. (approximately Y2mile east
of the project area).
• Marana High School, 12000 W. Emigh Rd. (nearest traditional high
School located approximately 5 Y2miles south of the project area).
III 1 0 $KAI 11;�R it 1 (11 tZle ggggol *III M I I I#
* Marana Career and Technical High School (MCAT), Grade 6-12)
(approximately % mile east of the project area).
o A.C.E. 11279 W. Grier Rd., Suite 108 Marana, AZ 85653, Grades 9-12
(approximately I mile east of the project area).
e Gladden Farms Future School (approximately a mile southeast of the
project area).
full skidea wriqlai, Wre ge other schools th
VASIN I LOWI-i;i I%Z-Agi LZ-Aftoli IN I 11AH VA012 Ji r. I rd II'M ill It'll III] $rL#AIV;!Z4-'z I i
Mai 11; Q M4
MWAVAMIKNOIN
Las Pilas
Specific Plan
[Ilse
Development Capability Report
Exhibit 26
Legend
Project Boundary
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept,
Las Pilas
WdNr ln?ineerinq specific Pian
Gd Flo" 'M PhMg-AnxW [ngi"
11-68
GOVERNING BOARD
Dan Post, President
John Lewandowski, Vice President
Eric Brandriff, Member
Maribel Lopez, Member
Patricia Teager, Member
August 10, 2007
Development Capability Report
Exhibit 27
Leadstar Engineering, LLC
1010 N Finance Center Dr., Suite 200
Tucson, Arizona 85710
Attn: Monica Neira
Dear Ms. Neira:
ADMINISTRATION
Dennis Dearden, Superintendent
Carolyn Dumler, Assistant Superintendent
Jan Truitt, W.D., Assistant Superintendent
Dan Contorno, Chief Financial Officer
The proposed community "Las Pilas" located west of Sandarlo Road and east of Sanders
Road In between Grier Road and Barnett Road would impact three different school sites in
Marano Unified School District: Estes Elementary, Marano Middle School and Marano High
School. The population, projection, Impact of 351 homes and capacity for these sites are as
follows:
Site
Factor
Impact on School
Estes
.25
87.75
Marano Middle
School
.10
35
Marano High
School
.10
35
The District does collect an impact fee of $1,200 per site from homes located In this area.
These impact fees are reported to the Town of Marano monthly.
This community would not accelerate any of these schools into a situation of overcapacity.
Please contact me if you should require any further information. My phone number is 520-682-
4756 and email is d.i.contorn,odImaranausd.orr-a.
Thank You
L4.,
CP -*-O'(
Daniel J. Contorno
Chief Financial Officer
11279 W. Grier Road - Manana, Arizona BSGS3 - (520) 682-3243
Las Pilas
Specific Plan
Development Capability Report
Sewers:
It is anticipated that this project will provide for connection to public gravity sewer
via extending a public sewer main from the existing 15" Gladden Farms sewer
that exists within Sanders Road east within Grier Road to the property. The
project may also connect to sewers proposed to be constructed for the Villages
at Barnett project adjacent to the west property line. Connection points to this
project will be provided by the Villages at Barnett development- In addition, this
project will provide for the construction of a 21" pubic sewer main within the
portion of Tangerine Farms Loop Road adjacent to the project. See on Page 11-70
for exact PCWWM requirements.
Fire Service:
The Northwest Fire Department provides services to part of the project site.
Northwest Fire Department Station 36, located approximately 1,500 feet east of
the project site at 13475 North Marana Main Street is the nearest fire station.
Two parcels of the total five parcels that make up the project site are currently
located within the district. Northwest Fire District representatives indicate that the
remaining three parcels would need to be annexed into the Northwest Fire
Department district prior to subdivision platting. These areas will be annexed into
the Northwest Fire District.
# #
1611R.
interstate 71f. For wtotuonat 111TOR"OU011 U11
Transportation Network. In addon, a detailed Traffic Study for the project area
is submitted under separate cover.
Police Service:
This project falls within the jurisdiction and under the authority of the
Marana Police Department.
Las Pilas
Specific Plan.
mWe
Exhibit 28 (11-74 to 11-76)
Pima County
Wastewater Management D"rtment
201 N. Stone Ave., 86 Floor
Michael Gritzuk, P.E. Tucson. Arizona 85701 Visit our website:
Director (520) 740-6500 http.-/Mvw.pinis.govjwm
June 25, 2007
TO: Brian Varney, Planning Department
Town of Marana
Don Willhoit, Senior Civil Engineering Assistant
Development Services Section
Pima County Wastewater Management Department
SUBJECT: LAS PILAS — SPECIFIC PLAN
PCZ -07-061
The Development Liaison Section of the Pima County Wastewater Management Department
(PCWM13) has reviewed the proposed specific plan and offers the following comments:
The proposed use of this specific plan is mixed use residential and commercial development of
approximately 107.6 acres; the estimated average daily dry weather wastewater flow for this
proposed use is 83,000 gpd.
The area covered under this specific plan is not within the area currently served by Pima
County's public sewer system.
The specific plan will be tributary to the Marana Wastewater Treatment Facility (MWTF). The
specific plan is proposing to connect to the Gladden Farms development 15" gravity sewer west
of the proposed development in Sanders Road via a 12" sewer main extension in Greer Road.
PCWMD is also requiring the construction of a portion of the future 21" hunk sewer in the
future Tangerine Farms Loop Road alignment.
The owner/developer will need to obtain an updated capacity determination from PCWMD.
The owner/developer will need to fund, design and construct the off-site and on-site sewers
necessary to serve the specific plan area, and provide on-site flow-through sewers as deemed
necessary at the time of review of the tentative plat.
The owner/developer of this proposed specific plan will be responsible for all easement/rights of
way acquisitions necessary to provide sewer service to this property, and all weather, 24 hour
vehicular access through all easements/rights of way to the point of connection will be required
as conditions of this specific plan.
Las Pilas
Specific Plan
im
Development Capability Report
LAS PILAS — SPECIFIC PLAN Page 2
PCZ -07-061 June 25, 2007
This letter is not a commitment of treatment or conveyance capacity allocation. Capacity
allocation is accomplished by building the sewers necessary to serve the proposed development,
in accordance with terms and conditions of a formal Sewer Service Agreement that is normally
prepared during the development plan or subdivision 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 specific plan
The concurrency criteria for wastewater disposal have been met.
* * * Standard and Special Requirements * * *
Should Pima County be inclined to approve this specific plan, the Pima County Wastewater
Management Department recommends the following conditions be attached to the specific plan:
t. The owner / developer shall construe no action by Pima County as a commitment to
provide sewer service to any new development within the specific plan area until Pima
County executes an agreement with the owner / developer to that effect.
2. The owner / developer shall obtain written documentation from the Pima County
Wastewater Management Department that treatment and conveyance capacity is available
for any new development within the specific plan area, no more than 90 days before
submitting any tentative plat, development plan, sewer improvement plan or request for
building permit for review. Should treatment and / or conveyance capacity not be
available at that time, the owner / developer shall have the option of funding, designing
and constructing the necessary improvements to Pima County's public sewerage system
at the owner / developer's expense or cooperatively with other affected parties. All such
improvements shall be designed and constructed as directed by the Pima County
Wastewater Management Department.
3. The owner / developer shall time all new development within the specific plan area to
coincide with the availability of treatment and conveyance capacity in the downstream
public sewerage system.
4. The owner / developer shall connect all development within the specific plan area to
Pima County's public sewer system at the location and in the manner specified by the
Wastewater Management Department in its rapacity response letter and as specified by
the Development Services Department at the time of review of the tentative plat,
development plan, sewer construction plan, or request for building permit.
S. The owner / developer shall fund, design and construct all off-site and on-site sewers
necessary to serve the specific plan area, in the manner specified at the time of review of
the tentative plat, development plan, sewer construction plan or request for building
permit.
6. The owner / developer shall design and construct the off-site and on-site sewers to
accommodate flow-through from any properties adjacent and up -gradient to the specific
plan area that do not have adequate access to Pima County's public sewer system, in the
manner specified at the time of review of the tentative plat, development plan, sewer
construction plan or request for building permit.
7. The owner / developer shall also design and construct any necessary off-site sewers to
accommodate the anticipated wastewater flow from any properties down -gradient from
Las Pilas
Specific Plan
11-72
LAS PILAS — SPECIFIC PLAN
PCZ -07-061
Development Capability Report
Page 3
June 25, 2007
the specific plan area that can reasonably be served by those sewers, in the manner
specified at the time of review of the tentative plat, development plan, sewer construction
plan or request for building permit
8. The owner / developer shall complete the construction of all necessary public and/or
private sewerage facilities as required by all applicable agreements with Pima County,
and all applicable regulations, including the Clean Water Act and those promulgated by
ADEQ, before treatment and conveyance capacity in the downstream public sewerage
system will be permanently committed for any new development within the specific plan
area.
if you wish to discuss the above comments/conditions, please contact me at 520-740-6779 or Mr.
Tim Rowe, P.E. at 520-740-6547.
DW
Copy- Project
Las Pilas
Specific Plan
11-73
Development Capability Report
Exhibit 29
LAS PILAS
EXHIBIT: Fire Service
Project Site Location: Section 28 of Township 11 South, RangellEast
Acreage: Approximately 107.6
Legend
— — Project Boundary
Fire Service Location
Source: M1tapguest, 2007 8& Town of Marana GIS Dept
Las Pilas
leabtar logineerio4 Specific Plan
Gdf pft q•lad ft tg•ShucW fro"
SATION 36
NORTHWEST FIRE DEPARTMENT
13475 NORTH MARANA MAIM STREET
11-74
Development Capability Report
Water:
There will be two water systems installed with this, a potable and non -potable.
The non -potable water system will be used for irrigation purposes (see Non-
potable
olpotable water) and the potable water systems will be used for human
consumption.
The Town of Marana Water Department currently assures water supply for this
area (see Exhibit 30). Presently it appears that connection of a looped system to
existing mains should be sufficient to provide domestic service to the subject site.
Verification of water capacity has not yet been obtained. It is also unknown if
additional main improvements will be required in order to provide fire service until
a fire flow requirement can be established and submitted for review by the Town
of Mariana Water Department.
