HomeMy WebLinkAboutContinental Ranch Specific Plan (1988)�
a� , . . '`" � ya
�,
� - S � •.�`F� �� j � . �;.
�� �. ; � �, s- ��� �
�k �%�,..� y� C'.� tyC'.
. :'��� / j ` ; .
. .. �. . �.•.:.
�i' � � ... .�:, �
y � �
� . „
� �_ ~..f ._.._ �` ��~ � � � s . �` �
� w • . ` e
..__..) ... : ._........E ......� ° +......3 .�...3 � �........3
' ` �' � � � � � `� � ,....�.,,�.,�
� � : r--
.�_. � ..
.
. � � r 7 .� .... � .
.
� �.� �.� ....... . .......E �_.....1 _E .�,,,,,.� ._..»...._._.!
� r� ��
.� ,/
Q� \���
P
� � a�,�
R o t
�o`�
�
0
�^- � � . �;„". ..,r,��s;�- .wr�'^��". ....
�
:'.::� .' ..�::' ' � ,d !:;, �
a°.
.'.��•�� � 'E' �_.:
���,�..'S. ' ' " �'f� y .. S.. ;ryr.'y�s� :'..�h,� .
:^:%x ;s't,:�' . �� r., 3. .. w(.,:;
':::,'' '�'�S' {l '" , '�'` + 'a.'S+ „ 9 �`�: 'Hv .lr�lW'
�� ''":�� ,;5?:4'i �'r�:. �' K ) , ��.,�'�„ "�"�` 1..3 ; '. ; � '>:1. �:'',�
' . ;l .:' ..:
0
/
��
�-U y-U >-C? � r=� �
�� Tt v,e � { a`' p
U r. � p
w�� C►�c�v t�L� t u J
�c� �� a� •� � �i t�n
� O CV'� O � i '''
W ^ = V _
Z �
n
LL'
�fl��° �!�-L� �I►��J
�
° tn L
�
�;
f
�l
�
�
i
May 02,96 10�13 No.OG3 P.05
� i ;�-5� _
`�
�� � � � l�tl �
� �, � ui4? � =
W = M Y
. _ � �
� U �r..�i .,
w N� �.
�� � �� ���� -
` `.�.� 'ky;
� :.. �,i
1 4�w� '
� c
, �� �
�'1�
�• ,
�� `a t
, ��
�4
t � atf'" K t�
�;
i
�
CONTINENTAL RANCH
SPECIFIC PLAN
Prepared For:
Town of Marana
12'775 North Sanders Road
Marana, Arizona 85653
And
American Continenta!
Real Estate Division
8201 North Cortaro Road
Cortaro, Arizona 85230
and
R.A. Homes
212'7 E. Speedway
Suite 215
Tucson, Arizona 85719
and
Silverado-Elektra Venture, Ltd.
Colorado Blvd. at I-25C
3900 East Mexico Avenue
Suite 900
Denver, Colorado 80210
Prepared By:
The Planning Center
950 North Finance Center Drive
Suite 210
Tucson, Arizona 85710
With Assistance From:
The W LB Group
4444 East Broadway
Tucson, Arizona 85711
Adopted April 5,1988
�..
I �
�
ORDINANCE NO. 88.09
AN ORDINANCE OF THE TOWN COIINCIL
OF THE TOWN OF MARANA, ARIZONA ADOPTING
A SPECIFIC PLAN FOR THE AMERICAN CONTINENTAL COliPANY
WHEREAS, the Planning Commission of the Town of Marana,
after a public hearing, has recommended approval of a Specific
Plan as submitted by the American Continental Company for lands
owned by it within the corporate limits of the Town of Marana;
and
�THEREAS, the Marana Town Council has held a public
hearing with respect to the Specific Plan submitted by the
American Coatinental Company; and
WHEREAS, the Marana Town Council desires to maintain
its proper role in shaping future development within its existing
boundaries; and
WHEREAS, the Marana Town Council has determined that
the Specific Plan submitted by the American Continental Company
is desirable for the continued development of the Town of Marana;
and
i�IHEREAS, the requirements of A.R.S. Section 9-461.09
have been complied with.
Nb�T, THEREFORE, BE IT ORDAINED that the Town Council of
the Tdwn of Marana, Arizona does hereby adopt the Specific Plan
proposed by the American Continental Company as more fully set
forth in that document entitled "Contiaental Ranch Specific
Plan", dated December 3, 1987, Revision March 10, 1988 and
Revisioa April 4, 1988, which Plan shall be forthwith a public
document of the Town; and
�
�
�
�
�
ZT IS F[TRTSER ORDAINED that any violation of this
Ordinance and the failure to comply with the Specific Plan it
incorporates, shall be deemed a class I misdemeanor, and that
each day that a violation continues shall be deemed a separate
� offense.
�THEREAS, the immediate operation of this Ordinance is
I �
�
�
�
Iz
�
necessary for the preservation of the public peace, health
and safety of the Town of Marana, an emergency is hereby
declared to exist, and this Ordinance shall be in full force
and effect from and after its passage, adoption and approval
by the Town Council of the Town of Marana.
PASSED, ADOPTED AND APPROVED this Sth day of
April, 1988.
ATTEST:
_✓ •�
i /' �� � .�. / ,
MAYOR / �
i
- .�� �,�., � ; `
✓''�-' ��` =� �'—� � �' �'��aLG��f t�
TOWN CL�'1�.R •� �
APPROVED AS TO FORM:
� � /
.�.�/ ,/,/�/,,,/
�� • � �
�
REVIEWED BY:
�---
TO MANAGER
�
TABLE OF CONTENTS
�
�
�
�
I �
� �
I ,
I �
�
�
�
[.
[I.
III
IV
V
Specific Plan Summary
Introduction
A. Purpose
B. Location
C. Authority and Scope
D. Legal Description
Development Capability
A. Introduction
B. EnvironmentalOverview
C. Topography and Slope Analysis
D. Geology
E. Vegetation
F'. Soils
G. Surface and Groundwater Hydrology
H. Wildlife
I. Visual Analysis
J. Cultural and Archaeological
K. Existing Features/Public Services
Uevelopment Plan
A. Purpose and Intent
B. Goals, Objectives and Policies
C. Land Use Plan
D. Public Facilities Ptan
E. Circulation Concept Plan
F. Grading Concept Plan
G. Open Space Concept Plan
H. Trail Concept Plan
I. Landscape Concept Plan
J. SchooVRecreation r acilities Plan
Development Regulations
A. Purpose and Intent
B. Definitions
C. General Provisions
D. General Subdivision Standards
PAGE
I-1
II-1
II-1
[t-3
!I-3
III-1
III-1
I[I-i
[II-3
111-3
t[I-6
III-11
III-13
III-13
III-14
III-14
IV-1
IV-1
I V-2
IV-8
IV-11
IV-14
IV-14
[V-18
IV-20
IV-22
V-1
V-1
V-2
V-3
�
�
TABLE OF CONTENTS
E. Residential Site Development Standards
1. Medium Density Residential
2. Medium-High Density Residential
3. High Density Residential
F. Commercial Site Development Standards
G. Industrial Site Development Standards
H. Street Development Standards
I. Utility Development Standards
VI. Design Guidelines
A. Introduction and Purpose
B. Residential besign Guidelines
C. Commercial and Industrial Guidelines
D. Sign Systems
E. Design Review
F. Construction Regulations
VII. Implementation
A. Purpose
B. Phasing Plan
C. Transfer of Density
D. Site Plan Review Procedures
E. General Administration
F. Subdivision
VIII. Appendix
Legal Description
LIST OF EXHIBITS
Vicinity/Regional Map
Topography and Slope Analysis
Ceology
Wildlife and Vegetation
Soils III-8
Surface and Groundwater Hydrology
Visual Anaiysis
Public and Quasi-Pubiic Lands
PAGE
V-5
V-5
V-5
V-6
V-7
V-8
V-8
V-9
VI-1
VI-1
VI-10
VI-13
VI-34
VI-37
VII-1
VII-1
VII-5
VII-5
VII-8
VII-8
VIII-1
VIII-i
PAGE
lt-2
III-2
III-4
tII-5
III-12
III-15
IIi-18
�
�
�
I �
�
�
I �
�
�
�
�
�
I �
�
�
�
�
�
�
LIST OF EXHIBITS
Existing Transportation Routes
Land Use Concept
Infraslructure Plan
Circulation Concept
Road Cross Sections
Grading Concept
Open Space Concept
Trail Concept
Landscape Concept
SchooURecreation Facility Map
Land Use Phasing
Infrastructure Phasing
LIST OF TABLES AND FIGURES
Land Use
Land Use Parcels
PAGE
III-19
IV-4
IV-10
1V-12
IV-t3
IV-15
IV-17
IV-19
IV-23
IV-24
VII-3
V II-4
PAGE
IV-3
I V-5-6
�
�
I. SPEC�FIC PLAN SUMMARY
The Continental Ranch Specific Plan establishes comprehensive guidance and
regulations for the development of approximately 1,910 acres located wi�hin
the Town of Marana, Pima County, Arizona. The Specit'ic Plan witl establish
the development regulations, policies and programs for the implementation of
the approved land use plan by establishing policies and site development
regulations which will replace the current property zoning. This Specific Ptan
is regulatory, adopted by ordinance and will be consistent with the Town of
Marana's General Plan.
The authority for preparation of Specific Plans is found in the Arizona
� Government Code, Section 9-461-08. The taw allows preparation of SpeciPic
Plans based on the General Plan, as may be required for the systematic
� execution of the General Plan and further allows for their review and adoption.
As well, the Town of Marana Ordinance 83 provides the uniform procedures
and criteria for the preparation, review, adoption and implementation of
� specific plans.
A development agreement will be submitted to provide,further documentation
� of the guidance for development contained in the Specific Plan. The
Development Agreement, by incorporating this Specific Plan, guarantees to the
Town that it may rely upon this Specific Plan as to precisely how the subject
� property is required to be developed. In addition, the Development Agreement
gives the Developer assurances from the Town upon which they can rely.
�
�
L�
�
� I-1
�
�
II. INTRODUCTION
A. PURPOSE AND INTENT
The proposed Continental Ranch Specifc Plan allows for a maximum of
9,156 dwelling urrits, on approximately 1,292 residential acres located
within the Town of Marana, Pima County, Arizona.
The adoption of the Specific Plan will establish the Cype, location,
� intensity and character of development and the required infrastructure
in order for development to take place. The Specific Plan also shapes
� development to respond to the physical constraints of the site,
coordinates the mix of residential density and product types and provides
adequate circulation, recreation and other public uses.
��
� �
�'
�
�
�
�
�
�
�
Responsible planning of the proposed Continental Ranch Specific Plan
can be insured through the adoption of a development control
mechanism that reflects thorough and comprehensive land use planning.
A suitable development control mechanism is the Spec�c Plan, which
when adopted by a jurisdiction, serves both a planning function and a
regulatory function.
Ttie Specific Plan is a device used to impiement, t,he Ceneral Ylan and it
is a more delailed version uf the General Plan for a fucused area. The
SpeciCic Plan articulales the planning considerations for Such pdreels
and imposes regulations or controls on the use of such parcels. The
Continental Ranch Specit`ic Plan is the combination of concepts,
procedures and regulations of numerous planning documents combined
into one.
B. LOCATION
The Continental Ranch Speci!'ic Plan area lies east and west of the Santa
Cruz River, generally between Ina Road and Avra Valley Road. It is
located within the southeastern portion of Marana.
The Santa Cruz River floodway is the eastern boundary, and
approximately 1,000 feet south of Cortaro Road is the southern �
boundary. Approximately two hundred and fifty acres of property to the
west of Silverbell Road are in the Tucson Mountain foothills. The
Specific Plan area is approximately four miles north of the City of
Tucson limits along Interstate 10. (Exhibit II-2).
II-1
� - ,� � � � � _._� _,� � � _.� �.� _�..,_� __� _� � � _.� -. � '
>;. .'; �f
1�fi D
m
�X
<
<
�m '
O�
Z
v _
D
2 '
�
�a=
�.
�
Z ` �`
D Z` � �,�
n m ,,;�; ••�^
= Z� ��w
�r ' � �.
Sand ers Road
Sandario Road
� *e�;,�
.�-
.. ��
; ���i
��
�
�
m
�
m
-i
O
�
�
r
3
N
; �'��:, �' - ..,............
,
: ,. .
�o;, ''�,. A
-_ \: Y _ :O • y:. . .
• � y- � .
� ..,• ,:7D.' ��I/=-,������i. __..._..�.. _..
--���-' - .�' d m�,�ullb�. .
" � D z•_ ;�; I
_,;,:;�•; � �.,_a�, r .'"'�......�u�„� i
_� � � = _ nL� .7R =. :, Z � 1 y�.�.W�
- ... ;,: - � =: ��,, _ ,., _,, ; .�,;� y,,, a
�' ._' ��� =: � _ : �;�' . � e -� ��� � � �
„�� ,��^ -� �� , 2".(p' I
: , � ,..��'`\_ �..,� � I
_ ��'�` ���<�•:; z : ` : C a. . C .
" � �\''_';: "� V � 's y �
1 V�, ,� ,�'�„ \!� ! _ �uZ�� I r�...d��4
. Z` ` = 4 : _1.�y•. O \ �y : _ „�\ � � � i : j : � /� t� � ��.
:�'c' r ' i� '� ; i �::',' �, -�7 t• •• : i n�i''l.i�° •. � ws
y { '!Ij-�.0 W.,�� �
_ , t J 4 �� \,_ '� � t �
`�� - E .. d�� ������nn���t r ����..,i/
� n "�l '.� • yl.� r'�"v�M�� � r,F•wn' pa.�i ";�'�
' .. �,�: �. �.�y �iuh,'�� � � '�+' 4 M"Ybl�� ap+ 'q�
w t�rlt�
•p � � i Scenic Drive ;,;�
s'op _��4�r �::;�� Nrv:..:
, i ��;i�
Y ��I\�` � r�i:_..::�
p'1j � � �..�... � ,u�€ . •ai� ��;x� �/l1�i
� `II� `nt�� f ,,N'' .. ' f,• w _ y yl ll//.� i oJ„� °. �y � : �
F� � ����/�r � � i 4�r �u�„..� �� 'ttj ' �ipP
� ° �;blV i � ,ii,' " rnU�� � � �`"�: �, , I�v¢= .� ,
.t� Y' ��'� 7 � t. .�j�� . _...1
,u�a � u�� � _�_ �/� ,+� . ,"L i �fp 's i f f
�'
�,�c i�� ` � `, • jilr _����� ' � � ,�f�t�'T� �w�_
���� � • �.�, \ �•. i��'1� �� �i�•� i qi�` �/A� �; i
�� t 41�" 'v�10` i t lt � �Gpw. ��' �.v �4(
� � " �R` �. £
�'�11�� '�1\ ��� ; ����. q � _ ,� .., %•�
�i w�li�\` �'.;��.
� �";t�•+nt �iid�'
%,p,�w r _ v9
�_ . �ir��ini, 3
�ii�ti;� = y 4 4t1� , m
3` ti� b h�i, 4 ��r M
� � tl
rs ��n ��
s� � J` � E . O
3 � �''yp.� Op
� a
i
�� � �
Y� �
�NIII���
O
a
Wade IRoa
s��=
�..
�\Ii��n �p���+�114� iiii
��r
� �
:;c � �.i..- - .
M; ��.uw�rlip�� � .•/�
<
d
C
�
�
�
�
�
Z
O
tn
A
a
r
m
��
co
nZ
� T
O Z
?D
D
Z
O Nm
O �, m
m ��
X °�
_ ��
� Nm
� N C
W �
� o� m
N
N rn o
�
�
�
rn�=
ZDrn
rn
N �
]a /
0
�
�
\\
�
� � � '
01 > m �----
�
� 3 � � Q'o>
� � � 7� � > 70
' Z A —i
0 0 ' D � C
a a , r �
1
�
a
<
m
<
m
�
�
�
O
m
a
D
D < .:%' ;:' �
� �
.. C:
l;�
', '�;
l
:�
i'I
;°i
C:�
:1
J�
�
� �,�
��
0
O�
M�
� e
�
�
C. AUTHORITY AND SCOPE
�
The Continental Ranch Specific Plan has been prepared pursuant to the
provisions of the Arizona Revised Statues 9-461.08. The Arizona
Government Code authorized jurisdictions to adopt Specific Plans by
resolutions as policy or by ordinance as regulation. Iiearings are
required by both the Town Planning and Zoning Commission and the
Town Council after which the Specii`ic Plan must be adopted by the Town
Council to be in effect.
The Continental Ranch Specific Plan is a regulatory plan which will
serve as the zoning for the subject property. Proposed development
plans, or agreements, tentative plats or flnal plats and any other
development approval must be consistent with the Specific Ptan.
Projeets which are found consistent with the Speci�c Plan will be
deemed consistent with the Town's Generat Plan.
The intent of this Specif'ic Plan is to provide a concise development plan
for the subject property. This Specific Plan will serve to implement the
development of the approved plan within the bounds of the regutations
provided herein and will be adopted by ordinance as a regulatory
document.
LEGAL DESCRIPTION
See Appendix.
II-3
�
�
�
�
�
�
f �'
�J
�
�
�
�
III. DEVELOPMENT CAPABILITY
A.
B.
.'�
INTRODUCTION .
The development capability chapter is submitted as part of the specific
plan to present the various physical components of the property. This
information is compiled and synthesized to assess the suitability of I,he
property for development. Overall, the property is highly suited for
development.
ENVIRONMENTAL OVERVIEW
The Continental Ranch Specific Plan area is characterized by broad, flat
terrain throughout most of the site, and low hills located along the
southwestern edge of Silverbell Road. A Iarge portion of i,he area was
actively managed for agricultural production, but recently has been
graded in preparation for development. The riparian environment was
dramaticaily diminished due to the flooding of 1983.
The majority of the area has been invent,oried and dceumented by the
State Museum for archaeologicatly significant sites.
Visually, there exist excellent offsite views of the surrounding mountain
ranges. The onsite views are relatively flat and unobstructed.
Stormwater runoff impacts the area from the west in t,he Tucson
Mountains. The Santa Cruz River enters the area from the south and
has a signif'icant regulatory lloodplain width.
TOPOGRAPHY AND 3LOPE ANALYSIS
The area is characterized by the broad, floodplain of the Santa Cruz
River which slopes at approximately one percent from southeast to the
northwest.
Low ridges alternate with narrow valleys of natural washes which result
in a rolling landform on the west side of Silverbell Road. The washes
tend to be narrow and shallow without substantial incision into the
native soils. The average cross slope west of Silverbell Road is
approximately 6°k. The east side of Silverbell Road is virtually flat and
is a geologic floodplain component of the Santa Cruz River system.
� III-1
� � � � � � � � � � � � � � � . � � � �
N
n
C
9
n
m
c. C
< H
c�
N N
p V
P "'
�
z
C
-1
m
N
m
om
2H
�
0 O
� �
�a
�o =
p�
>N
�,
NN
Z�
� 0
� O
s�
0
O
�
m
<
N
m
0
m
V
N
�
T
x
m .
:
N
�������uu��u�����:;Fr..' .,
1 ' ; l�:�^.
�;�:}�:i�'%1'� ;Ylh:}j.... �:W � � :
S.� , r., ,y, �
�'..�..� ..�'�i'��.i;���� • r�
�l�l
��i• � "' ���
r. ' f. .t,� �Fi.•. \' ' ���
.":.� ��}:5.t ��>>'�;; , , . � � 1 � �.
,� �' , _� 'liC;,.n^'' � , � . '.•`'.::i. � ? ',\\
>. ;.�,��:.;: �'�. . +;.','�'�� r `
���i,. �i?;i��.:� !' 4' `�,�,
. . , ��i: i•, � � r , � /
��� t �,'. � { i �.
,: �:L��+'� �,'�.
i�
:I.�. �.Y..�Y
!� -;;.�,�." 7.:`�.
.'`� �����/ ��` \�
. :.' _..'."
� ��1 • �� � • � � ��
M� .
�:�, '. !� .
�� `T ` `CQ� .�
h�f �.� �� � .
��t:� '� �+R _. � �
,° `� ��' ...■..� A
q p „ ..��� .�'Y:� .: 4 .•��� ���.
• ��' �w O Y �� ��
i .�� ���. �. .�A
�� ������ ��
• �� •
��i . �� �,��
...
..
j ��������w��>
. ,.
; .,.
: ,.•
: ,.•
: ,.•
�,.
0
N
$
A
O
8
m
X
_
�
—1 g
� �
N :i
,$
� �'
� ��
a� _
a m
� E�
'"' �� Z
��, �� �
� ���i �I = s
;�;
m
� i •���■r■
���, ;,i F ���i
ij�i , n
��
� •..'�
� •
�
� ,
�
� �
���........ � ,���......1
• � � ° �
. �' �
■ i ' �
■ i
� ,' n ..i
■ � q c�
I : � •� .
/�/,-� , : ; " � .
/ j�o t�'���.��ru.jf' �
I •
1 � I. •' ; , : .
� I�' ,' ` ti i i �
!�,� .• �ti : : ■
.
♦ ,�
—�� ___ --___. .__._-__- _".- �+,!!.■■■.�■�
-� 'a=c'n'e� '�w
e
./ � � n
�� r n
rJ � p .
�O �
��
,■� �
„
.. � � ,�
�� ,
L;
L
�
�
L��
L1
L
L�
��
s
�
�
LI�
� �_
i i�
:! s _ " 1
s - , " � ��
'♦ .�'�` � Y f �
� � _ ��
____�:�._�_�____�__= ����
_ •
e-xdk� II sseesszasassaav= '�.:::'
4
r
F„ ,.•
�r ••
�� � y s .���,.
iiA i ��
�j �_ ��
}�.s�=a==�=aa�a===sa_� ����
�� .����•
II ���
�� ,•
�� ,.
���» _••' .•'�,•••
s
��.
L�
�
�
�
�
�
�
L }
���•��
♦
���� � '
r ••�
M ����
�
■
�
/
�
�
r
a
Z
W
O
C
Z
0
D
�
�
i
� �
♦ �
• �
•
1 �
♦ �
. �
:� '
: .
; ,.
.
: .��
�u�uy
�'
� �
m m
N N
O O
� O
� �
�
� � p
� O�
� �
� r
N �
o m
-o N
m
N
r
m
�
m
z
0
:.-• � �� iq '. �� �Y�
/' r�� �� •ii ����
�� Ik =N = °� •: ••�������
�� '
�� o ���
i� ��
II ' ��
i � �
1
�
:__!
�
�
�
The Topography and Slope Analysis Map indicate area� wilh different,
slopes. The overall average cross-slope within the area is approximately
three percent (Exhibit III-2).
D. GEOLOGY
The Geology map (Exhibit [I!-4} locates Lhe major rock types in the drea.
The surficial geology of most of the site is charact,erized by
unconsolidated alluvium (material eroded from rock formdtions) ranging
in texture from E'ine silt in the lower areas near the Santa Cruz River to
coarse textured alluvium and talus on the bajada slopes of the Tucson
Mountains.
Caliche is not prevalent in the area, although I,here may be some
moderately broad soil layers at 3.5 to 4 feet. The geology of the site
provides a suitable structural base for development.
E. VEGETATION
The Continental Ranch Specific Ylan ;�rcu is icx;dl,ed in t,l►e soulhern
portion of the Sonoran Desertscrub - Lower Colurudo Subdivisiun life
zone (Exhibit III-5). Within the area are two vegetative associations.
The majority of the site consists of land prepared for development and
the Saguaro-Palo Verde Association west of SilverbeU Road.
Saguaro-Palo Verde Association
This association is found on the slopes of Silverbell Road. This
association is a subset of the Sonoran Desert, scrub v�:gelul.ive
community. This association is compo5ed of smxll-leaved desert, I,ree�,
shrubs, numerous cacti. The community at,tains ils best develupment on
rocky hills and other coarse soiled slopes as found in this area.
Major tree types include:
•
•
•
•
•
•
Foothilt palo verde
Mexican palo verde
Desert Ironwood
Netleaf Hackberry (Celtis reticulata)
Screwbean Mesquite (Prosopis pubescens)
Velvet Mesquite (Prosopis uelutina)
ill-3
u
� _� :--� : � �4 : �r r� -� �r _ +�► � � �r - �s �r � � � .� -+� -ww �-- w�r �r
...
.• .
; �..........�
: •
�...... �.+
...... .
}.... ;.
:
: : ' :;O
} . :�.
.
�;.
0
N
O
A
S
m
s
�
� � ►
I �n
� �
��
,� ��
:� �
a�
p'�� �� Z
����► _� �
�� i
`�
A >`
M��
�
i`
�i\
S '
� I
,
�
a
�
�
( ll
�
.`
s
�
�'.
� /
� �.
.
.
.
i
�
z
m
0
c
z
0
A
�
-c
: � -. .
1 1� • � • •
� . .��
��
j � �
..
��• , � •��
' �.: !
...:•'
� �
�� °-,
c � 7°
- v� i < c a i >
�� z
a
m �v
�N m�
mN 0
0
i �
� z
m a
z �
� �
D
� r
R m
v
O
�
�
m
�
z
�
� � �' �'' �'' �' �'' � �'' � � �' � � �� �! �+ �'; �!.
0
�
m
�
w
N
■�f���������•
�u
N�
Y
� i,
QD
,`•�
. %�'
!
.
��
, �� ������i �»•
� • �• •• � • .
y p ���� I� ����� 1 �� • 1�� ��i►
:••� • �•: '� ��
r �� t�� ���
�� � ••���-�N��•�
---
..
; a.........-.
. ,.
: ,.•
: ,.•
: .••
. ,.•
�,.
0
N
8
A
O p
O
m
x
W
� g
I .
� ;�
N �
� �_
' N �
°� ��
' a� Z
. iriil �� Z
�h� b :: �'S
�� �
s
„� �,
Lt�
/
� � t
��
....,
� �
.
�} '
u �
� . �
'� • � i..������ d
ee •� . * j......!
.
�y ��������i��������� � . q .
��� . 2 �0 � �� Y /�' � � a •
�� ^' ° � i �y" i
� . i• � . � N �j .
� ; �� . � � � � �� C�
/ � . � . �. � � � .
� a
//� �'� �•� .�� . � . {����o�����j{' � ;
' . ' � • �
. ,� � : �
ti � .
.
S � �:',, pti� � �• i
_��I�' '. .���.. ...... ...: �.°x1i��������������������i i
� •:�*R.■a»�D .. t 1�
tl �
�� �' . ' 8�� " •' • .•� �
�� ,. .
� ��� �� . ,. . :
�� . . � .
i�ti �� ••'� •'� '
�/� • O • ■
� f , u ��' �0 :
1 ■ ' ��, �' • j
� • •
I N ���� � ��
�� •'� �� � ^' � � n �� �� ��
I . • ;,, � $ n n a ��' • ��
. � . = U . •� � ...
�s.�r ■a�.���.u�.....�es����.asas�.�«a�..�1�.. ��� � ������y .
N I ���
n ••
n ��•
u ��•
, ,, ••••�� �
N= .�� ���
• •
I f�'...........�.......: ����� �������i� ,
�� �� • �� �
:p .����� _. .�i�� .�f .
n .�• .�� .��
11 . - -�.n.. ..' �. y �1 .��
. ••�� .���� ..��
•�ei^ , �� � ♦
���������s��
����s
�'��• �
�� ��
N����
�
D
z
W
0
C
z
v
a
�
�
—�
�
„�
.� s ,
� i
s
� �
/ �
� 1
� _,
s�
( ll
� �i
�!
�
�
a
c�
C
a
�
O'
i
�
a
r
O
<
m
�
v
m
>
N
y
O
A
D
�
s
Z
�
�
m
�
D
�
m
v
�
0
�
v
m
<
m
r
O
�
�
m
Z
-i
r
m
�
z
0
I ' _ __
,_,_,_�.._�._...___
r7i;�. II � �4 ; � /. ����
,u
�+� n . �� � ���� •
I��� ' �*�•
�� _ �,.•
�� o ,;•
��
i � . �1
II . ��
II ♦
II ��
�_
�
�
�
I �
I �
I �
Typical shrubs include:
•
•
•
•
•
•
•
•
•
Bladdersage (Salataria mexicanu)
Catclaw, Gregg (Acacia greggii)
Century plant (Agaue)
Creosote (Larrea tridentata)
Desertbroom (Baccharis sarothroides)
Falsemesquite (Calliandra eriophylla)
Ocotillo (Fou,quieria splendens)
Saltbush (Atriplex polycarpa)
Yucca (Yucca)
Cacti include:
• Barrel Cactus (Ferocactus w'islizenii)
• Cholla (Opuntia)
• Prickly Pear (Opuntia)
� Saguaro (Carnegiea giganteus)
A variety of forbes and grasses are also found on site.
F. SOILS
The area's surface is composed of a number of different major soil groups.
Soils in this area serve as structural or foundational material for
building development.
Soil properties important in engineering design include permeability,
shear strength, compaction, expansion, drainage and shrink-swell.