Wells
I ill - #51
1:107 Pril tills
;QQi �"ti'70
inTormallon Wells or uell SITLeti "'IT
property. There are no wells located on the site and only one well located
within 100 feet. This well is located near the southeast comer of the site and
is owned and operated by CMID.
RMH=MUM
N
I 0 -Is LI tot a 0 0 0 1 iffirixel A 0 1
Las Pilas
Le mdr , [ngineprifl? Specific Plan
11-75
Development Capability Report
Solid Waste Disposal:
Solid waste disposal for this project will be provided from Waste Management.
Private Utilities:
Electricity (Tucson Electric Power), Natural Gas (Southwest Gas)
telecommunications (Qwest), and cable television services (Comcast) will be
extended into this area at the time service is necessary through agreements with
the individual utilities. All new and existing adjacent and onsite utilities with the
exception of electrical lines carrying in excess of 69Kv are required to be
installed underground.
Las Pilas
Specific Plan
IW-
Development Capability Report
Exhibit 30 (11-77 to 11-78)
MARANA
TOWN OF MARANA
WATER DEPARTMENT
July 17, 2007
Ms. Monica Neira, Intern Planner
Leadstar Engineering, LLC
1010 N. Finance Center Dr. Ste. 200
Tucson, AZ 85710
Re: Section 28, T011, R -11-E
Dear Ms. Neira:
WATER SUPPLY
The Town of Marana has been designated by the State of Arizona, Department of Water
Resources, as having an assured water supply. This does not mean that water service is
currently available to the proposed development.
The development lies within the boundary of the Town of Marana water service area.
Therefore, water supply is assured.
WATER SERVICE
The approval of water meter applications is subject to the availability of water service at
the time an application is made. The developer shall be required to submit a water
service agreement identifying water use, fire flow requirements and all major on-site and
off-site water facilities.
The developer 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.
5100 W. INA ROAD M TUCSON, ARIZONA $5743 PHONE: (620) 362.2670 FAX; 382-2690
Las Pilas
[eddStdr [0?ifleerin? Specific Plan
11-77
Development Ca• . •ility Repo
The comments made herein are valid for a period of one year only. If you have any
questions, please call our office at 382-2574.
C. Brad ..
in
Utilities Director
Las Pilas
Specific Plan
11-78
Section
Development
Development Plan
A. Purpose and Intent
4 oil 001-11, 1 mile
F-141011 I, I
19 MV =*-, V M M-, MMI 1 #fes'ot .1
jr. Isiol K61111 Ira 1#1*1111ZI lie I&X-41
conditions in addition to open space needs.
The Specific Planmethod used to implement both the Marana General Plan
and the Northwest Marana Area Plan at a more detailed site-specific level for a
focused area. The Specc Plan clares the planning considerations for such
parcels and impows regulations or controls on the use of such parcels. The
Specific Plan establishes the type, kx�ion, 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 boundaries of the Specc Plan are shown on Exhibit 31: Specific Plan
Boundaries-
Las Pilas
Specific Plan
Development Plan
Exhibit 31
�k
-7'-� ''o
L ---J
Project Site
Barnett R
ad -
LAS PILAS
EXHIBIT: Specific Pian Boundaries
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Source: Pima County Land Information Systems, 2007 & Town of Manana GIS Dept.
Las Pilas
leadStar lnyineeriny specific Pian
G�' f rgromiq • Imd Plmung • SineM1.d Cng"�aaig
Legend
E_.] Project Site
N
0 1404' 2400'
Development Plan
0
Nam"'
develop"ie"T of file site H"U to
management of open space/recreational facilities. This Specific Plan is
intended to implement policies of the Town of Marana General Plan and
1 -he Northwest Marana Area Plan with a unique vision that suits the
T
specific needs of the site. Development criteria established in this plan will
ensure the quality design and marketability of this property while
spearheading new concepts of subdivision design and Town Center
development -
In recognizing ine major devek4gnent tS$Ue9-,",'AR La
and Town requirements, a set of development plan goals have been
established as folk)ws:
11111111111111111111�
711:17T =-iWMzr*nj1 77MVIR
•
2. Design a residential development that serves the of the region
and contributes to the overall quality of the community;
3. Provide a community character offering residents an environment that
features open space, recreational uses, and a mix of housing
opportunities;
4. Provide gradual transitioning between residential housing types and
densities while integrating open space uses;
5. Coordinate project design to provide a land use pattern compatible
with the existing environment;
6. Ensure coordinated, responsible planning through the use of cohesive
procedures, development regulations, standards and guidelines;
7. Create flexibility in street standards that adequately reftd and support
both variety of housing options as well as area plan guidelines;
8. Provide backbone infrastructure systems and public facilities to support
development in an efficient and timely manner,
9. Provide uniform development regulations for land use, circulation and
environmental conservation.
10. Establish circulation connectivity with adjacent properties including the
Villages at Barnett to the West.
11. Must facilitate future access to the adjacent undeveloped parcels.
11!
+ Las Pilas
LeAtar lo?ineerin? Specific Plan
M
[IN=- 5141711:1 RUM
13. Develop design guidelines for the project that will provide for and
encourage variations in the design of all structures;
14. Provide standards and guidelines for southwestern architecture styles
that are compatible with existing residential styies adjacent to the
property;
15. Provide a development phasing plan which is a general and logical
estimate of how development will occur;
16. Provide an annual monitoring plan report for the Specific Plan to
monitor project and regional growth;
17. Process and adopt the Specific Plan to provide a precise
understanding of development and future growth for the property; and
18. Provide a framework for the management and administration of this
Specific Plan.
7,7*,=*I:JF Mt
NOW
• Town Center Area
• Master Planned Communities
Airport
Commercial and industrial uses along the 1-10 corrWor
TFe-=s FINTUFMIr
agreement with those outlined in the Town of Marana General Plan. Table 7
shows Town of Marana General Plan goals and policies and corresponding
Specific Plan objectives.
and Town Center Planning Area. The project site currently is being used as
agricultural land.
Las Pilas
Wmar , [n?ineerinp Specific Plan
111-4
Development Plan
TABLE 7:
Corresponding Specific Plan Objectives
Marana
General Town of Marana Town of Marana
Plan General Plan General Plan Policy Las PlIas Specc Plan
EfernenL_Goal - - Corresponding Objective
Land Use Create land use Support developme Large commonlopen space
patterns that that provides open areas are provided throughout
protect significant space and trails, the development in linear park
Fol &71-= I
UMWAFT MIM -7-73- "i-VTffiT;TFII
spine road- Trail(s) will be
provided within these areas.
Provide Promote new Promotes sing"Mily
opportunities for a development compatible residential development I
liversity of with e)dsting land uses. compatible with adjacent use0!
.j!evelopment that Offers a diversity of choices
maximb*s residential style within the
benefits to the greater cohesive community.
cEmmunity. I
Promote and Encourage good sW----kncourages, good site pTanning,
maintain high planning, architectural architectural styles, and
quality design, styles, and landscaping landscaping that reflect the
development, and that reftect the southwestern image of Marana'
neighborhoods- southwestern image and small Tom heritage by _
Marana's small town providing design guidelines for
heritage site planning, architecture and I
Full -
Service Circulation
Systems.
Las Pilas
Specific Plan
Communi
11M
Development Plan
TABLE 7 Cont:
Marana
Establish Full-
Seek opportunities
Provides bicycle, and pedestrian
General Plan
Town of Marana
Town of Marana
paths and linkages.
Element
General Plan
General Plan
Las Pilas Specific Plan
Goal
Policy
Corresponding Objective
Public
Plan for future
Determine
Establish strategic
Facilities
service and
infrastructure and
partnerships between the
and Services
facility needs
services needed to
Town, Private Agencies,
resources
meet future growth
and Land Owners for the
projections.
development of public
facilities and services
Circulation
Establish Full-
Seek opportunities
Provides bicycle, and pedestrian
Service Circulation
for alternative
paths and linkages.
Systems.
modes of
transportation.
Environment
Promote
Promote Marana as
Includes guidelines that encourage
conservation and
a "green" community
passive solar standards for
efficient use of
reside'ntial construction to reduce
resources
summer heat gain, and encourage
permaculture and runoff harvesting
techniques.
Recreation
Protect and
Protect viewsheds of
Includes design guidelines to protect
and Open
preserve natural
natural open space
views to mountain ranges. Provides
Space
open spaces
significant natural
scenic view overlook of open space
features for
areas along spinal road and in
enjoyment by
designated recreation areas.
Marana citizens and
visitors.
Plan and develop
Utilize the Marana
Includes multi-purpose paths
a comprehensive
Trail System Master
providing connectivity to existing
system of trails
Plan to implement a
trail system and adjacent
that connects
continuous trail
neighborhoods.
regional trails with
system throughout
local trails, parks,
the community
neighborhoods
linking
and recreational
neighborhoods, river
amenities.
corridors, and
natural preserves.
Las Pilas
Specific Plan
[MJEZA��
1W.
Development Plan
Exhibit 32
LAS PILAS
EXHIBIT: Land Use Designation
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
R -A Single Family Residential Detached min. lot area:8,000 sf
R -B Single Family Residential Detached min. lot area:6,000 sf
Single Family Residential Attached or Detached min. lot area:3,600 sf
Multi -Family (20 RAC)
Commercial
Right of Way
DEVELOPMENT
LAND USE
ZONING
Susan Ong's Property
Vacant
R-6
Villages at Barnett
SFR
R-6
Payson Farms
SFR
R-6
Rancho Manana
SFR
F
Farm Field V
SFR
F
Vanderbuilt Farms
SFR
F
Single Family Residentials
SFR
A
Mobile Park Home
MFR
A
Undeveloped Lands
AGR/Vacant
A
Source: Pima Countv land Information Systems, 2007 & Town of Marana GIS Dept.