Permeability refers to the rate water moves downward through
undisturhed soil material. Rate of pecmeability depends largely on soil
structure, texture and porosity. Shrink-swell potential indicates the
volume change resulting from shrinking of the soil when it dries and
swelling as it absorbs moisture. Shrink-swell potential, as well as
contraction and expansion characteristics, are estimated on the basia of
the amount and kind of clay in the soil. Soil drainage is a function uf the
soils' porosity, and shear strength depends upon soil origin, thickness
and parent materiaL
Expanding and collapsing soils are a major foundation problem due to
volcanic terrain and clay content of the soil. In general, soils with high
clay content which rest upon a volcanic under-structure have potential
for expansion. Soils with low to medium density silt and sand have
III-6
�
�
�
�
�
�
�
�
�
�
�
potential for collapsing. The majority of the on-site soils are usdble for
development with.proper engineering design.
The Soils map (Exhibit III-8) identifies major soils groups found in the
plan area. The Grabe Series, Anthony-Sonoita Series and the Rockland
Series account for the majority of the area. All of these soils have
moderate to high rates of permeability. Runoff is slow for Grabe and
Riverwash soils. Erosion is generally characterized as slight for these
three groups.
Grabe Soils
The Grabe series consists of well drained loams, gravelly loams, and silty
clay loams. These soils formed in recent alluvium deposited on
floodplains, alluvial fans, and valley slopes. Slopes are 0-3°k. The soil
proCle is moderately alkaline and calcareous throughout. Permeability
of these soils is moderate. Grabe soils are used for irrigated crops, urban
development, desert range, wildlife, water supply, and as a source of
material for engineering work.
Anthony Soils
The Anthony series consists of well drained sandy loams to gravelly
sandy loams or loams. These soils form in mixed material that was
deposited on t7oodplains and alluvial fans by rivers and streams. Slopes
are 0-5%. The soil is mildly alkaline to moderately alkaline and it
generally is calcareous throughout. Permeability of these soits is
moderately rapid. Anthony soils are used for irrigated crops and desert
range. They are also used for urban development and water supply
purposes, as wildiife areas, and as a source of material for engineering
work.
ftockland
Rockland consists of undulating to very steep, rocky and cobbly material
� on hills and mounl,ains. The rock material is andesite, basall, and
limestone. blany rock outcrops and coarse fragments are on the surface
of this land. Relief ranges from slopes of about 5°k to vertical cliffs..
� Between the rock outcrops are very shallow gravelly and cobbiy soils
that are sandy loam, loam, and clay loam in texture. Permeability of this
land is moderately rapid to moderately slow. Run-off is rapid and erosion
� is a slight haaard. Rockland soils are used mainly for desert range,
water supply and wildlife areas.
�
III-7
�
�"� �,.�� �� :� � � --� - � . "� � '� ..�'`,� -.� °�'� � ---� .__� ;.»..� .�..� '
N
C
n
�
��
P
N C
O�
r' m
c� <
= T
��
� �
�D
A�
m�
�
�
�IMM�
�
i� ���Y.���
, � v t 1� .A :
, f Y•� f'�t��.
0 ,� J .A � ',t � � •
� '�' ' , w•
� ,�� •• r ±L
, ^ �'••• � ��
� �- �� � ` -,r ~r•=- �
���=� � � �, � ^ )
�,�� ` w ������
ial�I�ImQ1
�t�� �
♦
��--��t�
�L ���
r...�� �-_�
�� ��
.z�*-'=����'-v�"
�.....���'►- � --1►
�!
��
� ���i
»�•
�u � �
'
...
��
�•-----....,
� _�:--�'-.
__-�
. _..
��
--...r��
�
�
�
�
�
'�
r
D
z
�
�
C
2
v
�
�
�
��
�z-�
�� ='i
t �l
t ,a_-r �
�~� �
�� � ��
�� =-��
���� +
i ===s
•i����+
`.r �_ c+� ,.�� '
%� _== / . . � ` .� p
� � �� � � �
� �
D � W � � �
D n = � = N = _' �
= 7�
> � o m o -� < r r, a
� � z cr� z 0 m � z
tn '� m � r v
D > � � � m 7�o D c�
3 � m c � � ai m m
0 z m
x � y o cn = z m
C a Z D � m cn
m > � v, � �
� a
0 v�i r � p t
� A D � N
m — � N
m
x 0 m
Z �,
0
N
O
8
�$
A �� � �
8 �
�� �
m �
s a � Z
� ini �� � � �
� $ t dli �I = "
_ o :��
� � '
� -�
�
,
i
�
L�
�
r
m
�
m
�
�:
�.
�
�
�
�
Laveen Soils
The Laveen series consi5ts of well drained sandy loams, gravelly sandy
loams and loams. These soils formed in old alluvium that is high in lime.
They are on alluvial terrace fans, terraces, and valley plains. Slopes are
0-3°k. A zone of lime accumulation occurs at a depth between 14 and 30
inches. The soils profile is moderately alkaline to strongly alkaline and
is calcareous throughout. Permeability of the laveen soils is moderate.
Laveen soils are used for irrigated crops, desert range, wildlife, wat,er
supply, and urban development.
Mohave-Tres Hermanos Complez
�
�
I �
f]
I �
�
I �
�
I �
�
These soils are on long, narrow alluvial fans. The areas are dissected by
many small shallow drainageways. The mohave loam is nearly level and
occurs on areas adjacent to the drainageways and the Mohave sandy
loam is gently stoping and occurs on alluvial fans above the
drainageways. The Tres Hermanos gravelly loam is nearly level and
gently sloping. It is on old terrace remnants above the drainageways in
the higher areas of this unit.
The profile of Mohave soils is moderately alkaline and generally is
calcareous throughout, but in places it is noncalcareous to a depth of 24
inches. Permeability of these soils is moderately slow. Mohave soils are
used for irrigated crops, desert range, urbdn development, wildlife, water
supply, and as a source of material for engineering work.
The Tres Hermanos series consists of well drained soils that have a
gravelly clay loam subsoil. The profile is moderately alkaline and
calcareous throughout. Permeability of these soils is moderately slow.
Tres Hermanos soils are used for desert range, water supply, wildlife and
as a source of material for engineering work.
Brazito Soils
tn the Brazito series are excessively drained soils that are dominantly
sand, gravelly sand, gravelly loamy yand, and sandy loam. These soils
formed in alluvium deposited on floodplains and fans and on valley
slopes. Slopes are 0-3�fo. The soil is moderately alkaline throughout. It
generally is calcareous throughout, but in all places it is calcareous
below a depth of two feet. Permeability of the Brazito soils is rapid.
Brazito soits are used for desert range, irrigated crops, and wildlife.
�
�
�
,
Nickel-Sahuarita Association
This map unit is on gently sloping fan t,erraces. Slopes are 1-8°k. This
� unit is made up of Nickel very gravelly sandy loam and Sahuarita
gravelly sandy loam along with a small amount of cave gravelly tine
� sandy loam. 1Vickel soils are on the terrace crests and shoulders wi1.h
gradients of 3-8% and Sahuarita soils are on lower lateral tow Slopes
with gradients of l-3°k. Cave soils are on erosional fan terrace remnants.
The components of this unit are so intricately intermingled that it is not
� practical to map them separately.
�
�
�
�
I �
I �
�
�
I �
The Nickel soil is deep and well drained. It formed in gravelly mixed
alluvium derived dominantly from limestone, quartzite, granite, gneiss
and other igneous rock. These soils are moderately alkaline and
calcareous throughout. In some areas the surface layer is very cobbly
sandy loam. In a few places caliche is at a depth of 40 inches of more.
Permeability of this Nickel soi] is moderate to a depth of 40 inches and
rapid below this depth.
The Sahuarita soils is deep and well drained. It formed in medium
textured alluvium derived dominantly from limestone, schist, phyllite,
and other sedimentary rcek. These soils are moderately alkaline and
calcareous throughout. Depth to the buried subsoil ranges from 20-35
inches. In some areas the surface layer is fine sandy loam. Permeability
of this Sahuarita soil is moderate to a depth of 28 inches and moderately
slow below this depth.
This unit is well suited to homesite development. The main limitations
are hazard of gully erosion, and dust.
Sahuarita-Mohave Complez
This map unit is found on gently sloping fan terraces with slopes of 1-5%.
The unit is 60% Sahuarita very gravelly fine sandy loam on stoped
gradients of 1-5°lo and 15% Mohave Loam on slupe gradients oE' 1-3%. The
Sahuarita and Mohave suil characteristics h�ve been described above.
This unit is moderately well suited for urban development. The main
limitations are moderate shrink-swell on the Mohave soil and dustiness
in disturbed areas. If buildings are constructed on Mohave, properly
designing foundations and footings and diverting runoff away from
buildings helps to prevent structural damage because of shrinking and
swelling.
III-10
�_
�_
,
�
�
'
�
'
�
�J
G.
Plants native to the area are most suitable for landscaping. Lawn
grasses, shrubs, and ornamental trees that are tolerant of excessive
amounts of lime should be selected.
SURFACE AND GROUNDWATER HYUROLOGY
Surface Water - The accompanying hydrologic map, r:xhibit II[-12,
shows the approximale 100-year flood boundaries for the watercourses in
the area. The hydrology map depicts the condilions of 100-year
discharges.
With the exception of the Santa Cruz River, watercourses which impact
the site originate as part of the atluvial fans at the base of the Tucson
Mountains west of the property and flow northeasterly onto the site. The
drainage basins are characteristically long and narrow. Where the
majority of flow is contined to the channels, they generxlly become
shallower downstream, converting to sheetflow just upstream of
Silverbeli Road. The approximate 100-year flood boundxries are based
on estimates of the peak 100-year discharges, Manning's ratings of the
channels, field investigation, historical information, and interpretation
of aerial photographs and topographic maps.
The current Federal flood insurance study for the Santa Cruz River was
� completed prior to the October, 1983 flood and is based on a 100-year
discharge of 40,000 cfs. A revised flood insurance study is being
prepared and should complete the process revising the tlood limits by
� January 1, 1988. The revised t7oodway and 100-year limits were used in
the channel analysis. An approximately 2,000 foot wide floodway from
Cortaro Road to a point approximately three miles downstream from
' Cortaro Road has been constructed by the developer, as approved by
Pima County Department of Transportation and Flood Control and the
� United States Army Corps of Engineers. A low flow channel of 400' in
width lies within the 2,000 foot wide floodway. It contains the
approximate flows of a 10 year flood event.
�
�
��
�
�
Groundwater Hydrotogy - The majority of the area consists of soils
described hydraulically as unconsolidated to semi-consolidated alluvial
deposits which allow the transmission of water from stream flow,
mountain runoff, and direct precipitation to the aquifer beneath. An
aquifer is a permeable and porous rcek formation or subsoil which can
store and transmit water. The hydrology map indicates depth to water at
Ilf-11
-, � ;�-� � . .�r :-...� �� __� _ � � M -:� _ � __� _� :_� _ _� --� --� �
� ��.....
� i 7
7, ��
'�� .......
.�
�,.�� � ; ��\.
o,� �i �
.......................
� ; �� _ ��. /,
�� � .
�MN������.
O �••
• �
.
.
.
� ,�
.•
M
O
N
O
O
N�
� � '
� ' • �
�
� � �
m e
S a� Z
� • �ill �� �j
_�
,� �
_ �
i „
j �
N
�
� �e3
���
R °' �
c ��
•
����•
n
•
n
y •
�,�
o � \
b
.
�
' � S9 c� �
%" \ \ ,�``-� w
� � '
� ��
� N ,
� � �-�--� a� ..s��
.
-�fi_.... �
�
L 0
L�
�
��
�
l I
1...
� O
�fle
�
cr
���
s n
`� �
�
.
.
.
.
.
- o
r
D
Z
W
O
C
Z
v
D
�
�
r
�
Z
�
�� .
�
�_
��
specitic well sites. The alluvial deposil.s conLain soils which have
collapsible characteristics.
H. WILDLIFE
Biologically, the Continentdl Ranch SpeciFic Plan area contains little
�- wildlife habitat and its associated inhabitants. The floodplain area is
classified as Warm-Temperate Interior Strand and Sonordn (tipurian
Scrub, while the segment west of Silverbell is Sonordn Uplund. 'l'hc
' majority of the site is being actively managed for devclopmenl or is
under industrial usage.
�
'
�
�
,
�
�
�
I;
�
C�
�
I.
Due to the flood of 1983, a great deal of existing riparian habitat
associated with the Santa Cruz River was lost. In its current condition,
the wildlife �value of the floodplain is low. Bird species, mammals,
reptiles and amphibian populations are expected to be very low. There
are no identified species of special interest, including federa! or state
listed species, according to an environmental assessment for the
proposed Santa Cruz River channelization prepared by SWCA, tnc. in
March, 1986.
VISUAL ANALYSIS
A visual study of on-site views from the adjacent travel corridors,
Interstate l0, Ina Road, Silverbell Road and Avra Valley Road was
conducted in the field.
On-site views from I-10 are extensive. Visually sensitive nodes cecur
due to the elevation above the ground plane at the Ina Road, Cortaro
Road and Avra Valley Road ramps. Thus, views on-site, especially from
southbound vehicles will be affected. Long distance views to the west are
of the Tucson Mountains, an excel►ent visual amenity.
The views on-site from Silverbell vary in direction as the road meanders.
Generally, a visual overview of the site at the design speed of the ro�d
allows a view of approximately 1,300 feet. The terrain is relaCively t7at
and has been prepared for development. As Silverbell cuts into the site
at the northwestern boundary, the viewshed narrows due to steep slopes
on the west. The views to the east continue �o be of flatlands with the
addition of the existing mobile home park. Long distance views from
Silverbell focus on Interstate 10, the Tortolita Mountains and the Santa
Catalina Mountains.
III-13
�
�.
�J
�
From Avra Valley Road the view on-site is undeveloped and tlat with an
occasional glimpse of scattered riparian vegetation associated with the
Santa Cruz River. Long distance views focus on the Tucson Mountains,
the Tortolita Mountains and the Santa Catalina Mountains.
Overall, on-site views into the Continental Ranch Specific Plan area are
f visible from all adjacent travel lanes. The viewshed is limited by the 58
degree cone of vision perceivable at 50 mile per hour speeds. The cone of
�_ vision corridor is plotted on the Specit`ic Plan Visual Analysis Map
(Exhibit III-15).
lJ
�
�
�
,
�
�
�_ I '
�I
,,'
'
'
J. CULTURAL AND ARCHAEOLOGICAL
The majority of the prehistoric archaeological sites located in the Tucson
Basin are associated with the Hohokam populations that inhabited
southern and central Arizona form 300 B.C. to 1450 A.D. The major
Hohokam occup�tion spans the sedentary period through the classic
period. Evidence of human occupation within the Continental Ranch
Specific Plan area extends from approximately A.D. 870 to A.D. 1200.