Date of Photo: 2005
leadStar �ayi�eering
Cid Equegg• lad PhmN, Stoll bymg
Las Pilas
Specific Plan
M
---- Project Boundary
AGR Agricultural
SFR Single Family Residential
MFR Multi -Family Residential
R-6 Single Family Residential
SFR Single Family Residential
A Small Lot
Note:
S' High Masonry wall to be constructed with
R -A, see section III.E (Page III -11)
N
0 1000' 2000'
IM
Development Plan
Exhibit 33
LAS EXHIBIT�Land Use Concept Plan N 0 840' 1680'
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Project Boundary
R•A Residential (8000 SF min) WA" Common Area "A" Commercial
R4i Residential (6000 SF min) od." Common Area "B" Private Street
SC`; Residential (3600 SF min) Multi -Family Right of Way
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
LeadStar ���i�2eri�q
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Specific Plan
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"TEMPORARY ENTRANCE
LAS EXHIBIT�Land Use Concept Plan N 0 840' 1680'
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Project Boundary
R•A Residential (8000 SF min) WA" Common Area "A" Commercial
R4i Residential (6000 SF min) od." Common Area "B" Private Street
SC`; Residential (3600 SF min) Multi -Family Right of Way
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
LeadStar ���i�2eri�q
Ciel Eriyreeq.t d&.pswmd E%k.4
Las Pilas
Specific Plan
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Las Plas Land Use Distribution
Table 8
Residential Land Use
a a a aMinimum
a
`SiteI
a
•Total
of
# a
F
1i FTPercent
.. ! :
i�i
•
•
4 s a M
Lot Type R -C
Lot Type R -D
Total Residential III •
Uses
Table '
r • a Uses
III Type
Land
a
`SiteI
Percent of
I
Total Common Area A or CA W
Tan *ne Farms Road
A
• i
.- i ra .
III I�1 I�
Land r
Square I
Feet
Percent of
Site
Total Common Area A or CA W
Las Pilas
Specific Plan
Development Plan
An example of how the site may be developed is shown on Exhibit 33: Land Use
Concept Plan found in this section. This exhibit illustrates the possible
development of the single and multi -family residential areas and the areas to be
designated for commercial and recreation/open space uses.
F. Circulation Concept Plan
The circulation concept plan of Las Pilas will have a strong emphasis on
community connectivity and representation. The mobility will be flexible in order
to meet the needs of residents and neighboring parcels. The circulation concept
plan will consist of access points that allow circulation within the internal streets
of Las Pilas and • circulation within the Northwest Marana Town Center
and business •
Las Pilas located west of the future Tangerine Road realignment will be
provided through main access points at Grier Road and at the future Tangerine
Road realignmenL The internal circulation within the residential areas will be
through a series of local and private residential streets branching from the arterial
and collector roads.
There are four access points that will permit traffic circulation in and through Las
Pilas. These access points consist of the primary or main, secondary, and third
entrances. The main entrance access will be along the future arterial road of
Tangerine Farms Loop Road. The secondary access points will be; on Grier Road
and the third and • access •i will be • the Villages at Barnett project
west and adjacent to the project. The filth access point is a temporary access
point that will lead out to Barnett Road. This temporary access will be used for
emergency purposes until one of the access points has been constructed to
Villages at Barnett or unless otherwise directed by the Town Engineer.
Las Pilas
wdwr , ffl?ipeerin? Specific Plan
EM
Development Plan
Exhibit 34
r—ADDITIONAL 15' FT ROW
HIP 11 F�
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— — — — ROAD _ _ -MEW
TEMPORARY ENTRANCE
i
LAS PILAS
Exhibit: Circulation Concept Pian
Project Site Location: Section 28 of Township it South, Range 11 East
Acreage; Approximately 107.6
Exterior Streets — — Future Tangerine
Farms (250' R/W)
_ Interior Streets — — Temporary Access
Connections To Adjacent Parcels — —• Project Boundary
Source: Pima County Land Information Systems, 2007 & Town of Marana GIS Dept.
Las Pilas
leadStar lOneerinq Specific Plan
(W Engnenhig' Isd Elomq. Sft Ud fnowiT
III -14
N 0 1200' 2400'
Development Plan
M5���M#i c4hill 1&10
d opment plan stages for developments related to is pecific Plan.
ity, to Vo
I I I ROOM I il! I 1 1111
A L
ils �-A&A
FAM i
Oxnmenuel
use development located in the Town of Marana, A zona. Following are the
major conclusions of this analysis, I
Existing traffic operations indicate that the intersection of Grier Road and
Sandario Road currently operates at an acceptable level of service during
both the AM and PM peak hours.
A dedicated westbound left -turn lane is recommended along Grier Road Q
Tangerine Farms Road for opening year. I
A dedicated westbound left -tum lane is recommended along Grier Road
Driveway I by 2013.
Easthound and westbound left -turn lanes are recommended at the
intersection of Sandario Road and Grier Road by year 2013 due to delay and
queue lengths.
a The intersection of Sandario Road and Grier Road does not warrant a traffic
signal in 2013 but will operate at unacceptable levels of service under two-
way stop control. It is recommended that the current traffic control at the
intersection of Sandario Road and Grier Road be modified to al"my stop
control by 2013 to improve operations.
a The intersection of Grier Road and Tangerine Farms Road does not warrant a
traffic signal until Tangerine Farms Road connects south to 1-10. However, it
is recommended that the intersection of Gn*er Road and Tangerine Farms
Road be constructed with conduit and pull boxes in anticipation for a future
traffic signal as volumes in the area increase.
+ Las Pilas
Specific Plan
111-15
I IT; =-@ $17111114U
as possible. An example of this is the areas located between the back of lots.
These areas should be designed to accommodate minor stormwater flows
direciat ftx-wiT-Wv6 f
8-12 foot hardened pathways and landscaping which will also be installed in the
areas. Another example is the main recreation area designated as Common
Area "K where stormwater from the northern half of the project site will be
directed. This area should be designed in such a manor that stormwater from a
typical 2 -year storm event will flow to an area within the common area where it
will not interfere or will have minimal interference with daily recreational uses. It
is understood that these areas may be used to collect runoff from larger storm
events and that these larger storm events might briefly interfere with the
recreation use of the area; however, it should be written into the CC&R's that
these areas will be cleaned and maintained within a reasonable period after a
storm event- Stormwater should be directed to collection points designed for
collection of sediment produced by runoff and should allow for access of
maintenance vehicles for periodic cleaning. The overall intent should be for the
common areas to be utilized for stormwater collection and routing without
diminishing the recreational area uses.
L Open Space, Recreation, ParM, and Trails Concept
The I -as Pilas Specific Plan will support the objectives of the Pima County Trail
System Master Plan and the Town of Marana Parks, Trails, and Open Space
Master Plan by promoting internal pedestrian linkages to the surrounding area,
and by providing residents of Las Pilas enjoyment of significant open spaces.
*IA
.1
road creating an integrated open space, recreation, parks and pedestrian
system.
There are two trails within one mile of the site. A description of these trails is
provided in Table 6: Inventory of Candidate Trails provided in Section 11:
Development Capability Report. There are six existing and proposed parks within
a one -mile radius of the site-
T- Specific Plan
Development Plan
Existing Parks
• The Ora Mae Ham District Park is located approximately % of a mile east-
southeast of the project site. The Ora Mae Ham Park, located on the
northeast comer of Barnett and Lon Adams Road, is a 40 acre public park
located adjacent to the Marana Municipal Complex and Marana Police
station.
Juan Bautista de Anza National Historic Trail located east of the project
site,
The Gladden Farms Community Park is located within Gladden Farms
Master Plan Community at the south end of Lon Adams. It encompasses
16 acres and is approximately one -mile southeast of Las Pilas.
The Barnett Linear Park is a proposed park that would run from the
Frontage Road of 1-10 to the Santa Cruz River via the existing Barnett
Road alignment. The Linear Park is located south of the project site.
I I I iMM17111 W7911 WF731111 I ITALCI btiorirzlil SM 1771 n FTIM a a F-1 itnelim tie I i
Las Pilas
Specific Plan
Wdit'df'[fl Die fin
Development Plan
may be necessary. The use of dry wells will be based upon approval from the
Town of Marana Engineering Department as well as a geotechnical site
assessment proving that soil conditions are conducive for this use. If dry wells
are utilized within a multi -use area the floor of the multi -use area shall be graded
to drain at a minimum of 0.5% towards the dry well location or discharge
structure in the event dry wells are not used.
Land Use Common Area "B" is a combination of multi -use trails, parks, and open
spaces surrounding R -A, R -B, and R -C residential tots. The total of Common
Space "B": is 20.3 acres. These areas may also be used to route stormwater to a
logical point of discharge. If necessary, dry wells may be used in these areas.
This interlinked system functions as an integral part of the regional system of
open space, recreation, parks and trails. Las Pilas open space areas are shown
in Exhibit 33: Land Use Designation Plan, Exhibit 34: Landscape Concept Plan
and Exhibit 35: Landscape Concept Plan.
Las Pilas will provide the minimum area requirements for private, common on-
site recreation, pursuant W Section 06.03.02.1.2 of the Marana Land
Development Code- The area requirements are as follows:
Las Pilas
Specific Plan
WOW In?ioeerin?
111-20
Development Plan
Exhibit 35
LAS PILAS N a sao' 1680'
EXHIBIT: Landscape Concept Plan
Project Site Location: Section 28 of Township 11 South, Range 11 East
Acreage: Approximately 107.6
Legend
Enhanced Sonoran Desert CWM* Community/Neighborhood Park
Formal Structure
�� Enhanced Sonoran Desert Open Space
Semi -Formal Structure
o"ooe.. Native Sonoran Desert
Naturalized Structure
Las Pilas
�eadStar ��gi�eeri�q Specific Plan
WEV_.a td smw by..g III -21
Development Plan
M. Cultural Resources
As provided in Section It Development Capability Report, Tierra Right of '!Tay —
Services conducted a Class III Cultural Resources Survey of the Las Pilas
Specific Plan area in May of 2003 (see Exhibit 16). Plowing of the land, coupled
with terracing, has left much of the topsoil disturbed. However, in those areas
between the agricultural fields and along the access roads and canals, it appears
that intact soils remain.
F-Awip J. - I III 1 1, * 1. 1 :� !1! 11111 WIMMIA17311rill 9
in the area of the discovery and the Director of the Arizona State Museum will •-
-• notified of the discovery. Action must then be taken to prevent
further disturbance on such remains. The Director of the Arizona State Museum
will have ten working days to respond to any request to proceed in ground -
disturbing activities.
N. Viewsheds
on-site landscaping. A landscaped buffer will be maintained along the property
perimeter and along major arterials, helping to maintain the existing rural
character of the area.
via extending a public sewer main from the existing 15" Gladden Farms sewer
that exists within Sanders Road east within Grier Road to the property. The
project may also connect to sewers proposed to be constructed for the Villages
at Barnett project adjacent to the west property line. Connection points to this
project will be provided by the Villages at Barnett development..In addon, this
project vwll provide for the construction of a 21" pubic sewer main within the
portion of Tangerine Farms Loop Road adjacent to the project. See Exhibit 28:
for exact PCWWM requirements. I
P. Schools
The project site is located within the Marana Unified School DistricL There are
five schools wn a one -mile radius of the project site. Three of these will be
impacted by this project. One of thew schools, Marana Career and Technical
T ocrra-ff at 111 -0 1k •
Specific Plan
I'PdditAr fTPiTPP In
111-22
Development Plan
nearest traditional High School, Marana High School, is located approximately
5.5 miles south of the project site.
According to the letter sent from Daniel J. Contomo of the Marana Unified School
District, the District (see Exhibit 27) will collect an impact fee of $1200 per site
from future homes to built as part of this project. These impact fees are reported
to the Town of Marana monthly. Based on information in Mr. Contorno's letter the
following impacts can be expected:
Impact on School
Factor (now students)
Q. Fire/Emergency Vehicle Service
Z# IrMTMI 11-11 U141 X.-VIT-11SICS3 4
in the district. Northwest Fire District representatives indicate that the
remaining three parcels would need to be annexed into the Northwest Fire
Department district prior to subdivision platting. These parcels will be added to
into the district during subdivision platting. Firelemergency vehicle access will be
provided from Grier Road, and Tangerine Farms Road.
R. Police Services
q
I III I III I I I iiiiiiiw i IIII I! !'� All
- wo . I W
IiepaMnenl 15 responSIUM n1i
process.
S. Public Water Service
- to
L -J
I ?, 1q, I M11 n, '0 MJ rJT'W' P e cif i c P I a In
HIM
I Ji RT EMKI iTi tro nOMRS I M MIM[Olk
to I
Marana High School
I
Q. Fire/Emergency Vehicle Service
Z# IrMTMI 11-11 U141 X.-VIT-11SICS3 4
in the district. Northwest Fire District representatives indicate that the
remaining three parcels would need to be annexed into the Northwest Fire
Department district prior to subdivision platting. These parcels will be added to
into the district during subdivision platting. Firelemergency vehicle access will be
provided from Grier Road, and Tangerine Farms Road.
R. Police Services
q
I III I III I I I iiiiiiiw i IIII I! !'� All
- wo . I W
IiepaMnenl 15 responSIUM n1i
process.
S. Public Water Service
- to
L -J
I ?, 1q, I M11 n, '0 MJ rJT'W' P e cif i c P I a In
HIM
to provide fire service until a fire flow requirement can be established and
submitted for review by the Town of Marana Water Department.
T. Wells
A letter was sent to the Arizona Department of Water Resources requesting
information regarding wells or well sites located on this property or within 100
feet of the property. There are no wells located on the site and only one well
located within 100 feet. This well is located near the southeast comer of the
site and is owned and operated by CMID.
U. Cortaro Marana Irrigation District
This project impacts CMID above ground faces along s Road
frontage and as a requirement of the town, these f-acilifies must be placed
underground as part of the platting and construction plan approval process. The
cost for placing these facilities under ground will be the responsibility of the
developer.
V. Other Utilities
This project may also be served by the following utilities on via separate
agreements with each utility company:
Electric — Tucson Electric Power
Natural Gas — Southwest Gas
Phone — Qwest or Comcast
Cable Television — Comcast and Satellite Television
Solid Waste — Waste Management of Tucson
Fiber Optics — Research indicates that fiber optic facilities do not appear
to exist on this project.
+ Las Pilas
flVifleprinV Specific Plan
L�ead=Wr
111-24
Development • #
[I
- TIT1=9 I I
A. Purpose and Intent
These regulations will serve as the primary mechanism for implementation of
the land uses for Las Pilas. The Las Pilas Specific Plan Development
Regulations establish the intensity and character of the development by
prescribing site-specific development standards that are tailored to the unique
qualities of the project. 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 107.6 acres of land in Las Pilas
currently under the jurisdiction of the Town of Marana.
TFV i
smnLezz-
All construction within the Specific Plan area shall comply with current adopted
versions of building codes, fire codes, Town of Marana Outdoor Lighting Code, and
others as applicable.
A F -MI; = I
I•e I I I 0,717 -IMM -707" -
land use designation, it shall be E of the Town of Marana Planning Director to
tetermine if said use is 1) consistent with the intent of the use designation; and 2)
compatible with other listed permitted uses. Any individual aggrieved by such
determination may appeal to the Board of Adjustment.
WIWI=
Las Pilas
Specific Plan
IV -1
Development Regulations
E. Definitions
Common Area "A"
Common Area "A" consists of a centrally located park near the center of the
project. This park is intended to be for the use of the residents within the
project as well as those living near the project. Amenities within the park will at
a minimum be a basketball court, ramada, benches, BBQ, and/or landscaping,
Common Area "B"
i Re project sue MUM
R -B, and R -C. These common areas consist primarily of pedestrian trails,
lots, landscape buffer, landscape area, and drainage. 1
ResidIenfial Area "R- V
kiI Incilloing
Marana Land Development Code:
Permitted Use
=_ III I - •
Ancillary flees
Park and Drainage;
Landscape Buffer,
Public Trails;
Parking-,
Community and Recreational Facilities;
Las Pilas
117%
IV -2
Development Regulations
Utilities; and
Access Drives.
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses may
be located on the same lot with a permitted dwelling within the side or rear yard,
provided that the structure maintain a building setback of 5 feet and 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.
a. Children's playground;
b. Greenhouse or bath spa;
c. Non-commercial hobby shops;
d. Patios and Cabanas-,
e. Swimming pools, spas, and related structures subject to setback requirements
defined in the current adopted building code;
f. Tool shed; and
g. Home Occupations (subject to approval of a Home Occupation Permit)
Proiect Accessory Uses
a. Common recreational areas can be used as stormwater retention whi
will have a dual use: recreation and stormwater retention purpose.
b. Community recreation uses such as parks, open space, plazas, and
pedestrian paths. I
a. Lot Dimension: Minimum width of 55 feet and a minimum length of 90 feet.
Comer lots and lots that side on a street will be platted with a
lot width 5 feet greater than the typical lot, or shall be
separated from the right-of-way with a minimum 5 foot
common area.
b. Minimum Lot Area: 8,000 SF
c. Minimum Street Frontage: 30 Feet
d. Maximum Lot Coverage: 50%
e. Building Setbacks:
Las Pilas
Lubtar [01fleefM Specific Plan
IV -3
Development Regulations
Front Yard:
a, Living area: minimum ten (10) feet
b. Garage (side entry): minimum ten (10) feet
c. Garage (front entry)" minimum twenty (20) feet
Side Yard (Principal Structures):
a. Separation between buildings: 10 feet
b. Side Yard (typical lot): minimum 5 feet
c. Street side yard: 10 Feet
Rear Yard:
a. Perimeter lots: Fifteen (15) feet
b. Interior Lots: Ten (10) feet
c. Patio Structures: 5 feet if open on three (3) sides
-WA
No more than two consecutive or adjacent lots on the same side of a street
may
• two-story homes.
2 -story homes may not be constructed on lots designated for single story
homes only on Exhibit 33: Land Use Concept Plan
Minimum area for private, common on-site recreation areas shall be 185 SF per
dwelling unit.
Residential Area "R -B"
The following regulations shall apply to the Residential Area "B" Designation (R -B)
-2
Land Development Code:
Las Pilas
Specific Plan
MI
Development Regulations_
Ancillary Uses
a. Park and Drainage;
b. Landscape Buffer;
c. Public Trails;
d. Parking;
e. Community and Recreational Facilities;
f. Utilities, and
g. Access Drives.
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses may
be located on the same lot with a permitted dwelling within the side or rear yard,
provided that the structure maintain a building setback of 5 feet and 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:
a. Children's playhouse;
b. Greenhouse or bathhouse;
c. Non-commercial hobby shops,
d. Patios and Cabanas;
e. Swimming pools, spas, and related structures;
f. Tool shed; and
g. Home Occupation (subject to approval of a Home Occupation Permit)
Proiect Accessory Uses
a. Common uses such as stormwater retention basins.
b. Community recreation uses such as parks, open space, plazas, and pedestrian
paths.
l- •• & 1 -77; r. F I I L 0 0
a. Lot Dimension: Minimum width of 45 feet and a minimum length of 90 feet.
Comer lots and lots that side on a street will be platted with a
lot width 5 feet greater than the typical [at, or shall be
Las Pilas
LeWtar IfiReef'10? Specific Plan
IV -5
Development Regulations
separated from the right-of-way with a minimum 5 foot
common area.
7-1
c. Minimum Street Frontage: 30 Feet
d. Maximum Lot Coverage: 50%
e- Building Setbacks (Principal Structures):
Front Yard:
a. Living area: minimum ten (10) feet
b. Garage (side entry): minimum ten (10) feet
c. Garage (front entry): minimum twenty (20) feet
Side Yard (Principal Structures):
a. Separation between buildings: 10 feet
b. Side Yard (typical lot): minimum 5 feet
c- Street side yard: 10 Feet
Rear Yard:
a. Perimeter lots: Fifteen (15) feet
b. Interior Lots: Ten (10) feet
c. Patio Structures: 5 feet if open on three (3) sides
Maximum Building Height: 30 feet
0 A maximum of 50% of the lots may be constructed with 2 -story homes.
n 2 -story homes may not be constructed on comer lots
No more than two consecutive or adjacent lots on the same side of a street
may contain two-story homes.