Following A.D. 145U, traces of prehistoric occupation within the Tucson
Basin are scarce.
The Continental Ranch Specif'ic Plan area, predominated by the Santa
Cruz River and its floodplain, is an area which supported prehistoric
settlements. The majority of the area has been totally assessed and
inventoried for archaeological sites and recorded by the Arizona State
Museum Archaeological Survey. The only area not surveyed is that
portion west of Silverbell Road in Section 34, Township 12 South, Range
12 East. The Arizona State Museum recommends an archaeological
excavation of the portions of sites AZ AA:12:122 and AZ AA:12:320, as
identified by the Arizona State Museum archaeologicat site survey files,
which lie within the specific plan boundary.
K. EXiSTING FEATURES/PUBLlC SERVICES
The majority of the land use in the Specific Plan Area is, or has recently
been, used for agricultural purposes. [n the southern portion of the Plan
Area, much of the agricultural land use is no longer in production and is
being converted for development.
III-14
�
��� -�� ,�.-_� `.� � -.__ � __. � . __-.� _._� ,..� _� .-� -� .� �--� --� ---� `"�..,� ":--� ,�
�
......
m
x
m
r
�
���������•
f
� .
a.•
_
�
s
<
�
W
�
1
�
�{�� c ` t a`za?� �
1;; ��;:� � /
•.�.• Ji ,Y ��.
. ��
� �
� ,/ • �
/�
..,� j �
����//� -
;�
�� .
�
�
d
x� q
ri� ■
�� � �
:■
, :■
i :,�
��
■
„ .
<b- � � �� �,. .
�%"°s==��=___�___ °==='C===�=___ �� __..•'•• T
� W � W .��� �'��•• y
' —1 -C �= ,.���� G1
• d
-< ,i, • ,y r
��aa==�=aa.a��n===..����i-C ♦ •� ��+ �
���
��w
��� � •
.���
�'
_ �
S �� .a�
C .
�
�
"�
:• .• �
� C � �� n
i � D �m Z
� . r � � rn
� �— � � g �
r
z � � �° <
�<
o � � m (A
v �� O
3 Z
� � -�
�� �
O
—; �
.
� , .G
� m m� i =
i Z D i
i D N�
70 :t Z
V' T �
C
-�
� -�
� � � ';
00 �
m m �
: -m � �n
►� � �
.
.
.
.
G
r
m
�
m
z
�
o�
�
�$
A �a
o ,� �� �
g �� �
m �
x �
ao ;S; II � � Z
=� ° Q f ' ����;� i� G�
— Z5 � �
�.► .n
� ^1
s
�
L� -
�,,,�
�r
�
,
,
l_ �
�J
�
,
LJ
The area to the west of the Continental Ranch SpeciGc Plan is generally
low density residential in a naturalistic sel,ting. To the north, the area is
characterized as increasingly rural and predominantly in a natural
state. Some residential and industrial activities are interspersed
between large areas of natural land.
The outparcel to the north surrounded on three sides by the specific plan
area contains an approximately 110 acre mubile home park, t.a Puerta
del Norte. A 43 acre archaeologic preserve, the majority owned by the
University of Arizona, lying west of the mobile home park.
To the east lies the Santa Cruz River and t7oodway, over 800 acres. To
the river's east lies light to medium intensity industrial and commercial
uses, bounded by Interstate 10.
Since 1979, eight cases for rezoning have been submitted to the Planning
and Development Services Department of Pima County. Of these cases,
none have conformed to the Santa Cruz Area Plan (pre-Continental
Ranch Community Plan approval, 9/86).
SCHOOLS:
The area encompassed by the Continental Ranch Specific Plan lies
wholly within lhe Marana School District Buundaries. There are seven
proposed schoul sites within the Continental Ranch 5pecific Plan area.
They include one high school (40 acres), one junior high school (20 acres),
and five elementary schools (10 acres each).
FIRE SERVICES:
Rural Metro Fire District provides service to the plan area.
There are two fire stations serving the area. The two stations include
Rural Metro Station 63 located at Thornydale and Crommwell Roads and
Rural Metro Station 64 locat,ed on Silverbell just south oF Curt,aro Road.
It is anticipated that a new Rural Metro facility is being considered
within the plan area.
TRANSPORTATION:
The Transportation map shows existing streets and routes presently
delineated on the County's M�jor Streets and Routes Plan (Co-14-79-2).
Existing or usable roadways are shown. Rectangular biocks contain
III-16
daily tr�c counts (ADT) recorded in 1983, and also the safe carrying
capacity units for the existing roadwa��s. Major intersec�ions are
programmed for signalization or geometric improvement (Exhibit III-
19).
Cortaro Koad currently does not provide access across the Santa Cruz
River as the bridge was washed out in the 1983 flood. The Cortaro Road
alignment and bridge as shown are currently under construction by
Pima County.
Silverbell Road, from Cortaro Road to Twin Peaks Road, is under
� construction. It includes a 200 foot right-of-way with four travel lanes
and a twenty-foot wide median. The roadway plans have been approved
by Pima County Department of Transportsition and Flood Control. The
' responsibility and costs for planning, design construction and
landscaping are being borne by the developer.
�
�
�
'
�
�
,
'
'
'
' III-17
����:•• �:;.. �:.� _ .. : :.. : r�,.: �.� _ � � �, _ r �.. . _ l
�:-�
�oo
�a�
O�
=r
>�
1� -1
� (�
�
�
-�
��
��
_
�y
m�
' A
1
i m�
::
; t.........•.
.
; �,.
.
: .o
: ,.•
: �.•
:•'�
/,
�� �
/ �I / ��
0
��
�
�......
■�!
�� %" a i �
i ,p aga
■����i ` �ry������■
, ry �
�" i
' H �
1 �
d �
� �
■������o� �� �
� � �
������� =-=___ _= ..: _ `- _.. . .....
.� n , •�■.aar_r.s � _ _
_-=�:y - ��- �..
.,.
- t��. � ,ti ,.
�. . 8 „
� �,
, �
i
/�� • u
■ ;, ���
i n ���
�' � ti�! . . 11 ..�� .
��
:a�aasa��:a ���•
v ��� �:�� 1' �:eas: sa:__=a:r__m =..
s
_
11
i
i
un
�j�'�"z====r��a..==�sz===
n ��
u ���
i � ��
in ���
tu ���
��
1�� �
�� ���•
��� ����� �
=�r���� �I
�� ��
�� ��
��
+.. ����A�y�� .��
� ��
• •
����������1�
..:
..
.
.•• �:
:.
♦ •
.
;� :
. •
• •
� 1
♦
1 ••• �•••• .
��
■�����y
� � �
�
�
�
�
� � �
r �
a a �
z
n D
W O �
p O
C
Z \
� � �
Z
� o �
v �
z -D +
-� o
�o z
O o
r
¢ �
a �
n
z �
� �
m
r
r
�
-i
rn
0
N
O
8
�$
�
A � ��
Q �
S� �
m :
x a �
ao , y�;�l Z ,
� �� li � � �
_ � ;�
J �
� �
S
�
.�
�
�
� �
r
m
�
Z
�
i
:,�
�
�
�� $a �...... �...�., �.,�,:i �,:_:_a � _��:.r �.��d� �:-_'..: _ ..:' �.._ � _,..,. � � . � _. �� __._: :� � :�, �..�_.. �_..;,. � .:.
O �
m �
A
; Q O N
9�� �
�O� �D
CNO y
��� �
s�� �
> �
� ��
N �•
'� m
�
��_ ;�!
� z�
f"' ��
y
>
_ •�
= a
m .�
° o
z
!/
n
1� /
i '
:
.
0
■
■�t
�G
� �.
...
• �
� �..........�
. �•
: �••
: �•'
� ��•
� ���
N�
0
�
4 y �
l� �
Q t � � �
V �
� � � � 1
m e
x �
� � , ;�,� iI � Z
� o ��ill �� �
� g `�
� �
r
�
t�
�L
Lr '
�
�
�
/' ' 1 ^' '`�
�
■��•
� �* � ' _ �`�•
q +: �
/ ..:�
� ■ � i // ���j
*T■��u�■ u �r�����■
ii���� : `„� �
.
. � . ,' •
`": °• : ' �;' '
�� � ���� �:
. .
.
. . „` `;
• �.........� ■
� i �'
• ''� �
O � N �
O � o �'�
<„�
X X X� N
n
m.
� -�'i � z
�
�� � �
�� � c
n� � �
�v � �°
D � �
� � � O
fA � o
m c�i� g
� D
D o
� >
0
a�
N
<
m
z
�
r
r
z
0
a
v
r
�/
z
�
'
�
IV. DEVELOPMENT PLAN
A. PURPOSE AND INTENT
�
1
�'
1
'
'
'
'
�
,
'
'
'
'
'
The Continental Ranch Specific Plan is a mixed-use community
designed to provide a variety of housing types, services and community
facilities. This section contains a description of the goals, objectives and
policies of the plan combined with various plan components. These
components provide the rationale for the development regulations found
in Chapter V.
The project development plan is the resull of lhorough site andlysis and
research. As a result, the plan resolves, as much as possible,
development related issues, in the form of proposed physical
improvements, guidelines for future development,, technical information
and regulations.
B. GOALS, OBJECTIVES AND POLICIES
The Continental Ranch Specific Plan contains goals, objectives and
policies that are in agreement with those outlined in the Town of Marana
General Plan. Additionally, the balanced, self sufficient prolwsed
community demonstrates consistency with lhe General Pl�n.
In recognizing the major deve(opment issues, lhe landowners objectives
and Town requirements, a set of developmenl plan gual� can be
established:
1. To implement the goals, objectives and policies uf �he Tuwn uf
Marana's General Plan.
2. To process and adopt the Speci�c Plan to provide a precise
understanding of development and future growth for the subject
property.
3.
4.
5.
To provide a balanced range of land uses, anLicipat,ing currenl dnd
future demands with a range of opporl,unities.
To preserve the integrity of landforms.
To provide backbone infrastructure systems and public facilities
to support development in an efficient and timely manner.
1V-1
'
,��
I '�
�
�
'
e.
s
?
8.
9.
10.
11
12.
13.
14.
To create a residential village concept with smatler, distinct
neighborhoods clustered around an aclive village core.
To provide a circulation system that serves as the "thread of
continuity" through a variety of neighborhocxls.
To maintain and enhance the scenic corridur along Silverbell
Road. There will be no access for the commercial parcel #20. Any
parcel without access to any other roadway (Twin Yeaks Road,
Coachline Boulevard, Cortaro Road or Wade Road) wiil be allowed
a maximum of one access point.
To utilize the Santa Cruz River as a communiLy amenity for open
space, recreation, linkages and as a buffer.
To provide a wide range of housing opportunities and commercial
land uses within a comprehensively planned community.
To integrate an agrarian theme, derived from the history of the
property.
To provide definitive community edges for a variety of residential
producttypes.
To create an interesting and uniCicd edges for the river bank
including a linear park.
To_provide a variety of character in the community through
creative land use, architecture, and landscdpe architect,ure.
15. To implement Development Agreements for the subject property.
16. To preserve the area and enhance Lhe community via CC & R's
and a Master Homeowner's Association.
LAND USE PLAN
The Continental Ranch Speci!'ic Plan I.and Uses are depicl,ed un pdge (V-
4. The plan is divided into 73 planning areas plus open Spxce. Cach
planning area contains a symbol of the intended land use. The dcreage of
the planning units includes land devoted to internal lceal streets and
collectors but does not include acreage within adjacent arlerial
highways. The proposed use acreage allceation is summarized in Tables
1 and 2. As much as possible the design of the entire project presents the
IV-2
i
planning area as a planned communil,y. All uf the land uses ere
integrated regarding circulation, infrastruclure, aesthetic and visual
setting, development standards and guidelines.
TABLE 1
DENSITY TAftGET
BANGE DENS[TY '1'ARGET
LANb USE ACRES (RAC) (RAC) UNITS
Residential
Medium Density 600.6 3-6 4.5 2,?03
Medium High Density 5.94.2 6-10 8.0 4,754
High Density 97.1 10-25 i7:5 1,699
Commercial 196.6 --- --- -----
Industrial 125.9 --- ---L -----
School 110.0 --- --- -----
Parks 39.0 --- ---I. -----
Streets 146.0 --- --- -----
TOTAL 1,909.4 --- --- 9,156
IV-3
� � � � � �r � w�r �r i� r�r iiw �t � �r r �• �r +�
-�
� F.':'�.:�� � '
-,'.1.`. �,
f �
�..._ j
�
V
m v
J
_ 1
`[ �
�; � �� � .
�.
``::
. _ i ,�,...
:>
�'���
M h :,.
��'
?)
`�%
�-----
� �,
� ��
( �`��
,
i �%'
0
� �
C Q
� Z
� T
Z Z
- �
j� D Z
p Nm
� °' m
m v �
X ��
_ �°
� Nm
� � N C
�—
G o� m
I �n A �
� ;.� w o
��
�
�
���
ZDr
rn
N �
�J
��� �
�, � �
�� ,
L
� L �l
� `
i
/ L�L
\ L �
. �
ti
i� E; i � i
i�,�� `
F.'
W � �n �o — � v= v
�
� �
�
m
v
D �
�o v
c� �o � _ _
� D �0 p �� �
� � m Z 3 0= c�=
Z D � u� �� c � �v �v �
� m v n c o �
m � y p r � n �ot �o� ;
� � � O �O A D D=1 D=1 ;
v� u� v� r - <z r r C)-< c� � �
m
�
Z
v
'
�_J
�
�
r
�
�
�
�
�
�
PARCEL NUMBER
1
2
3
4 -
5
6
7
8
9
10
11
12
13
14
15
16
1?
18
19
20
21
22
23
24
25
26
21
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
TABLE2
LAND USE
HD
HD
MHD
MfiD
S
B
MD
MD
MD
MD
MD
MD
R
S
MHD
MHD
MHD
MHD
MHD
C
R
S
HD
C
C
HD
MHD
MHD
C
HD
MHD
MHD
MHD
MHD
MHD
MHD
MHD
R
S
MD
MD
MD
MD
R
S
MHD
GKOSS ACKES
13.31
12.?3
38.31
31.81
10.03
11.63
28.66
38.22
59.35
39.71
38.2?
5?.60
6.50
10.00
26.54
38.92
32.43
39.20
37.03
19.84
10.20
11.00
21.00
22.90
20.30
11.7?