2 -story homes may not be constructed on lots designated for single story
homes only on Exhibit 33: Land Use Concept Plan
iTfinimurn area tor private, common on-site recreation ar,,;�,s
dwelling unit.
Las Pilas
eddNf 10fleefifl? Specific Plama
IV -6
Development Regulations
Residential Area "C" (Green Court)
19- 9=11 i
Site built residential single family detached dwelling units with rear or alley
loaded garage.
• • built residential single family detached dwelling units subject to the
development standards defined in Residential Area
Ancillary Uses
a. Open Space, Park and Drainage;
• Landscape Buffer;
c. Public Trails;
d. Parking;
e. Community and Recreational Facilities;
f. Utilities; and
711115«-��
Accessory Uses•
armon
that all
• uses are compatible with the residential ir ha ra cte r • the
neighborhood:
a. Children's playhouse,
b. Greenhouse or bathhouse;
c. Non-commercial hobby shops;
d. Patios and Cabanas;
e. Swimming pools, spas, and related structures;
f. Tool shed; and
g. Home Occupation (subject to approval of a Home Occupation Permit)
Las Pilas
Specific Plan
M
Development Regulations
Project Accessory Uses:
a. Common uses such as stormwater retention basins.
b. Community recreation uses such as parks, open space, plazas, and pedestrian
paths
Development Standards:
a. Lot Dimension: Minimum width of 35 feet and a minimum length of 80 feet
b. Minimum Lot Area: 3,600 SF
c. Minimum Street Frontage: 30 Feet
d. Maximum Lot Coverage: 65%
e. Building Setbacks:
Front Yard:
The front yard is defined as the side of the house opposite the garage and the
setback shall •` a minimum of 10 feet.
Side Yard (Principal Structures):
Buildings may be constructed on the lot line (zero lot line) as long as a
minimum 10 foot building separation is maintained between buildings for
detached lots. Comer lots and lots that side on a street will be platted with a
lot width 5 feet greater than the typical lot, or shall be separated from the right-
of-way with a minimum 5 foot common area
Rear •
The rear yard is defined as the side of the home on which the garage is
located and the building setback shall be 7 feet behind back of curb. The 7
feet behind the back of curb shall not be utilized for parking and shall be
posted as such. The posting shall be done in accordance with Marana
standards and may include no parking signs placed on the buildings which
would be made visible from the street. The area may also be used for the
installation and maintenance of utilities and the placement of trees on the lot
lines in this area is allowed and encouraged. See landscaping for further
discussion.
Maximum Building Height: 30 feet
Minimum area for private, common on-site recreation areas shall be 185 SF per
-f1welling unit.
Las Pilas
Wm'dr,10VOMM Specific Plan
Gd[*"-[W"-StPAWkM*
M
Development Regulations
Residential Area "R -D" Multi -Family (High Density)
The following regulations shall apply to the Residential Designation (R -D) including
applicable onsite recreation regulations per Section 06.03.02 of the Marana Land
Development Code:
Site Built Mufti -Family Residential Dwelling Units;
Accessory Uses:
Accessory Uses: The following accessory buildings and uses may be located in
this development area for the common use of all area residents, 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:
a. Children's playground;
b. Fences and Walls;
c. Carports and Garages;
d. Covered Parking Structure;
e. Patios and Cabanas;
f. Tennis Courts (non-fighted); and
g. Swimming pools, spas, and related structures
j11=M=-*-'I
a. Minimum Site Area: 3.5 acres
b. Density: 20 dwellings units per acre.
c. Building Coverage: The sum of all buildings and structures shall cover no mo
than 60% of all land area developed. I-
d- Street Frontage: Minimum of 100 feet
2 M. F. MI Me
Main Building Structure: minimum 30 feet
Parking and Accessory Structures: minimum 20 feet
7 MIT n • • i I
Main Building Structure: minimum 20 feet from North Property line and
30 feet from the south property line
Las Pilas
Specific Plan
M
Development Regulations
Parking and Accessory Structures: minimum 20 feet
g. Minimum private open space per dwelling unit (includes patio, balcony, or
combination thereof):
140 sf — Townhomes, Patio Homes, Court Homes
100 sf — Condominiums I Apartments
h. Minimum common open space required per dwelling unit: 200 SF
i. Parking: Onsite parking shall be provided at a rate of 2.25 spaces per uniL
Parking dimensions shall be a minimum of 9 feet wide and 18 feet in
length (space may be reduced to 15.5 feet in length if it can be shown
that there is a 2.5 foot overhang that does not obstruct a pei-
i .
epa
Commercial Area "C"
The following regulations shall apply to the Commercial Use Designation C:
I =U -T-
2. Financial Services: Accounting, auditing, book keeping, banks, tax consultation,
collection agencies, credit services, insurance and investment, security and
commodity brokers, dealers and exchanges, insurance and financial planning,
b. Professional Office: Law, architectural, engineering, planning, business and
management consulting;
c. Medical and Dental; Offices, laboratories, clinics, and pharmacies; but not
including drug stores,
d. Government Facilities: Public Service: Detective and Protective Services,
employment services and public utility offices; and
e. General Offices: Real estate, data processing, executive suites, photographic
services, travel agents, research services, and administrative offices.
f. Special Retail: Specialty retail services such as florist, jewelry, barber and
beauty shops, beauty care facilities, clothes, cleaning and tailor shops.
g. Other such compatible uses as may be determined by the Planning Director
and;
IIIKWI• �*�
Las Pilas
Specific Plan
VM
Development Regulations
Conditional Uses
a. Restaurants and Cafes (including drive-4hru or carry outs) subject to:
1. The facility is designed to preclude vehicular ingress and egress in
conflict with existing or planned adjacent residential uses;
b- Permitted uses with a drive-thru
Site Development Standards
The following site development standards shall apply:
a. Lot coverage: 60%
c. Minimum set back from residential properties to the east: 40 feet
d. Minimum setback to the multi family to the south: 25 feet
e. Building Height: 40 feet maximum
Common Areas (CA)
Common Area Regulations shall apply to the CA Designation (total land
outside the developed portion of the A, B, C and D residential areas and
commercial areas). Lands designated as CA include park, recreation,
retention/detention basin, mutti-use areas, and an integrated system of
-cedestrian trails.
U=EFT.
a. Mufti -use trails
b. Stormwater management
c. Recreation facilities both active and passive
I I, - I calmixg
k (s] 2 1 a I:
� A
Las Pilas
II I 1., :1 1
JJF'J
wd
z"
Development Regulations
Roadway Development Standards
All roadways within this project with the exception of the private "green
court" streets will be constructed utilizing current minimum Marana
standards. The "green court' private streets will require a design
exception request to be submitted and approved in accordance Section
13 of the Subdivision Street Standards.
b. Functional Classifications Defined:
Within Las Pilas, the internal roadways will carry less than 3,000 vpd; ADT
on the local streets will be about 500, with less than 150 on the cul-de-sacs.
The project's actual traffic volumes may be less due to future transit service
and alternate mode use.
(1) Curbing and Sidewalks
Sidewalks and Handicap Ramps in Las Pilas shall be built in
accordance with Town of Marana street standards.
(2) Streets
Typical residential collector streets with fit foot ROW within Las Pilas
include a 6 -foot concrete sidewalk and a concrete vertical curb on
both sides of the road as shown in Figure 4: Typical Collector Street
Section 62 foot ROW.
24 -foot width and will include 20 feet of paved area and a 2 -foot
concrete roll type curb. This street section will also •' a ••
building setback which can be utilized for the placement of utilities,
landscape and signage. See Figure 2: Typical Local Street Section
24 -Foot Private Street.
073 117MME 0 a# a V—
l—'NIIIIAWIRM EMU=
ISIZA41:jImIlls
Las Pilas
......... .
.-
IV -12
Development Regulations
Figure 1: Landscape Bufferr Exist Residences
INGRNDSCAPE BUFMR
EGRESS
EASEMENT
5. HIGH
O-REEN WALL-
1,
PAD
Figure Street Section 24 -Foot Privatet o see
Figure }.
76 2A 10!
PUE PUJE
AEIG
LS!
APE ::4� ROLL Dff & GUTTER
WNCRETE TOM STD DTL Nil 100-1
SDEWALK
Figure is oc Section -foot ROW (also see Figures
R W R
1 �q ' Ria 9
i ll } &$ � } 7. $ +' ° 1' 10'
PUE S/W TRAVEL TRAVEL PUE
LANE LANE
AC
ABS
R E U
WIDE STD DTL NO. 100-1
C RETE
SIDEWALK
LaS Has
IpAtar 10VO IRR Specific Plan
IV -13
Development Regulations
NUM
Figure 6: Typical Parking and Private Street (also see Figure 2)
PMVATE ITRET 20# PARKING amOMMIN ARiii
EA-
----- MI.M11310I
Las Pilas
LeOtdrl"Ifleeflfi? Specific Plan
Tra
Development Regulations
Figure 7: Common Area "B", Local Street, and PUE (also see Figures 3&4)
Reeklandal Area " "
and "R -W' Single Family Residenfial
Residential and "-ff h iii ions . fMorena
relevantLand Development Gods and sections Building its effect at the
time a development plan is submitted f
approval -
Las Pilas
Ledur 10MMM Specific Plan
IV -15
Residential Area "R -C"
Green Court Product Description
Development Regulations
The Green Court product is consistent with Town of Marana
Standards. The Green Court design was chosen for those portions
of the site associated with the Northwest Marana Town Center, or
the "Lot Type C" areas shown in the development plan, for its
unique ability to maximize single-family detached homes on a
small site with respect to its urban context that promotes
community interaction. Green Court homes are designed with a
distinct character.
The Green Court home design product contains intermittent
areas that break up the homes for `safe by design' purposes.
The Green Court product styles are all 2 -story with four
product types. Additional products that are complementary
to the Green Court product style will be added to the product
palette.
The homes front one another along a pedestrian walkway
and shared open space area organized around a common
landscaped lawn. The majority of lots are situated
north/south to minimize western sun.
By locating garages to the side or rear of the property, front porches orient
homeowners to pedestrian walkways, green space and play areas. This encourages
neighbor interaction while building community character and providing a more human
activity.