53.93
33.24
18.60
16.50
17.84
30.46
22.88
52.13
37.16
24.55
22.28
6.00
10.00
31.32
67.68
23.09
24.20
4.30
20.00
45.68
IV-5
�
PARCEL NUMBER
47
48
49
50
51
52
53
54
55
56
57
59
60
61
64
65
66
68
69
70
71
TABLE2
LAND USE
MHD
S
C
S
MD
MD
I
I
MD
HD
HD
I
C
C
C
C
I
I
MD
I
C
C = Commercial t
I = Industrial
MD = Medium Density Residential
MHD = Medium High Density Residential
HD = High Density Residential
S = School Site
R = Recreational Facility
Alt acreages are approximate
GROSS ACRES
9.81
10.00
5.53
40.56
90.45
?0.�8
10.07
1.03
22.40
6.75
15.04
29.93
28.1$
9.49
25.00
45.00
14.83
30.61
9.22
39.43
t .78
IV-6
,
�
�
�
The proposed residential uses have been designed to provide a broad
range of housing types meeting current and future housing need�.
Housing types range from medium density to high density.
VILLAGE CENTER:
� The land u5e pldn was designed to have "Vitldgc Cenler5" or dclivily
cores which create a community focus for each neighborhood. '�'hey
contain a mix of commercial, residential, community service uses and
� recreation facilities. These cores are surrounded by higher density
residential use and densities which gradually decrease as they radiate
out from the cores. This concept offers the residents of edch village a
� "sense of place". [t allows for logical phasing divisions of I.he project
while minimizing the linear character of the property.
�
i
�
�
�J
�
�
�
�
�
�
The village centers are intended as neighborhood or communily service
cores. These centers represent t,he heart, of the community. The
relationship of uses, and public spaces combine to create a sl,rong
character and identity for the entire community. Specific u�es to be
located in these centers include banks, grocery stores, drug stores,
hardware, garden or nursery centers, a feature mall with small shops,
farmers market, athletic club, restaurants and ot'fices.
The elementary schools and parks are located at a distance from lhe5e
cores in the perimeter areas around the viUages. The high schuol will
provide cultural and recreational activities for the community.
The Village Centers are linked by an extensive community regional trail
system. The project edge, along the Santa Cruz River, is unified dnd
enhanced with a linear park that runs the entire length of the ranch. It,
will contain trail�, shade structures and enhanced landscaping. The
community trail system provides east-west connections for the
community.
RESIDENTIAL:
Medium Density
Medium density residential development contains a mixl.ure of lut, sizes,
and provides for conventional single family detached homes, patio
homes, zero lot line homes and duplexes. This category has a density
range of 3-6 RAC (residences per acre) with 4.5 RAC as the target
density. Buildings should be a combination of one and two stc�ries.
IV-7
�
�
L�
'
Landscape buffers and open space will occur between planning areas.
Site design of planning areas will include access to trails and open space
corridors.
Medium High Density
'J
�
The density range for medium-high density is between 6 and 10 RAC
with a target density of 8 RAC. Zero lot line, pdtio homes, duplexes and
townhomes are the intended products for this category. Clustering the
residential units is recommended to create usable open space. Buildings
may be one or two stories.
High Density Residential
High density residential uses are loca6ed in close proximity I.o
commercial and activity centers along major circulation corridors.
LJ
Townhomes, condominiums and apartments are the intended product
type for high density which ranges between 10 and 25 residences per acre
with the target density at 17.5 RAC. The range should cantain a variety
of housing types.
Ctustering the buildings toward the perimeter of the planning unit and
maintaining the center for parking and recreation will help strengthen
the village and arehitectural theme. Buildings may be up to three
stories and shouid step low to high from the street.
�
�J
i
�
II
I�
�
�
D. PUBLIC FACILITIES PLAN
All of the required public and private utitities are either currently
available or will be extended to serve Continental Ra�nch.
WATEB
The Continental Ranch Development is local.ed wilhin an drea known as
the Peppertree Ranch service area of the City of Tucson Department of
Water Resources as having an assured water supply. The Developer hxs
submitted a Water Master Plan identifying water use, fire tlow
requirements and all major on-site and offsite water facitities and the
proposed connection points to the existing water sysLem. 'Phe existing
City water lines are currently being extended from Cortaro Road
IV-8
�. �, _ _ _ . .�_ ____. , _-_ ___
�-=�-� r�■� �y:a�„� �� w,�,�,� �_ �„w,r ar r„i � ,�„� � +� �t - - �t _ _ � i ... �,N„„ . � = r -- tr � ,r�,,,� := �r„�
�
• •
•
���• i
♦ �
•
���•• �
� �
1
.•
.•
.•
.•
y
•
•
•
!
�
:-�
; t...........
.
: ,>
: �•
. �
Y
•
.�
0
N
O
8
�$
� �:
A � �
O �
8 �� �
m = � �,
x ��
= Z
r•i �� �
� � ��li II '
< � ' �
� �
j �
�
I .
s
v �V' �
�
�,�
�r
�
'�
r
a
z
0
z
a
�
Z � D
—� C . <
c m -<
� � �
� � �
� m m
-� � �
� � �
o a n
Z Z Z
�
�
m
�
a
Z
r
m
�
Z
�
northward to serve the project area under an existing water service
agreement between American Continental and Tucson Water.
As built water plans will be submitted to the Town of Marana.
Most of the wells within the specific plan area �re uwned and operaled by
the Cortaro-Marana [rrigation District. Information on these wells is on
file with the Town. Domestic water is currently being provided by che
City of Tucson Water Department and information on their wells is also
on file with the Town.
SEWAGE
Sewage service for Continental Ranch is provided by the Pima County
Waste Water Management Department as part of the existing and
planned treatment facilities which serve this entire basin. The sewerage
system for Continental Ranch consists of gravity mains which flow
northerly to existing and planned lift stations, which then pump the
wastewater through force mains Lo the existing [na Road Treatment
Facility. There is currently one interim lift station in operxtion. This
station is located east of the Santa Cruz River which is designed
primarily to serve the commercial development in that area and also
collects flows from development west of t-10. A second interim lift
station, located on Twin Peaks Boulevard, west of the River is under
construction and will serve the developments within this Speci6c Ylan
area until sufficient flow has been reached to warrant the conslruction of
the permanent lift station. This permanent lift station will be located
near the north boundary of this Specific Plan area. Sewage capacity
within these lift stations has been assured for Continental Ranch
through agreements with the Pima County Wastewater Management
until such time as the permanent lift station is constructed to serve this
entire basin. The entire system is intended to be public upon completion.
As built sewer plans will be submitted to the Town of .Marana.
PRIVATE UTtLIT1ES
The major infrastructure plan adopted with the Continental Kanch
Community Plan depicts how the parcels east of the Santa Cruz River
are to be served with utilities.
Electricity, natural gas, telecommunications and cable television wiil be
extended to the Specific Plan area at the time of development in accord-
IV-9
�
�
�
L�
'
,
,
1
�J
�
LJ
t
�
�
�
E.
ance with the various agreements with the individual ulilities. Electric
service wilt be provided by Tucson Electric �'ower; natural gas by
Southwest Gas; telephone by Mountain Bell; and cable television to be
determined.
DRAINAGE
American Continental has mass-gradcd purliun� uf l.lw �ilui� nurl.h f,l'
Cortaro Road lying east of Silverbell ktudd, und wc5t, uf lhc Sunt,u Cruz
River. Individual drainageways have been approved and conslructed
which convey the collected sheet flows at Silverbell Road, through the
graded portions, to the Santa Cruz. Some of the additional flows
generated by development within the plan will be diverted into these
public drainageways.
The side or cross channels will contain the regulatory flood.
CIRCULATION CONCEPT PLAN
The Continental Ranch circulation plan (I�:xhibil IV-12) establishes the
layout of circulation for primary arterial, secondary arterial and local
collector streets in support of the land use plan. The proposed network
responds to and meets future trnffic needs by� providing easy interstate
access for commercial and residential uses and local internal access
within the planned community. The land use patterns are c�nveniently
laid out to best utilize the internal loop roadway system.
The project will take access from [ntersttite I O aL Corlaro Noad and in Lh�;
future at Twin Peaks Road, both of which ini,ersect with Silverbell Road
to the west.
• Cortaro Road and the proposed Twin Peaks Road, the primary
entrance routes from Interstate 10, bring the resident through the
business and industrial development, over the Santa Cruz River to
the residential area. They extend beyond Continental Ranch into
the Tucson Mountain Area Ylan and the Avra Valley Area Plan.
The right-of-way is planned to contain a 24' planted median and
two 13' travel lanes in each direction wi1,h no surface parking.
• The ultimate design for Silverbell Iic�ad, (a limited access, scenic
� route), from Cortaro Road to Twin Peaks Road� includes a 200'
right-of-way. The road is currently under construction and in-
��
' IV-11
E: ,�� u��� �:t� „_.� � _::� r �.�� A : � i � � � � r . .! _� . ,� , �
�
��,
�
�z
z z��
- D
'� D
S Nm
��
m m
� �
x om
_ ��
� N m
� � N C
< W =�
�m
i � O O I
N
'�
��_
�Zrn
N �
^ Z
� /
L
.�
�F
m'�
��
�
,o a
o_
�> � �
�� �
��
�_ �
�
L�
�
�� �
. .
.
�
�v
�
�
��
o �o
ao
v �o
�o
a�
,� m
v
..J
I
I /
. ,
� . �� �� L
� '
m O !
v� 70 •
0 � :
m � .
z �
_+ m �
� D � '
r :
D � n �
Z n � �
... r
W c� � cn c
0 0� o c
c - m -
o �n �o :
a o0 o i
� �?� � �
m
�
m
Z
v
_ . ,. . . _ _ . - -- -- -
-
.._��r, � �..:� �.v� f._.-�„� :.:� --r� �r i� _ rr � �r �r . i�„r rr r ,-i i� : � � �
w
Z
� n
� �
'�
C� (7
� .r
m
�m
"'� �
o�
zp
•
�
�
_�'' '_ �
-�, �
—� . W
�" �
M
A
�
�"� A
N
�
A -- �..,�� „ O
nD A►. �.
z N �
-�
° --------
�
�
a
D �K A
m
N
A
�~ �'
�
_.
�f.,� � `''
� •� --- �
� e N
Z ^ ,� O•
Z '� . ' . ��.
^
� e � �a
� �
a�
� N � o
�t � � � � _ ��.
� y � n �
� �
-� � H � -1
� Z
-"� Z ^^. �
c� ' -0 � � • m
D � n ` � Ut -
� � �StiRve�Y N p �
(n � g ,� C�ONTROL 0 O
m (n � ronisrft. . � D
� � ` � �. � �
�
O a D
D .�
z p
� � � I
O
�
N y�
� �p �
`. N � 2 �
` >
A
2���
n � c °�
�.
i �� Z�
fl �
�� � O
�
� ��
_ c.
�
��
co
(� Z
N T
O Z
?D
D
rv m
���
m
��
0
-v
�, �
Nm
NC
��
c+ m
A N
Q1 O
� I
rn�=
ZDrn
rn
� Z
L J
�
L;
�
L �
l� � /
�
:
�
I�
�
'v ►V
O
d �
_�
� ��
t� �4;
� �» `
� z
�.
o� o
� �
��
N s ��
� � m �o i'
C �
� 3 �' n�
�
�� �
� C C
� � �
rn �
n� a
�
r (� � � �r p
r�i , �'s�R►,�Y ,� �
CONTROL �
' cn r g Y ti�o� ; �
rn � � o �
C�
-.i
O�
Z� �
D �'
N ��
0 ` A�
� 0 � .
� N �� .
� �.
a
� � �`c °'�
� �
�
��
� o
, N O� .
b�
N
� �,
1 I / "� �
W
�
cludes four travet lanes with a twenty-foot wide median. The right-of-
way will be landscaped with drought-tolernnt plant material.
• Coachline Boulevard serves as the residentiai collector loop with a
90' right-of-way that contains two 13' travel lanes in each
direction.
F. GRADING CONCEPT PLAN
The Continental R,anch Grading Plan (IV-15) establishes the grading
and design concept that shall be used during development. There are
two distinct landform types within the area, the flat floodplain and the
rolling foothills. These areas will require different grading concepts.
The majority of earthwork on this site will occur within the Santa Cruz
floodway. The prime intent is to create buildable parcels while
maximizing views and open space and preserving foothill landforms on
the west side of Silverbell Road. Cut or fill areas that occur on or
adjacent to these landforms will be contoured during the grading process
to blend in with the undisturbed portion of the site.
Slope stabilization that takes place within the hillside managemenl,
areas will conform to the Continentat Ranch Speci�c Plan Grading
regulations.
During grading and until revegetation or stabilization has taken place,
dust shatl be minimized through the application of approved dust
controls. The frequency of application, quantity, and typeb of palliatives
shall be speci�ed at the time of grading application and shall be
incorporated into the approved grading plan.
Acceptable dust control methods include magnesium chloride, lignum
sulfate, water and ground covers.
G. OPEN 3PACE CONCEPT PLAN
The intent of the open space concept (h:xhibil, tV-17) is tu providc relief
from Interstate 10 and adjacent induslrial develo{�menl,, dnd lu pruvidc u.
transition to the Tucson Mount,ains. The �rpen spuce yLrei�6l,hens �h�
village concept by providing connection U� cummunity um��nil.ics.
iV-14
, __ ---_, __
_ __..
m�:r _r : . r . .w� -- � .. r .� r :.:� � ii� =: iw �iir ^=� _� r� �--� � � ._r r --�
s
, .•�•'.• ,•/
' � ' 0 • �.l�
•��� ' �.
C7, • � . ��!�i
•�•'•'�•� • ••� ��! .i
g ��:....: : ��:::: ...,- ��: .;
..;.. �,.
`4 \" , .. .
r � y � � � `� ••\•:� • . • ��•...•.� .
/ � � � � ��� • . • � .
WADE Rpqp . . • •� �°� . . . . . i�
• ��• • rii.Lii■iiii�
�t � �t��a�.r •, • •� ��!�!�
_- ` 1 ' s 1�� ��
- ' • �,: ,•'_ • ,, r �, , � f�
•� ���. / '•_ �����
. � ./' .. ..•��
•. , � ��
����������� � • ��
.. � �� .�.�' � '� . . •.�
.•�� ,
', •� •'��•• ��� yrr;r� ' �• ���
.,.`��� ��.��.c �
� � �
��� • '•,' .
. �.� •
>Q•'•,
. \a. _ . .
� :, : • , :
i����
� : ��.
...
� •a..........,
.. .�........
;......��.
:::::,.�
: : ��'
.
:.••
0
N
O
A
O
O
rn
i
�
� o
0
< �
J �
�
c�
c� z
� T
�Z
?D
D
Nm
n
°D m
�Z
o�
o � ��
:��
m
N C
W �,
rnm
A �
Ql O
..