A rich vocabulary of architectural design elements has been broken down into five
distinct styles: Spanish, Tuscan, Territorial, Craftsman, Spanish Colonial and
Southwestern. These diverse historic characters allow for a neighborhood that reflects
Marana's rich heritage and growing diverse population.
The residential design will include at least four different base models with three
different front elevations per model, the number of elevations per model may be
reduced to two if the residential design plan provides five or more models. No front
elevation maybe repeated more than one house in every five along a single side of a
street. The base color of a house may be repeated no more than one house in every
three along a single side of the street.
Varying materials, colors, roof forms, massing and architectural detailing allows for a
varied palette yet a unified whole. The individual two-story units provide a compact
Las Pilas
leadStar ��gi�eeri�q Specific Plan
Od Epp" -LW Pb* Rftdud E*w. q
IV -16
Development Regulations
design that maximizes side yards through the use of swap or easement. The "open -
sided" yard allows for more livable outdoor space with a greater number of windows
and views. The "closed -sided" yard has fewer windows to allow for greater privacy to
the neighbor's "open -sided" yard. Individual lots are designed to appear larger than
they are and provide more livable outdoor space.
The Las Pilas neighborhood offers multiple housing options including: facades that
feature a front porch (the garage is accessed from the side), smaller lots with public
open space as gathering places, inner pedestrian walkways and outer sidewalks with
Northwest Marana Town Center, nearby workplaces and cultural venues.
For the northeastern portion of the site, between Sandario Road and the future
Tangerine Farms Road realignment and located within the Northwest Marana Town
Center, treatment of product along the northern boundary of the site will include- a 5
to 6 foot decorative hedge/masonry wall along the site boundary; an 18 foot common
area with landscape amenes and pedestrian walkways; and shared open space.
and garage and fagade treatment requirements
Residential Area "11-13" Multi -Family (High Density)
The neighborhood design plan for "R -D" mufti -family high density residential
development shall, at a minimum, be comprised of the following basic guidelines:
Private Open Space Requirements: Medium-high density residential dwelling
units shall include the following square feet of private open space per
residential unit. The private open space may consist of patio, balcony, porch or
decks
IT,#
MM. M ITUL
11111 11! Fill! 111
o For any development containing medium-high density residential
dwelling units, there shall be at least two (2) distinctly different building
designs. Distinctly different building designs shall provide significant
variation in footprint size and shape, architectural elevations and
entrance features. To meet this standard, such variation shall not consist
solely of different combinations of the same building features.
Las Pilas
fiNeerID? Specific PI
IV -17
Development Regulations
o Medium-high density residential dwelling units shall feature a variety of
massing proportions, wall plane proportions, roof proportions and other
characteristics compatible with the scale of the single-family detached
dwelling units in adjacent parcels, so that such larger buildings can be
aesthetically integrated with the lower density residential neighborhood.
9 Front Dwelling Facades and Walls
Each mufti -family dwelling shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay windows and/or other
similar features, dividing large facades and walls into home -scaled
proportions compatible with the adjacent single-family dwellings, and shall
not have repetitive, monotonous, undifferentiated wall planes.
o Each mulit-family building shall feature walls that are articulated by at least
two (2) of any of the following elements:
• Recesses, projections or significant offsets in the wall plane
• Distinct individualized entrances with functional #• • patios
• Chimneys made of masonry, or other contrasting material that projects
from the wall •
• Balconies
• Covered bay or box windows
o Varied roof line, wherein elements of the dwelling display different heights,
or where roof design changes more than two (2) planes or directions; or
where adjacent houses display different heights or different roof styles. Each
multi -family building shall feature a combination • • and secondary
roofs. Primary roofs shall be articulated by at least one (1) of the followring
elements. -
Changes in plane and elevation
Transitions to secondary roofs over entrances, garages, porches,
bay windows
Color. Color schemes other than a swelling's trim color shall not exceed a light
reflectivity value of 50%. Multi -family buildings shall feature a palette of desert -
inspired vibrant colors such as warm reds, tans and complementary colors
embodied in the project logo. There shall be no more than two (2) similady
colored structures placed next to each other along a street or major walkway
•
Las Pilas
Specific Plan
IV -18
Development Regulations
* Building materials
o Materials may include stucco, brick, adobe, rock, flagstone, wood, metal,
and other similar distinct materials. Where metal is used, including window
shades, it shall be treated so that its light reflective value does not exceed
50%.
• Screening
o All screen walls throughout the subdivision shall be designed to incorporate
color, contrasting materials or design elements. No uncolored gray block
shall be allowed. View fencing may be required in certain locations.
Mechanical equipment shall be fully screened from public view- Refuse
areas shall have masonry walls enclosed on three sides and a solid gate.
o Air conditioners, pool equipment, or other mechanical equipment shall be
fully screened from View by a screen wall.
Commercial Area "C"
The commercial area shall comply with all relevant sections of the Marana Land
Development Code and Building Code in effect at the time a development plan is
submitted for review and approval.
Common Open Space
Common Area Regulations shall apply to the CA Designation (total land outside
the developed portion of the A, B, C and D residential areas and commercial
areas). Lands designated as CA include park, recreation, retention/detention
basin, multi -use areas, and an integrated system of pedestrian trails- Common
Open Space may be designed for passive uses such as parks, picnic and BBQ
areas etc. However, a strong emphasis shall be placed on incorporating
amenities that are designed for active recreation uses. Examples of active
recreation amenities are; basketball court, playground, joggingtfitness trail,
volleyball courts etc.
Las Pilas
Specific Plan
IV -19
Section V
• I•
Las Pilas
pecilic Plan.
Il+ + I II I
Implementation and Administration
Purpose and Intent
The regulations and guidance contained within this Specific Plan prescribe the
implementation of development on the Las Pilas site. This section also provides
information regarding general administration and amendment procedures.
For the purpose of identifying those responsible for implementation of the
improvements for the Las Pilas Specific Plan area, three entities must be
identified. These are the Master Developer, the Builder, and the Home Owner's
Association.
The Master Developer is the entity responsible for ensuring the basic
infrastructure facilities are planned and constructed to serve the development
areas within the Las Pilas Specific Plan.
The Builder is the purchaser of a development area, or portions of a
development area, responsible to build or provide for building within their areas
of ownership.
The Home Owner's Association is the entity responsible for the maintenance
and management of all shared open space (O/S) areas that are not dedicated
to the Town of Marana.
Proposed Changes to Zoning Ordinances
e us rne rianning fireutul tits ME
cLi)non or situation.
b. s= I ZTT= ;s�
The Sfte Plan and Architectural Review process shall be implemented through
the review and approval process of by the Town of Marana and through the
Town of Marana building permit approval process.
Development Review Procedure
All subdivision plats and development plans within Las Pilas 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
Las Pilas
pecific Plan—
V-1
Implementation and Administration
process as outlined by the Town of Marana. Final decisions on grading,
drainage, final road alignment, re -vegetation and other matters will be made at
the preliminary and final plat stage.
No structures including signs, shall be erected, improved or altered, nor shall
any grading, excavation, tree removal or any other work which in any way afters
the exterior appearance of any structure or area of land be commenced unless
it has been approved in writing by the Master Developer or designated Design
Review Committee (DRC).
All proposed subdivisions within the Las Pilas Specific Plan shall be required to
submit plans to the Master Developer or DRC for approval prior to submitting to
the Town for approval and permitting. The Town of Marana, in accordance with
Town of Marana procedures, shall approve subdivision plats.
General Implementation Responsibilities
Zia
U -S W141
review of all development in Las Pilas.
Implementation of Las Pilas Specific Plan shall be the responsibility of the
Master Developer in accordance with the regulations and guidance contained
within the Specific Plan, unless otherwise noted. The master developer shall be
responsible for the engineering and implementation of the spine infrastructure.
The spine infrastructure systems are defined as those systems that are
necessary to provide development opportunities to the Las Pilas site- These
systems include access roads, residential collectors and associated
streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber
optics, and phone lines and cable television facilities in the major streets. Once
these spine infrastructure systems are put into place the Builder may be
responsible for implementation of facilities within the spine infrastructure system
that would be damaged or destroyed by secondary development if installed by
the Master Developer.
Approval of a subdivision plat, development plan, or building permit is subject to
the following requirements:
IqIIIIIII III
Las Pilas
LeWtai ln�inperin? Specific Plan
V-2
Implementation and Administration
2. Provision of development -related agreements as required by applicable
agencies;
3. Dedication of appropriate rights-of-way for roads, utilities, and drainage
by plat, or by separate instrument if the property is not to be subdivided
4. Individual CC&Rs for each residential subdivision shall be recorded.
5. Adoption of Master CC&R's.
6. All subdivisions will require plat review and approval, and all
development plans will require review and approval in accordance with
the Town of Marana procedures effective at the time that such plans are
submitted.
It is envisioned that this project will be developed as a cohesive, comprehensive
development, achieved in several phases- If developed in phases, the
developer shall ensure that each development phase is a "stand alone" project
as it pertains to roadway, utilities, access and other considerations- All phasing
schemes shall be submitted for review and approval by the Town of Marana .
Specific Plan Administration
1. Enforcement
The Las Pilas Specific Plan shall be administered and enforced by the Town of
Marana in accordance with the provisions of the Town of Marana Land
Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided said
changes are not in conflict with the overall intent as expressed in the Las Pilas
Specific Plan. Any changes must conform to the goals and objectives of the
Plan.
The Planning Director's decision regarding administrative changes and
determination of substantial change as outlined below shall be subject to appeal
by the Town Council. Categories of administrative change include, but are not
limited to:
Pp-
W42-59MR-OWN
Las Pilas
Specific Plan
V-3
Implementation and Administration
(a) 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;
(b) Changes to the community infrastructure planning and alignment such as
roads, drainage, and water and sewer systems that do not increase the
development capacity in the Specific Plan area;
(c) 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;
(d) 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 Las Pilas
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 Town of Marana 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 Town of Marana Board of Adjustment within 15 days from
the date of the interpretation.
5. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule that is
in place at the time of development.
Las Pilas
Specific Plan
LaMar 1"ineerin?
V-4
Appendices
Las Pilas
pecific PI
y 4=6w F., I
D
Fidelity National Title
fir 1�i . INSURANCE COMPANY MEN
COMMITMENT FOR TITLE INSURANCE
FIDELITY NATIONAL TITLE INSURANCE COMPANY, a California Corporation, herein
called the Company, for valuable consideration., hereby commits to issue its policy or policies
of title insurance, as identified in Schedule A, in favor of the proposed insured named in
Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land
described or referred to in Schedule A, upon payment of the premiums and charges therefore;
all subject to the provisions of Schedules A and B and to the Conditions and Stipulations
hereof.
This Commitment shall be effective only when the identity of the proposed insured and
the amount of the policy or policies committed for have been inserted in Schedule A hereof
by the Company, either at the time of the issuance of this Commitment or by subsequent
endorsement.
This Commitment is preliminary to the issuance of such policy or policies of title
insurance and all liability and obligation hereunder shall cease and terminate six t61 months
after the effective date hereof or when the policy or policies committed for shall issue,
whichever first occurs, provided that the failure to issue such policy or policies is not the fault
of the Company. This Commitment shall not be valid or binding until countersigned by an
authorized officer or agent.
IN WITNESS WHEREOF, the Company has caused this Commitment to be signed and
seated, to become valid when countersigned by an authorized officer or agent of the
Company, all in accordance with its By-laws. This Commitment is effective as of the date
shown in Schedule A as 'Effective Date. "
courignea
FORM 27-83-66 (9/94)
ALTA COMMITMENT - 1966
Fidelity National Title Insurance Company
SEAL 4w]
Valid Only it Schedule A and 8 are Attached
The conditions of this commitment require that the premium and charges be paid prior to the Issuance of the title PotICY(s).
Therefore, no policy(sl will be issued until the charges have been remitted to the issuing agent.
Las Pilas
Specific Plan
Appendix A
The term "mortgage".when used herein, shall include deed oftrust, trust deed, m
other security instrument.
K the proposed Insured has or acquires actual knowledge ofany defect, lien,
encumbrance, adverse claim orother matter affecting the estate minterest or
mortgage thereon covered by this Commitment other than those shown in Schedule
Bhemof' and shall fail to dioo|omo such knowledge to the Company in vvvidn0' the
Company shall be relieved from liability for any loss or damage resulting from any act
of reliance hereon to the extent the Company is pnHw8hed by failure to nn dion|non
such knowledge. If the proposed Insured shall disclose such knowledge to the
Company, or if the Company otherwise acquires actual knowledge of any such defect,
lien, encumbrance, adverse claim nrother matter, the Company otits option may
amend Schedule Bof this Commitment accordingly, but such amendment shall not
relieve the Company from liability previously incurred pursuant to paragraph 3 of these
Conditions and Stipulations.
Liability ofthe Company under this Commitment shall boonly to the named proposed
Insured and such parties included under the definition of Insured inthe form ofpolicy
or policies committed for and only for actual bmm incurred in reliance hereon in
undertaking in good f aith (a) to comply with the requirements hereof, or (b) to eliminate
exceptions shown inSchedule 8'or(o) to acquire o,create the estate of interest or
mortgage thereon covered hythis Commitment. |nnvevent shall such liability exceed
the amount stated in Schedule A for the policy or policies committed for and such
liability is subject to the insuring provisions, exclusion from coverage, and the
Conditions and Stipulations of the form of policy nrpolicies committed for infavor of
the proposed Insured which are hereby incorporated by reference and are made a part
ofthis Commitment except eaexpressly modified herein.
4. Any claim ofloss mdamage, whether mnot based unnegligence, and which arises
out of the status of the title mthe estate or interest or the lien ofthe insured mortgage
covered hereby many action asserting such claim, shall berestricted mthe provisions
and Conditions and Stipulations nfthe Commitment.
Las Pilas
Specific Plan
VTOSIMMMII
Fidelity National Title Agency
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
Order Number: 60018093 -LO - B
Amendment
I Effective Date: October 31, 2007, 07:59 A.M.
2. Policy or Policies to be issued: Amount of Insurance
ALTA Owner's Policy (10-17-92) Extended Coverage 7,000,000.00
Proposed Insured:
Christopher J. Stimson, as Trustee of the Christopher J. and Aralee T. Stimson Family
Trust, dated
3. The estate or interest In the land described or referred to in this Commitment and
covered herein is:
A FEE
4. Title to the estate or interest In said land Is at the effective date hereof vested in:
David Hum and Mary Pallaclo-Hum, husband and wife and Jon K. Post and Stacy L.
Post, husband and wife, all as joint tenants with right of survivorship
5. The land referred to in this commitment is in the State of Arizona, County of Pima and
is described as follows:
SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF
TITLE OFFICER: Dan Cowgill
ESCROW OFFICER: Lisa Quigley
Las Pilas
SP cific F.
J;
. 6so =-�O
1411iftaws] 11 IS
PARCEL 1:
The West Half of the Northwest Quarter of the Northeast Quarter of Section 28, Township 11
South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona.
EXCEPT the North 30 feet thereof for Grier Road, as now established.
FURTHER EXCEPT all minerals, ores and metals of every kind and character, and all coal,
asphaltum, oil, gases, fertilizers, fossils and other like substances, reserved in Patent from the
State of Arizona in Deed Book 74, page 52.
PARCEL 2:
The Northeast Quarter of the Northwest Quarter of Section 28, Township 11 South, Range
11 East, Gila and Salt River Base and Meridian, Pima County, Arizona.
EXCEPT the North 185 feet thereof and
EXCEPT the South 325.09 feet of the North 510.09 feet of the East 618.60 feet thereof.
V-TI&W-11
The Southeast Quarter of the Northwest Quarter of Section 28, Township 11 South, Range
11 East, Gila and Salt River Base and Meridian, Pima County, Arizona.
EXCEPT the South 25 feet thereof.
The East one-half of the Northwest Quarter of the Northeast Quarter of Section 28, Township
11 South Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona;
EXCEPT the North 30 feet thereof for Grier Rd., as now established.
PARCEL 4A:
A 15 foot excess irrigation water easement over the South 15 feet of the North 45 feet of the
West one-half of the Northwest Quarter of the Northeast Quarter of said Section 28.
Las Pilas
.lira w
Specific P11
Appendix B
DRIER ROAD
Pertaining
22
1
1.
217-40-0070
1 4
-
11.
E-
16.
21
2
217-40-008A
7. 217-40-0120
12.
217-40-0160
5
217-41-006B 22. 217-41-0010
PROJECT SITE
217-40-01DA
8. 21740-019B
13.
6
13
217-41-OOSA
4.
217-40-010B
11 10 9 8
7
BARNETT ROA[__
LAS PILAS
Appendix B (1): Legal Description and Perimeter Parcels
Project Site Location* Section 28 of Township I I South., Ranoe 11 East
Acreage: Approximately 107.6
Legend
Project Boundary
Legend
Pertaining
to Parcel Numbers
(oachnLnbareorrasporWstoapareWIlistodbW*M
1.
217-40-0070
6. 217-40.012B
-
11.
217-40-0150
16.
217-41-007F 21. 217-41-008B
2.
217-40-008A
7. 217-40-0120
12.
217-40-0160
17.
217-41-006B 22. 217-41-0010
3.
217-40-01DA
8. 21740-019B
13.
21741-0100
18.
217-41-OOSA
4.
217-40-010B
9. 217-40-01BA
14.
21741-010B
19.
217-41-004B
5.217-40-011A
10.217-40-017A
15.
217-21-007D
20.
217-41-003B
Source: Pima County Land Information Systems, 2007 &Town of Marana GIS Deig
Las Pilas
Specific Plan
Appendix C
Appendix C: Citizen Participation Plan
The State of Arizona's Growing Smarter legislation has established new requirements
for towns, cities and counties to better evaluate and subsequently respond to growth
issues. A major element of this framework includes enhanced public participation and
notification procedures.
According to the Arizona Revised Statute A.R.S. 9-461.06 (B), the procedures shall
provide for:
a. The broad dissemination of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communications programs and information services; and
e. "Consideration of public comments."
The following information outlines responsibilities of Leadstar Engineering, LLG in
• the above provisions.
Leadstar Engineering, LGC will advertise and conduct two (2) neighborhood meetings-
'�Z!f
AugueqM �e
in Public Hearing Requirement, Section, 10.02 • the Town of Marana Land
Development Code.
Timing of the two neighborhood meetings will be staggered, one nighttime meeting,
one daytime meeting, to ensure opportunity for full neighborhood participation.
The developer of the Las Pilas Specific Plan shall provide the Planning Administrator
r
Additionally, a summary of each neighborhood meeting will be provided to the
Planning Administrator.
Both neighborhood meetings will be scheduled prior to the Planning Commission
Public Hearing.
Appendix D: Landscape Palette
MAJOR STREETSCAPE
TREES
Appendix D
Acacia spp. Acacia Species
Cercidium hybrid "Desert Museum" Desert Museum Palo Verde
Cercidium Microphyllum Liftleleaf or Foothill Palo Verde
Cercidium praecox Palo Brea
Prosopis (So. Am. Hybrid) Thornless Mesquite (So. Am. Hybrid)
Prosopis, chilenisis Chilean Mesquite
SHRUBS
Caesalpina gilliesii
Dasifirion wheeled
Encelia Farinosa
Hersperaloe paviflora
Leucophyllum spp.
ACCENT PLANTS
Agave spp.
Camegiea gigantean
Dasylirion acrotriche
Echinocatus grusonii
Ferocactus spp.
Fouquieria Splendens
Hesperaloe parviflora
Yucca brevifolia
Yucca elata
GROUND COVER
Galyophus hartwegii
Ganzania rigens
Gazania ripens leucolaena
Lantana Camara
Lantana Montevidensis
Verbena peruviana
SECONDARY STREETSCAPE
TREES
Acacia spp.
Chilopsis linearis
Prosopis chilensis
Prosopis Velutina
SHRUBS
Agave spp.
Caesalpina gilliesii
Cassia arternisoides
Cassia nemophita
Cassia phyllodinea
Leucophyllum spp.