�. . . ,�. . .
•. � : '.1': . • '' '• � �: • . » ��.:. . !��' � ••'+:
••' , • � , , ;��' , i�' ��
�:�:-{.� �.� : � / . . �
�� � . . . ���� � �:i ••: : : ::
�� �:�� ����.�� � .•••: � :
._._._..:. � - � ,.• : . : :;j
. • • • . • � A -«•. , ,.� ��•� � , .; oo i
�'� • . . � ' ,� •, v
• \ � � • ��isiy�
� /
� � ��'f :.:�
�.�y: �—�—� � •
l� . .
. ���•: �;
:�. .:��:.:.�. . �:j� :�
� � ., /
:�:. :�:�::�:� �.::
�.��.
w���� •
• ��~� � •�1
.►'• '
.
.• .•.•�,
.• • . •�.
,•'•;�.:. . 'o
•�. � , •;: �::
���:-• ; . : �
�
rn�= '
�zrn
�Z
Z
L J
:j
�
"LV
�
L� �
�
-�
L
„ �
,
s -,
l�.
L!
d
� �
r , �
��_
� , tl
� _,
�
a ,_
S
�
O
�
�
m
v
�
z
�
a
r
�
D
v
�
. .. . . . ... . . {
�
a
v
m
v
�
m
�
r
m
�
m
!Z
'�v
,
L�
'
L.��
'
�
C�
'
LJ
,
�
,
'
u
'
'
'
i
'
Continental Rdnch has three types of open spdce. The Sant,a Cruz River
and the Tucson Mountdins are �he primary open space elemen�s
surrounding Continental Ranch. The parkways and drainage channels
are the secondary open space, providing trail linkage and landscape
buffers. Schools, parks and recreation facitities provide a more active
land use and represent the third type of upen space.
The Santa Cruz River.
The Santa Cruz River serves as the major open space feature adjacent to
the Speci�c Plan area and acts as the gateway to lhe residential
development. This natural buffer separates the business and industrixl
development adjacent to the freeway from the residential community.
The residential edge of the river will be enhanced with landscaping and
will unify this community buffer. This edge will include a linear park
that contains a regional trail system connecting many community trails
within the ranch. The treatment of the Santa Cruz River within
Continental Ranch is unique. The river will gradually increase in width
from 800 feet at Cortaro Road to an average 2,000 foot wide lloodway
within the community. The f7oodway will have an undulating
groundplane with berms, depressions and riparian vegetation. Besides
creating a varied and aesthetic area for passive and active recreation, it
will reduce f7ood velocities and sid in groundwater recharge.
The Tucson Mountains:
The Tucson Mountains create an open space backdrop to the project.
Although development will occur in this area, creative site pianning will
insure that the integrity of these hills is maintained.
Enhanced Parkway - Primary:
Twin Peaks, Silverbell and Cortaro Roads are key elements of the open
space concept, providing expansive parkways. The generous right-of-
way includes bicycie and pedestrian trails while allowin� for an enriched
landscaped parkway and median.
Open Space Corridors (Drainageways):
Drainage corridors will bisect the community providing valuxble open
space. These corridors buffer land uses and allow for off-street bicycle,
pedestrian and equestrian trails. Eight foot trails are located on the
south side of the drainageway within � 20 foot landscape easement.
IV-16
>;�:� E�� _._:::r . ;� � � ..:� � _� _� � . � � _:� �_� _T� "' ..._� ��
�•:
•■
� ■ .
.•�•• �
.
.•�•• ;
O
O
�.
.
�
:s
. �..........
.
.
.
.
.
.
.
. �,
.
:.�
-� Z �L � T�
r - v m m �o �o
Z m �� m m
O �7D 70
W � ZD nD D
� m= D�D pr �°r
z zz r� zm �°
v � z -� ov � v
� y rT1 �� D G� D L�
� m� �i �m �m
��
�o
�Z
�-
?z
D
D
N ��t1
� n
m
��
o�
_o
�
�
Nm
N C
W �
�ml
A . �
Ol O
�
� � �
ZDrn
rn
N �
�J
l
,
L /
�
�
�
�
�m
m
Z
v
C��
i
1
'
I �J
'
�I
',�
I '
�
I�
�
il
�
'
�,.
� J
�
I�,
u
H.
These trails will serve to link community fealures and site amenities.
Drainage corridors will have a planted edge that provides a pleasan�
backdrop to the adjacent planning units. The design and installation is
the responsibility of the master developer.
Parks/Schools:
Neighborhood parks have been planned adjdcent to elemen�ary schools
to create an expdnded community feature. The school/parks are
typically situated adjacent to trails within the open space corridors.
TRAIL CONCEPT PLAN
The village cores, residential areas, schools and recreational sites within
the Specific Plan are linked together by pedestrian.and bicycle trails
(Page IV-19).
The predominantly tlat topography of the site offers fine opportunities
for bicycle and pedestrian trails whieh occur along roadways and the
open space corridors. Physical separation of the trail from the roadway is
proposed for Cortaro, Twin Peaks and Silverbell Road.
The regional trail is located within the linear park at the river's edge.
This trail connects park and school sites und planning areas that ure
adjacent to the Santa Cruz River. This trail i� proposed for bicycle and
pedestrian use and includes lush desert planting, shade structures and
picnic areas. Equestrian use occurs in the tloodway and through
designated drainageways, providing access between the Tucson
Mountains and the Santa Cruz River.
The community trail system consists of sidewalks, off-street lrails, and
bicycle lanes. These trails occur along roads and wit,hin the
drainageway easements.
The drainageway bottoms range in widlh from approximalely 100-300
' feet. They are natural, allowing for aquifer recharge. The bottoms are
accessible for passive recreation, equestrian and pedestrian use.
'
i
�
'
Undesirable and unplanned uses such as off-road vehicles, shall be
addressed via signs and notice to the Town of Marana police department
to monitor and issue citations. The master homeowner's association will
also participate in deterring these uses by a neighbarhood watch
program and a Homeowner's newsletter.
IV-1$
:W:'-.�' ' ,�,," � "' _.� ' :' � . � +� � � � �� � --� . -- � T� —� ---� . � � �� _� � � �
_ _
�•:
•■
• •
0�� '
► ,
.
.
.
��1
.•
••
.
►.
.
:��
� �........�
. �
� ,�
.
.
.
.
��.
0
m
_
o�
�
<
�
co
N
0
8
�
�
�
��
�Z
�
o
?D
Z
Nm
�n
m
v�
o�
�v
�
n° --� m
w�
o� m
N
Of O
�
��1
7
rn
N �
�
l
�
l�
L
L ^
�
�
O
z
° v
�
�
m
D
r
�
r
�Z
mm
��
O..
Z D
D�
r�
��
a�
�_
� 0
DC 3
nz �
m .� Z
n � �
O -<
��
� A —�
O tn D
� z v�
m
��
,Z
�,�
�
��
'
Drainageway crossings for vehicular trafCc wili be provided by a
combination of bridges and dip crossings. The dip crossings shall have
concrete header edge protection. All parcels will be provided with all
weather access.
II
'
Pedestrian access through the drainageways along Coachline will
include a continuation of the sidewalk system as a dip or across a bridge.
'
I. LANDSCAPE CONCEI'T PLAN
The landscape concept for Continental Ranch Specif'ic Plan (Exhibit IV-
23) provides a community character and theme in which the villages will
be developed.
'
The landscape concept contains three major components. An agrarian
theme (based on the history of the area), will provide a link to the past.
Plant materials associated with Arizona ranching and farming will be
emphasized.
�
'
Riparian (associated with streams and rivers) vegetation will be used
within the drainageways throughout the site as well as the Santa Cruz
River floodway to the east. This landscape component provides a
naturalistic element within the community.
�
Silverbell Road and all property to the west will utili�e a desert theme,
incorporating plants indigenous to the area.
L�!
Within these three themes are found specit"ic elements; they dre entry
features, streetscapes and traiis.
�
Entries:
L�
Entrances and arrival points provide part of the visual vocabulary for
Continental Ranch.
�
• The primdry project enlry statemenl5 �crve as a galeway to Lhe
project. A grove of trees, seen from a distance provides the
backdrop for project name and logo. It signifies arrival and
establishes the theme for the development.
'
�
There are three project entries. One is located at Cortaro Road
where the river's edge meets residential development; one is
�
,
IV-20
�
�� �.
�
'
�
LJ
I�
�
�
•
where Twin Peaks meets the river'� edge and the �hird is at the
intersection ofTwin Peaks and Silverbeli Road.
Secondary entry statements have been included lo idenlify entry
or exit points.
The project theme will be reinforced with consistent project
lettering style and logo. 'I'he monumentation will include
planting of grove trees. Secondary entries are localed dl lhe
intersections of Silverbell and Coachline �31vd.
• Primary village arrival points are lucated at key intersectiuns of
each village core. The intent is to draw attention to lhe activity
centers of the village. This will be accomplished wi1,h special
paving, intensified grove plantings, special light,ing, xnd signage.
• Special articulation will occur at drainage crossings reinforcing a
sense of arrival to the village. This treatment may include grove
�� plantings, signage and warmer lighting.
� • Neighborhood entries will occur at entrances to residential
development from the major circulation corridors. This
identification will announce neighborhoods and enhance the
� intersections with the use of grove trees, t,heme fences or walls and
consistent signage.
�
��
The streetscape and project edges are the most dominant landscape
elements within the project.
The intent is to provide unity and varieLy while drawing upon Lhe
agrarian heritage.
The streelscapes have been designed so lhe pi•imdry roads provide a
� strong sense of community identity while the residential streets are
more responsive to individual villager themes.
�
Streetscape:
• The Cortaro Road and Twin Peaks streetscapes provide a formal
treatment of theme grove trees in the median and parkway. The
grove treatment in the parkway will be minimized at the village
cores to allow view penetration and will expand where screening
is desired. On Cortaro, the parkway will have naturalized
IV-21
�
�
�
�
'
� I
u
�
L_�
�
�
L1
plantings as a backdrop. Twin Peak� witl contain grove lrees I.o
reinforce the median plantings. The trees are large in scale
reflecting the agricultural theme, such as ash or pecan.
• Where Silverbell Road �erves as the project entry, a formal
grouping of grove trees will be planted at the limits of the �etback
on lhe project side. The parkway and setback area will include
naturalized plantings of native trees and shrubs. This plant
materidl shall be compatible with the native planting on adjacent
hillsides.
• The formal grove treatment in �he parkway, occurs along
Coachline Boulevard. There will be � single row of trees in the
parkway with low growing shrubs below.
� The landscape treatment at the river'S edge features an extensive
1'inear park. This park includes a meandering bicycle/pedestrian
trail, shade ramadas, and picnic areas. The dominant planting of
large scale trees will provide shade along the trail and will
establish a strong and consisCent development edge along the
river. Additional plantings of naturalized trees and shrubs will
enhance this highly visible edge.
• All roadway landscaping including entry statements, medians
and R.O.W. Will be in conformance with visibility and safety
standards.
Drainage Corridors:
The extensive drainage corridors provide a landscape opportunity for
vegetative transitions between varying land uses.
�
�
�
• Drainage corridors will have edges that are Iandscaped with
informal plantings of naturalized trees, native shrubs and
groundcover. This treatment will provide an at�ractive buffer for
adjacent developments. Trails will be integrated within one side
of this buffer.
J. SCHOOL/RECREATION FACIL[TIES
The schooUrecreation facilities (Exhibit IV-24) provide a variety of
opportunities for shared educationai and recreational sctivity to the
�
�
IV-22
i ��:�,;;�,,�---� :�, -��„ -;;�,,,,�-� �� .� �.. :.� �� :�. -�. _.� -�.-� _-.� :� :�. i
J: : : : : • '.�'.��.
: .`'��qq
....J
.�..�
..��
.
n)
,�c ,
�
i.�� '
�
�
a��
0
::�
:�
0
N
O
O
. C�
n2
� T
Z Z
D
A Z
� Nm
O mm
m ��
x ��
= v
W Nm
� $ NC
o W�
C o m
I � A �
n� -� � o
w
.
...
..
; �...........
.
: ,.•
.
: ••'
.
: ,.•
: ,.•
:••'
�
rn�=
�zrn
�Z
^ Z
L J
�
s�
"�
L `
�„�
L� �
—'1
L�
„ �
L-� O
s Li �
��:�
�/ �
� .
� �
� �
� L tl
�� �-;
�
(� �
1 ; L
L �' �
--� /
I�
� D
� � v
� m
D rn r' �o �n D D --� m
�
Z n Z m � ��
D Z D m
� r D � Z Z - --I
Z ..,,.� � _ -1 --i -I (n 2
_ � m m m v�
� � �m � � � - flm
.{ m � m m m m
rn
�
Z
�
e
�
I::,,,,,r -�--�,,,,,,, .� _-,,,,,,,, _-,� -,,,,,,,,,, A.� �`�, �.� -,,,,�,,,, ---� `,,,,,,,� , ,,,,,,,,,� ---�. ��,,,,,� ,,,,,,,, -:,* ;,,,,,,, -�• I
.
.:.
..•• :
,.
.
.
.
.
. ..
.
,.r
�
� �..........�
. ....
.
. �
.
:
: .�'
��
.
:.
��
�o
�Z
� T
O Z
?D
2
Nm
mn
m
V �
om
��
rn °'
�
Nm
N C
W �
rnm
N
Of O
�
rn�=
ZDrn
rn
N �
L J
l
,
��
�
�
I
�
r
D
�
c
v
�
�
�
m
D
�
Z
�
n
�
�
z
O
�
2
_
n
0
0
m
m
� z
v -�
D
m �
� �
O O
0 0
r
I �I�
Z
��
residents within the Continental Ranch Specii'ic Yldn. There dre three
levels of recreational facilities.
Schools:
There are seven identified school locations within the plan area. A
senior high school (40 acres), a junior high schooi (20 acres) and tive (10
acre) elementary schools are located �rimarily adjacent to a community
trail and a recreational facility. These locations provide sdfe
opportunities for travel to and from school as well as shared recreational
and athletic activities.
Schools/Parks:
Organized athletic and recreation programs may be implemented �t the
�i school park sites in the project. These facilities, located within the
villages, wilt also offer picnicking, playgrounds and tot lots.
Recreationat facilities will be implemented when 50� of housing units in
the adjacent parcels are occupied or when an adjacent school is
constructed, at the cost of the master developer, operated and
maintained by the master homeowner's association.
Passive Recreation:
Passive recreation is available through the exlensive trail system. The
trail at the river's edge has many opportunities such as hiking, jogging,
biking, etc. Nature interpretation and equestrian trails are provided
within the Santa Cruz River Floodway (over 650 acres).