Las Pilas
Specific Plan
Yellow Bird of Paradise
Desert Spoon
Brittle Bush
Red Yucca
Texas Ranger Species
Agave Species
Saguaro
Green Desert Spoon
Golden Barrel
Barrel Cactus
ocotillo
Joshua Tree
Soaptree Yuca
Calylophus
Treasure Flower Gazania
Trailing Gazania
Bush Lantana (many cultivars)
Trailing Lantana
Peruvian Verbena
Acacia Species
Desert Willow
Chilean Mesquite
Velvet Mesquite
Agave Species
Yellow Bird of Paradise
Feathery Cassia
Desert Cassia
Silvery Cassia
Texas Ranger Species
ACCENT PLANTS
Carnegiea gigantean
Dasylinon acrotriche
Echinocactus grusonii
Ferocactus spp.
Fouquieria splendens
Hesperaloe parviflora
Yucca brevifolia
Yucca elata
Ground Cover
Calylophus hartwegii
Ganzania rigens
Gazania rigens leucolaena
Lantana Camara
Lantana Montevidensis
Werbena peruviana
Appendix D
Sahuaro
Green Desert Spoon
Golden Barrel
Barrel Cactus
Ocotillo
Red Yucca, Red Flowered Hesperaloe
Joshua Tree
Soaptree Yuca
Calylophus
Treasure Flower Gazania
Trailing Gazania
Bush Lantana (many cultivars)
Trailing Lantana
Peruvian Verbena
ACCENT TREES AT ENTRIEWINTERSECTIONS
Sophora secundiflora Texas Mountain Laurel
Quercus Virginana "Heritage" Heritage Oak
Tree List A (6 per 100 feet)
Prosopis Velutina
Velvet Mesquite
15 gal.
Ecalyptus Microtheca
Tiny Capsule Eucalyptus
15 gal.
Eucalyptus Polyanthernos
Silver Dollar Gum
15 gal.
Acacia Smalliii
Sweet Acacia
15 gal.
Tree List A (6 per 100 feet)
Acacia Stenophylla
Pencilleaf Acacia
15 gal.
Acacia Willardiana
Palo Blanco
15 gal.
Cercialurn Sonorae
Sonoran Palo Verde
15 gal.
Ceffis Reticulata
Western Hackberry
15 gal.
Cupressus Arizonica
Arizona Cypress
15 gal.
Shrub List A (18 per 100 feet)
Agave Huachucensis
Huachuca Agave
5 gal.
Agave Palmeri
Palmer Agave
5 gal.
Calliandra California
Baja Fairy Duster
5 gal.
Convolvulus Cneorum
Bush Morning Glory
5 gal.
Dalea Pulchra
Indigo Bush
5 gal.
Dasylirion Wheeled
Desert Spoon
5 gal.
Hesperaloe Parviffora
Red Yucca
5 gal.
Salvia Gregh
Texas Red Salvia
5 gal.
Rosmarinus Officialis,
Bursh Rosemary
5 gal.
Ground Cover List (20 per 100 feet)
Acacia Redolens Prosttrate Acacia 1 gal
Convovulus Mauritanicus Ground Morning Glory I gal
Lantana Montevidensus Trailing Lantana I gal
Rosmarinus Off. Prostrate Trailing Rosemary I gal
Las Pilas
Specific Plan
Appendix D
PARKING LOT
if
Celtis reticulate
Netleaf Hackberry
Cercidium floridurn
Blue Palo Verde
Prosopis chilensis
Chilean Mesquite
Quercus Virginana "Heritage"
Heritage Oak
SHRUBS
Atriplex spp.
Pithecellobim flexicaule
Salvia chameadryoides
Salvia columbariae
Salvia greggii
Senna wislizenii
GROUND COVER
Calylophus hartwegii
Ganzania rigens
Gazania rigens leucolaena
Lantana camara
Lantana montevidensis
Verbena Peruviana
Atriplex Species
Texas Ebony
Blue Sage
Chia
Texas Red Salvia, Autumn Sage
Cassia, Shrubby Senna
Calylophus
Treasure Flower Gazania
Trailing Gazania
Bush Lantana (many cultivars)
Trailing Lantana
Peruvian Verbena
Prohibited Plant List
Acacia stenophyUa
Pencilteaf Acacia
Acacia willardiana
Palo Blanco
Baccharis sarothroides (mate plants only)
Desert Broom
Baccharis sarothroides "Centenniar
Centennial
Eucalyptus carnaldulensis
Red River Gum
Eucalyptus campaspe
Silver Gimlet
Eucalyptus formanii
Eucalyptus
Eucalyptus leucoxyton (rosea)
White Iron Bark
Eucalyptus microtheca
Tiny Capsule Eucalyptus
Eucalyptus polyanthemos
Silver Dollar Gum
Eucalyptus rudis
Desert Gum
Eucalyptus spathulata
Swamp Mallee
Euphorbia antisyphilitica
Wax Plant Candelilla
Juniperus chinensis
Juniper (many cultivars)
Juniperus deppeana
Alligator Bark Juniper
Juniperus savina
Sabine Juniper
Parkinsonia aculeate
Mexican Palo Verde
Phoenix canariensis
Canary Island Date Palm
Phoenix dactylifera
Date Palm
Pinus edulis
Pinon Nut Pine
Pinus eldarica
Afghan Pine
Pinus halepensis
Aleppo Pine
Pinus monophylla
Singleteal' Pinon Pine
Pinus pines
Italian Stone Pine
Pinus roxburghii
Chir Pine
Pistacia atlantica
W Atlas Pistache
Schinus molle
California Pepper Tree
Tamariz aphylla
Athel Tree, Tamarisk
Washingtonia filifera
California Fan Palm
Appendix E
Bibliography
D-10 Las Pilas Specific Plan Marana, Arizona Appendix E: Bibliography
Brown, D.E. (Ed). Biotic Communities: Southwestern United States and Northwestern Mexico.
Salt Lake City, UT: University of Utah Press. (1994).
GRC Consultants, Inc. Geotechnical Report: Marana Gardens, Marana. Arizona. Prepared for
KB Home Tucson, Inc. Tucson, AZ. (31 December 2002).
th
Institute of Transportation Engineers Trip Generation. 6 Edition.
Liesch Companies. Phase I Environmental Site Assessment: F-33 Farms Property. Prepared
for KB Home, Inc. Scottsdale, AL (23 May 2003).
Oder, John B. PE. Marana -Gardens -Specific -Plan. Prepared for Marana International
Development Co. Tucson, AZ. (March 1988).
Pima County. Pima County Code. Tucson, AZ. (Revised July 2003).
Pima County Department of Transportation, Technical Services Division. "Pima County Land
Information Systems Version 23.0." (7 July 2003).
Pima County Department of Transportation, Technical Services Division. "Pima County Map
Guide Maps.0 <hftp:llwww.dot.co.pima.az.us/gistmaps/Mapguide/> (September 2003).
Presidio Engineering, Inc. Property Feasibility Report for Marana Gardens, Marana, Arizona.
Prepared for KB Home Tucson, Inc. Tucson, AZ. (3 January 2003).
Presidio Engineering, Inc. Property Feasibility Report for Marana Gardens, Marana, Arizona.
Prepared for KB Home Tucson, Inc. Tucson, AZ. (19 May 2003).
State of Arizona. Arizona Revised Statutes. Phoenix, AZ. (Revised 2003).
Tierra Right of Way Services. Biological Evaluation: KB Home Marana Gardens 11
DeYe-loPm—ent,-,Marana ,,-,Pima -County. Arizona. Prepared for KB Home Tucson, Inc. (I May
2003).
Town of Marana. Marana General Plan. Marana, AZ. (11 March 2003).
Town of Marana. Marana Town Code. Marana, AZ. (Revised 2002).
Town of Marana. Northwest Marana Area Plan. Marana, AZ. (17 October 2000).
Town of Marana Land Development Code, Marana, AZ (Revised 2006).
Las Pilas
ilsMfr
Specific ■
LpWtar lo�ineprin?
Appendix F
Appendix F: Design Exception Request for Private Streets
row." o I it i
November 8, 2007
Town of Marano Development Center
Engineering Department
11555 Civic Center Drive
Building A2
Marana, Arizona 85653-7003
Attention: Keith Brann, PE
Subject: Las Pilas - PCZ -07061
Design Exception
Leadstar Project 61 OIA001
0 70103=
Leadstar Engineering Is currently processing a specific plan for a project named Las Pilas. The project is on
approximately 107 acres of previously undeveloped located south of Grier Road, North of Barnett Road, East
Sanders Road and the proposed Village at Barnett project, and west of Sandarlo Road. The project is primarily
designed to meet the town's standards with regard to internal roadway cross-sections; however, we have designed
a portion of the project (R -C — Green Court) with private streets that do not meet current town standards. These
roadways are Intended to be for garage and fire department access only and have been designed with a 20 foot
paved section with a 2 foot rolled curb on each side (See attached cross-section). This cross -sec lJon is typically
being used in other areas of Marana, Pima County and the City of Tucson where the Green Court lots are being
designed.
We are hereby requesting that the town grant a design exception for use of this cross-section in the R -C land use
designation for this project The project is currently In for final approval of the specific plan and the planning
department Is hoping to have it on the December 2007 Planning and Zoning Commission agenda, therefore, you
quick response/approval would be appreciated. Thanks you in advance for your help. If you have any questions or
need, further Information, please do not hesitate to contact me.
Sinoerely,
Leadstar Engineering Company, LLC;
Steven W. Hill, P.E.
Principal
+ Ch,,U /.acne/ Ocvl
1010 Finance Center Drive, Suke 200 Tucson, Aftona 85710 OMow. (520) 546-6517 Fax: (520) 571-1961 www,foodstanucson.com
Las Pilas
Specific P1
Typical Local Street Section 24 -Foot Private Street
PutnLANE I LAW
7RAveL. TRAVEL PUE
Las Pilas
Specific Plan ka(41fn"
Appendix G
• Drainage Concept (11x17)
e Land Use Concept Plan (11x17)
* ALTA Survey (IIx17
• Land Use Concept Plan (24x36 in pocket)
Las Pilas
Specific Plan
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