Ptanning Areas:
Special recreation facilities are encouraged forindividual planning
areas. These facilities may include any of the following uses: pool, spa,
tennis courts, recreation building, tot lots and picnic areas. Whenever
possible, these facilities should have dccess to trails and community
cores.
�.
�
�
IV-25
�
�
�
�
V. DEVELOPMENT REGULATIONS
A. PURPOSE AND INTENT
These regulations will serve as lhe primary mechanism Por
implementation of the land uses for Conlinenl:il Kdnch Specific I'lun.
The regulations contained herein providc an appr�►priuLc amounL uf
f7exibility to anticipate future needs and to achicve cumpatibilily
between land uses. Principal land use de�ignations for the Specific Plan
shall be as follows
•
•
•
•
•
•
•
•
Medium Density Residential
Medium High Density Residential
High Density Residential
Commercial
Industrial
School
Recreation Facility
Open Space
The Iceations of these land use designations are shown on the Land Use
Concept Plan (Exhibit IV-4).
B. DEFINITIONS
1.
2.
3.
4.
5.
6.
RAC: The permitted number of residences per gross acre 143,560
square feet of land area).
Target Density: The mean density of d density range, used for
calculation of the dwelling-unit cap.
Dwelling-Unit Cap: The maximum number of dwelling units
permitted within the Specitic Plan.
Maximum Density: The maximum RAC of a planning unit, as
permitted by the density range.
Open Space: Refer to the Town's Zoning Code for the definition oi'
open space. "
Planning Area: A component of the Specific Plan drea, which
designates a specitic land use or residenlixl density range.
For the purposes of this Specific Plan, other than those above, the
definitions contained in the Marana Development Code Title 3.03.02
shall apply.
V-1
��
��
,�
L�
C. GENERAL PROVISIONS
1. All construction and development wilhin lhe Specilic 1'lan area
shall comply with applicable provisions of lhe Uniform [3uilding
Code and the various related mechanical, electrical, plumbing
codes, grading and excavation code and �he subdivi�iun� cude�, �s
currently adopted by the Town of Marana. [n case of a conflict
between the adopt,ed County Code and lhis Specific Ptan, the
Town Council shall resolve the conflict by written determination
in a manner consistent wilh the goals, ubjectives and }wlicies uE'
this Specific Plan.
2. The setback requirements are as specified within the development
standards for each zoning designation. If not otherwise speci!'ied
all setbacks shall be determined as the perpendicular distance
from the existing or planned street right-of-way line, or property
line, to the face of waU of primary building.
�
3. If an issue, condition or situation arises or occurs thal is not
sufficiently covered or provided for or Lo he clearly
understandable, those regulations uf thc Murand t)evelupmenl
Code that are applicable for the mo5t simitar issue, condition or
situation shall be used by the Town Council es guideline� to
resolve the unclear issue, condition or situation. 'l'his provision
shall not be used to permit uses or procedures n�t specific�lly
suthorized by this Specific Plan or the M�rana Cude.
4. This Specific Plan may be amended by Lhe same prucedure a5 it,
was adopted by ordinance. Each amendment shall include all
sections or portions of the Specitic Ylan that dre affected by the
change.
5. Any persons, firm or corporalion, whether a principal, dgent,
employee or otherwise, violating any provisions of the�e
regulations shall be made to comply with the Murdnd Cude
pertaining to zoning violations.
�
�
�
6. Whenever a use has not specit'ically� been listed as being �
permitted use in a particular zone classification within the
Specific Plan it shall be the duty of the Town Councit to determine
if said use is (1) consistent with the inl.enl of the zone and (2) lhe
said use is compatible with olher lisled permilt,ed uses. Any
V-2
�
�
person aggrieved by the determinalion inay appeal t,hal deci�ion
to the Planning Commission.
7. Automotive vehicle5 or trailers of dny kind or I.ype withou6
current license plale5 that have been dbandoned Stiall no1, be
parked or �tured on any property wilhin the Specilic 1'lan area
unless it is in a complel,ely enclosedbuilding.
8. Exceptiuns tu height limital,ions conlained in the tte�uldtiun�
�; apply only to antennas, chimneys, or other archiLectural
appurtenances required for the screening of rooftop equipment.
�
�.
9. Any parcel or development Sil.e which has al lea�t 200 feet, uf
frontage along Twin Peaks Road, Coachline l;oulevard, or
Silverbell Road will have view corridors with a combined width of
at least 20 percent of that frontage, which will allow vi5ion from al
least one point inlo and through that portion of the project that
fronts on one of the above roadways. The viewing point will start
from six (6) feet above grade at the roxdway righl,-of-way line
along the frontage.
10. If any of tt�e seven designated school �ile parcels revert back to
American Continental ownership, their successors and/or assigns,
those properties will be zoned ut the lowesl residential density of
adjacent parcels.
D. GENERAL SUBDIV[SION STANDANDS
1. Each lot of a subdivision musi, abut, on a�lreet having 25 feel
minimum lot line frontage.
2. All streets shall be eit,her dedicaled for public use or be private
streets dedicated for the use and convenience uf the 3ffected
property owners, their guests, and invitees providing lhal
easements for access and the required installation and
maintenance of utilities are granted.
� 3. The design of subdivision streets and dcainage facililies shall
generally conform to the Maricc>pa Association of Governments
standards and provide for:
�
�
�
A. A minimum public right,-of-way widl.h of 50 fee�.
V-3
�
��
' B. A minimum pavement widlh of 32 feel fur public sLreels
and 24 feet for private stree�s excep� when residenlial
densities are less than 1 RAC; then a 24 foot road can be
public.
C. A minimum offset for street "t" inlcrsections of 135 Eeet.
D. A minimum centerline radius of 160 feet.
4. Clear lines of sight shall be maintained along ull �lrcels and
driveways to assure lhe safety of moloristy and pedcst,rian,. No
obstruction that will obscure the moi,or vehicle drivers 5ha11 be
placed within a line connecting them at, points uf 45 IeeL from �he
intersection of said curb lines. YlanLing n�ay be permiLted within
a triangular area provided that lines ot' �ight are nol ubscured
above 30 inches or below 6 feet through lhe triangular drea.
5. Street naming and property addre�sing shall be coordinated
through the Pima County Addressing Coordinalor's office.
6. The subdivider shal) post a bond or olher assurance wilh lhe Tuwn
as assurance for the completion of Lhe reyuired subdivisiun
improvements. These assurances may be in the furm of a
performance bond, cash escrow account,, Ietter uf credit, lhird
party trust agreement, or other E'orm of assurancc5 a� may bc
approved by the'I'own of Marand.
�
With the exception of the third pxrty agreement, the subdivider
shall post assurances with the Town in the amount equal to the
cost of construction for all required improvements pl us ten percent
as estimated by the Town Engineer.
Subdivision assurances shall be released upon completion and
inspection of the required subdivision improvements. Partixl
� releases for up l0 95°k of the lol.s covered by the assurdnce� may be
granted where the required improvemenls for a group of lots hdve
� been satisfactorily completed, and such improvements can be used
and maint�ined separalely from the impruvements reyuired fur
� the balance of the subdivision. A� constructed Nlans �hali be
submitted to the Town following completion of �he improvemenls
and following the release of assurances by lhe '['own. 'i'hese plans
shail be submilted within the one year warran�y periud provid�d
� by the developer.
�
V-4
�� �
�
E. RESIDENTIAL SITE DEVELOPMENT 5't'ANUANDS
1. MEDIUM DENSITY RESIDENTIAL (3-6 ftAC)
a) Permitted Uses:
2.
1) Uses listed under medium density shall apply.
2) Single family dwelling wi�h p�rty walls or watled
courtyards, townhomes.
V-5
b)
1) Dwelling units, single family
2) Accessory buildings, privat,e swimming puuls, home
occupations, and ol,her accessory u,es.
3) Parks, playgrounds and com►nunit,y owned buildings othtr
than hospitals.
4) Private tennis courts, provided I.hat the court i5 nut li�hled
and is located within all yard setbacks, dnd furlher, �hat
fencing around the court shall not exceed twelve (12) feet.
5) Model homes
6) Temporary real estate sales office within d mc�del home.
7) Religious facilities
81 Temporary ulility uses
Propert,y Development Standards
1) Minimum I.ot Area: Four'Phuusand five hundred (4,500)
square feet
2) Density: There shall be a minimum of 4,500 square feet of
lot area for each single family dwelling
3) Maximum Building Height: Thirty (30) feel, two slories.
4) Yard Setbacks
• Front: 20 feet
• Side: 5 feet or 0 feel fur common wall ur zero lol line
development.
� Rear: l0 feet
• Corner: 10 feet
5) Parking: A minimum of �wo on site off-5treel parking
spaces (including gardge, carporl and/or drivew�y) for each
dwelling unit shall be provided.
MEDIUM-HICH DENS[TY RESIUENTIAL (6-10 RAC)
a) Permitted Uses
�.
�
�
i...9
b)
3.
Property Development Standxrds
1) Minimum Lot Area: Four thousand (4,000) square feet
average, 3,000 square feet minimum including common
area.
2) Density: The minimum gross land ared per dwelling unil
shall be an average of four I,huusand (4,000) syuare feel.
3) Maximum Building Height: Thirty (30) feet, two stories.
4) Landscaping Requirements: Any part of the total
subdivision not required for buildings, structures, luading
and vehicular access, pedestrian walks, and hard surfaced
areas shall be landscaped according to Chapter V1, Uesign
Guidelines.
5) Buiiding Setback:
• Front: 20 feet
� Side: 5 feet or 0 for common wall or aero lot line
developments
• Rear: 5 feet
• Corner: 10 feet
6) Parking: A minimum of Lwo on-sii,e parking spaces
(including garage, carporl andlor driveway) for each
dwelling unit shall be provided.
HIGH UENSITY RESIUENTIAL (10-25 KAC)
a) Permitted Uses:
1) Uses listed under Medium llibh t)cusily 5h<<il :,pply.
2) Multiple-family dwellings.
3) Temporary utility uses
b) Property Development Standards
1) Minimum lot area per dwelling unit (duplex or multiple):
2,000 square feet.
2) Density: The minimum grosy land ared per dwelling unit
shall be 2,000 square feet.
3) Building Height: No building shs�ll exceed t,hree (3) sl,ories
in height, and the exterior heighl, shall nu� exceed lhirly-
four (34).
4) Landscaping: Any part of the total subdivision not required
for buildings, structures, loading and vehicular access,
V-6
�
F.
pedestrian walks, and hard yurface uct,ivi�y dreas yhall be
landscaped dccording to Chapler VI, Ue�ign Guidelines �nd
using the recommended plant list.
5) Building Setbacks:
• Front: 20 feet.
• Side: 5 feet ur zero for common wdll ur �ero lot line
developments.
• Rear. 5 feet
6) Walls, Fences and Screening: See Chapter Vl, Design
Guidelines.
7) Parking: A minimum oF one and one-half onsite parking
spaces (including garage, cdrport and/or drivewdy) for cach
dwelling unit shall be provided.
COMMERCIAL S[TE DEVELO!'MEN'1' S'1'ANUAftUS
1. Commercial Use
a) Permitted Uses:
Commercial
Retail Commercial
Commercial Recreation
Office
Financial Institutions
Tourist Commercial
Restaurant
b) Property Development Standards
1) Maximum Building Coverage: 70°k at ground ievel.
2) Minimum Lot Area: None
3) Minimum Lot Width: None
4) Minimum Distance Between Main Buildings: �Nc�ne
5) Maximum Building fieight: Thirty-IYine (39) feet, 3 st,ories
6) Minimum [iuilding Setback�: A dis�ance eyudl lo yirty
percent (60�k) of building heighl, but no1, ic�s �han fifteen
(15) feet.
7) Parking: One l 1) space per two hundred (20015quxre fcel uf
floor area.
8) Minimum Landscape Coverage: Ten percent, (10°b) of gross
site area (See Chapter VI, Design Guidelines).
V-7
G. INDUSTRIAL SITE DEVELOPMENT S'CANUARDS
1. Industrial Use
a) Permitted Uses:
Manufacturing
Distribution
Storage
Assembly
b1 Property Development Standards
f�
1) Maximum Building Coverage: 70% at ground level.
2) Minimum Lot Area: None
3) Minimum Lot Width: None
4) Maximum Building Height: Thirty-Nine (39) feet
5) Minimum Building Setbacks: A distance equal to sixty
percent (60�) of building height, but not less than fifteen
(15) feet.
6) Parking: One (1) space per one thousand (1,000) square feet
of floor area.
7) Minimum Landscape Coverage: 'I'en percenf. (10°kl of grosy
site area (See Chapter VI, Design Guidelinea).
STREET UEVELOPMENI' STANUAKDS
1. Silverbell Road is a limited access drterial street and shall have a
200 foot right-of-way width and be improved with 4 travel lanes
and a 20 foot wide raised median. A 4 foot wide sidewalk shall be
provided along the east side of t,he roadwxy and a 45 foot wide
building setback from the right-of-way line shall be provided.
2. Twin Peaks Road is an arterial street and shall havc a 150 fout
right-of-way width and be improved with 4 trdvel lanes divided by
a 20 foot wide raised median. A 4 fool wide �idewalk Shall be
provided along both sides of the roadway. In lhose instances
where the rear lot line is adjacent to Twin Pe:�ks ttoad, a 10 foot
wide building setback shall be required from the right-of-way
without direct access directly to Twin Yeaks Road. A 20 foot side
setback shall be required For all buildings �djacent to the right-of-
way.
i
V-8
�
�
3. Coachline Boulevard is a collector streel and shall have a 90 foo�
right-of-way width and be improved wilh 4 travel lanes. A left,
turn lane shall also be provided in portions of the roadway. A
sidewalk 4 feet in width shall be provided along bolh sides uF the
roadway. In those instances where Lhe redr lut line is adjacent to
Coachline Boulevard, a 10 foot wide building yelback shall be
required from the right-of-way withuut direcl access direcliy tu
Coachline Boulevard.
4. Cortaro Road is an arterial street and shall have 150 foot right-of-
way width. The roadway is being improved by Pima County to
contain 1 travel lane in each direction wi1.h a 24 foot median.
,�.
5. Street pavement cutting shall be minimized and permitted upon
approval of the Town Engineer for the inst,alls�tion of utility
crossings and related improvemenls to serve future subdivisions.
Reconstruction will be per M.A.G. Standdrds.
I. UTILITY DEVELOPMENT STANDANUS
1. On-site and off-site sanitary sewer will be public and will be
designed and constructed to Pima County Wastewater
Management Department Standards.
2. All electric, telephone and cables shall be placed underground and
shall be designed and constructed in accordance with the various
utility company standards and M.A.G. Standards.
�
3. The potable water system shalt be designed and constructed to the
City of Tucson Water Department standards. The si�ing
requirements and location of water facilities shall be as required
by the City of Tucson Water Departmenl. H'ire 11ow provisions and
fire hydrant locations shall conform t,o requirements set so by the
appropriate Cre departments and lhc City of'['ucson.
4. The irrigation wells and water con��eyance facilities shall be
constructed in accordance with the standards of the Cortaro-
�
�
�
Marana Irrigation District. All irrigation property and facilities
will be owned, operated and maintained by the Cort�tro-Marana
Irrigation District.
V-9
�
�
VI. DESIGN GUIDELINES
A. INTRODUCTION AND PURPOSH:
These design guidelines have been develuped ds � frun��;wur6 lu expru��
the community chdracter of the Continenlul It unch Specific I'lan.
The purpose uf these guidelines i5 lu ensure devc>IupmenL uf c��n,istenl �y
high quality, thus protecting the investment of lhose whu IocaLe wilhin
the Specific Plan area. They provide a documented ba5is Fur ev�ludLing
and directing the planning and design of improvements to euch parcel.
The guidelines are design criteria to be used by developers, archilecls,
engineers, landscape architects, builders and ulher profe��iondls 1,u
maintain the design quality proposed herein.
They are also presented to give guiddnce lo'1`own Sl,aff, I.he f'lan�iing and
Zoning Commission and the Town Council in their review of
development projects within the Speciiic Plan Area.
The following goals form the basis for lhese guidelines:
�
�
• Protection of property values and enhancement, of invest,menl.
• Conservation of existing natural features and minimum adverse
impact on the ecosystem.
• Encouragement of imaginalive nnd innuvdlive piannin� of
facilities and sites and t7exibility to respond to changes in m:�rket
demand.
• Variety, interesL and a high sle�durd oC archil,eclur:sl uud
landscape design.
B. RESIDENTIAL DESIGN GUIDELINh:S
�J
�
�
�
The Architectural Review Committee is �5�embled by lhe n�asLcr
developer, American Continentat, to oversee lhul all pluns �u•e in gener�l
conformance with the development guidelines.
The following general guidelines dre inLended for use in r•esidential
development. The int,ent is to provide a logical and Nleasing environ-
ment composed of buildings, landscapes and natural forms. All additions
or alterations must be approved by the Architectural Review Com�nit6ee.
VI-1
�
�
1. Architecturat Themes
These guidelines are primarily concerned with the physical appearance
of the community environment as perceived by residents and visitors.
Therefore, it is the intent of these guidelines to apply to those frontages,
boundaries, and perimeter edges lhat dre viyible �o lhc puhlic.
A minimum of three elevations for each hou�u plan urc rcc��mn�ended.
The elevations should provide variely in drehileclurul de5i�;n,
incorporating features such as varying ro�f lines, window treatment,
architectural details, and building materials.
a Theme
�
The architectural theme for Continental ftanch.should reflect the
integration of structures within the overall de�ert, environmenl,,
specifically the Southwestern ranch or f;srm. 'I'hE�nieS uf lhe
Southwestern style are encouraged, such as "'I'crrilurial",
"Spanish Colonial", "Mission", "Sanl,a Fe", and "Sanl.a Barbara
Mission".
b. Esterior Materials
Exterior building materials should be consistent wiLh the overall
community character. Recommended building maLeridls arc
briek, masonry, stucco, adobe and concrele block. Other mdt,erials
must be approved by the ARC. Ail exposed building materi�ls
must be finished.
c. Roofs
LJ
�
The pitch and form of "roofs" are a visible communi�y feature. A
range of roof forms and roof pitches can add an �ppealing visual
impact to the community/streetscape.
Roof overhangs are encouraged Lo produce interest. dnd �►� u
response to climatic conditions, especially when used in
combination with porch enclosures, balconies, and recesses.
The roofing material should be constructed of nonreflective
materials and exhibit muted earth tones as approved by the ARC.
�
�
VI-2
�,/.�. /.,`�
� �,:
� .
�--�.�
<,� /, � ; ', ^G:'r.
� � ' - S,� ✓ ! j���%
���j/�(■ ��I��eai��ld���.��
r �
:_. iiiaGi�: �� �
e
1: �!1i!'!�,i;,��i� l
�j��A���:�
r
■. -�-,� _
� :� - _
n
:Ti� �:7:f.T� i
�_
��
�
�
d. Colors
Generally, muted colors are the mo5t acceplable for use on buiid-
ing exteriors. These colors should ref7ect lhE hues of the �round
plane, surrounding mountains, dnd plant mdterial and are drawn
from the foilowing ranges: brown, including rusls, sepias, sands,
tans and buffs; some olive tones cerLain ��rdy I,ones. Olher lone�
and colors may be used for trim or accent. tlighly ref7ective colors
or materials are prohibiled on ull w�ll und roof surf�►ces. Cc�lor
gradations from building to building shouid be; gruduul. All colury
are subject to approval of the A1tC.
e. Walls/Fences/Gates
All walls and fences used wil,hin i,hc re5idenl,ial cuminunit,ics
should be of a material compatible with the drehitectural design of
the structures. They should be a visual extension of the archi-
tecture of the residence. The texture and color of walis should
conform to the same color standards as the main residence and lhe
indigenous materials of the surrounding areas. Walls should not
exceed six feet in height. Wall systems �long major strcet,s sh�uld
respect the designated setback requireuicnl �nd have a slepped ur
non-linear appearance.
VI-4
� __
f. Solar Panels
Solar panels must be "flush-mounted" onto roof plane or fully
screened so as not to create any adverse visual impact on any
portion of the communiLy. Natural silver aluminum fr�tmas dre
prohibiled. Support solar equipmenl. �houid bc encluse<! and
screened t'rom view. Solar panels designs are subject Lu approval
by the ARC.
g. Building Projections and Equipment
All architectural building projections, including chimney flues,
vents, gutters, down,spouts, utility boxes, porches, railings, and
stairways should match the color of the main residence or should
be of an approved color.
Television antennas must be provided wilhin roof structure.
Radio antennas and satellite dishes must not be visible from
neighboring properties.
h. Mechanical Equipment
All mechanical equipment should be screened from view either
with a roofline or a wali similar in design to the project architec-
ture or below the six foot fence line.
i. Foundations
All exterior wall materials must be continued down to finished
grade thereby eliminating unfinished foundation wall5.
2. Building Setback and Types
The design of residential developments can be unique and provide varied
streetscape appearances. Providing plans with differing sel,backs fos�ers
a variety of elevations. Development Should avoid long, unhruken
building facades.
VI-5
• FronC setbdcks �hould vary, with no more than �wo adjacent unit�
having the same setback. The minimum sel.back variation
between units is three (3) feet.
I I
��� � � i
�J_.
� 3' MINIMUM
• Projec�s should be planned carefully to maximi�e the feeling of
open space within the development. Design approaches include
curving streets, orienting the road axis to open xreas and the
creation of views.
• Attached product types and individual units shuuld be turned dnd
oriented in a variety of ways to avoid the monotuny of "g;�rage
door corridors".
3. Becreation Areas
Recreation areas should be placed in highly visible locdtions such as
project entries or adjacent to modet complexes.
8 �� ��
Q� �
.�
Q�
�
VI-6
4. Mailboxes
Where a common mailbox locatiun is utili�ed, it should bc lucdted in
proximity to the major entry or recreatiun area. If a structurc houses lhe
mailboxes it may be similar to the architec�ural style of the planning
unit in which it exists.
5. Service Yard
Walls are required as screening for a service yard, if any, to enclose all
above-ground garbage and trash containers, clotheslines, and other
outdoor maintenance and service facilities.
6. Parking
All parking structures, either free-slanding or garuges, should
incorporate the same design elemenl as i,he dwelling uni�s.
7. Lighting
Lighting should be u�ed only as nece��dry lin• functiut�al re��uirement� ul'
safety, security and idenlific�tion. Unnece55ary u�c ul' libhl i,
prohibited in the interest of energy ef'ticiency t►nd mainl,enance of a
natural night environment.
Within residential areas, lighting should be designed Lo cuUrdinat,e wi�h
the community theme and shielded to reduce dispersa! of ambient light,.
VI-7
�
Lights shuuld be direcled duwn onto the pavemenUpruperty, and not onlo
neighboring areas. Stdndards should be Separa�ed lo create
concentrations oP light, a� opposed to x cont,inual lighting stream.
8. Grading
Grading is a nece�sary element in cummuniLy �;ruwth. Ituud�, building
pads, and drainage features must he �enai�ivcly intc�;ruled wit,l�in lhc
plan.
• A grading plan depicting existing and proposed cont,ours, cut and
fill areas and all existing plant malerial within the site should be
included with the preliminary submillal t,o t,he ARC Fur review.
s
� �
• Grading for streets and utilities should not occur outside
pavement margins. Excavation from t,renching shouM no� be
stored or piled adjacent tu roadways.
• West of Silverbell [todd, in areds developed as une acre lols (1
RAC), no grading should take place oulyide slreet righls-of-ways
and all nxtural vegetdtion on the lots should bc pre,erved except
for building pad construction by the lot purchaser. The limits uf
this area should be controlled by deed restrict,ion. Areas
developed at 2 RAC and denser �hould be graded in a manncr
consistent with normal practices wilh lhe amount of grading
VI-$
GRAOE CHANGES NOT TO EXCEED
3 FEET BETWEEN OWNERSHIPS
determined by lhe existing Lerrain und Uic; pur��mcl.er� uf Lhc
home builder and Town Fngineer.
• Grading, if necessary, shoutd resuit, in curved, undulutin�;, nu1,
sharp, or squared c.ontours, Lo creute a rolling, nu�ural
appearance.
9. Landseape Architecture
The concept of landscape cones is encouraged for the landscaping of
residential areas. Areas west of Silverbeli Noad should maintain
undisturbed natural vegetation where possible.
• A landscape package for each unit, consiating of at least one (1)
24" box tree per unit and one (1) shrub per 2Q square feet, must be
instailled by the builder/developer or owncr within Four (�1 monlhs
of occupancy. All front yards musl be l:�ndscuped in � neul, wced
free, dust free condition. Artilicially colored rock yardy are:
prohibited. No landscape restriclions shuuld exisl, wit,hin privalc
areas.
•
•
Private Areas:
Patios and courtyards should be designed a, un inlegrdled parl of
the main structure and located entirely wit,hin lhe builc�ing
envelope. These zones may utilize orndment,al pldnling� or d lu5h
desert atmosphere.
Grading, if necessary, should result in curved, smooLh eonLuur:� fi►r
a rolling appearance.
Finished grades along the periphery of a lol ur purcel shuuld
match the existing grades or I,ip uf curb of any cunslrucLed ur
proposed streets as part of the overall master infrastrucl,ure plun.
, •.
�
��
:' �
—� � Proposed Grade
Existing grade
PREFERRED
AVOID
-Proposed Grade
Existing Grade
VI-9
�..
�
I .�
�
�J
�
�
�
�
�
�
�
C.
COMMERCIAL AND INDUSTKIAL DESIGN GUIUELINES
L Arehitecture
The purpose of estxblishing architectural design guidelines wilhin 1,he
Commercial and Industriai areas ia to ensure quality developmenl thut,
reinforces a consistency throughout. Recurrin� elemenl.s combine t,o
create a visual and spatial expression that idanlify the ar�a dnd give il, a
special character.
a Building Materials
Preferred building materials include brick, stucco, adobe, masunry, or
concrete block. The use of prefab metal sheathing should be appropriat,e
only for industrial buildings.
b. Exterior Treatments
Exterior treatments and colors should be of muted, subl,le earth tones
along with judicious use of bright accent colors. Use of x metait, such as
"Cor-ten" steel, as an architectural dets�il is suitable for commercial
buildings.
Highly reflective f nishes on exterior hardware is prohibited, inctuding
the use of rellective glass on windows.
c. Roof Design
Roof design and construction material are subjecl. I,o review und uppruvul
by the ARC. Roof projections over windows are encouraged from an
energy conservation perspective. Roofs should be constructed of clay tile,
slate, metal� wood, concrete and asphaltic compound shingles, all of
which should exhibit a muted earth-tone. Other roof materials may be
approved by the ARC. No mechanical equipment of any kind is
permitted on roofs. All vents and other project,ians �houid be colored to
blend with the roof.
d. Perimeter Walls
Perimeter walls, where required or otherwise desired, should not excecd
a height of six (6) feet above finished gradc. Walls bhould be construc�ed
of masonry, concrete, adobe or stucco and shoald ma�ch primury
buildings with respect to color, texture and overall design.
VI-10
2. Building Setbacks, Heights and Coverage
Buildings should be sited in a manner lhat will complement the adjacen�
buiidings and landscape. Building sit,es shouid be developed in a
coordinated manner to provide order and diversity lhereby avoiding a
jumbled streetscene.
a. Setbacks
Commerciai and industrial buildings should be set, back 40 feel
from any residential lot line.
b. Heights
Whenever possible, avoid long linear vistas and building edges by
varying and articulating building facades, heights and rootlines.
3. Parking
Adequate off-atreet parking should be provid�d for each development.
Parking configurations are subject to approval by the ARC and are also
governed by applicable provisions of lhe Town of Marana Development
Code.
Whenever possible, parking shuuld be locaLed to lhe side and/or rear
portion of the site.
Parking lots should be landscaped with a minimuin of o�►o yhudc; lruc pw•
10 stalls.
VI
� �
4. Lighting
l
I�
1
1�
Lighting should be used only as neee�sary for func�iunal
requirements of safety, security and idc�nli(iculiun. Unnecu�5ury
use of light is prohibited in the interesl uf energy ul'licicncy und
maintenance of a natural night environmenl.
Lighting should be designed tu coordinate with the community
theme and shielded to reduce dispersal of ambient light. l.ights
should be directed down, onto the pavement/property and not onto
neighboring areas. Standards should be 5eparated to creai.�
concentrdtions of light, as upposed t,o a continual lighting stream.
Lighting should be provided within ali parking lots and along
walkways. Lighting fixtures in parking lots should be minimal
and should be architecturally compalible with the overall building
design program.
The design and type of all lighting 6xtures is subject to approval uf
the ARC.
�,_, z
5. Grading, Drainageways and Utilities
As part of the Architectural Revic;w 13uard I'rugram, a gradin�
and drainage plan should be approved prior to site cons�ruction.
Grading should follow the generxl parameters established in the
Residential section (Chapter VI-Q-8).
6. Landscape Architecture
�
�
�
�
Q!
A minimum 10% of the commercial and industrial building si1.e
area should be landscaped. This landscaping should be
distributed throughout the paf king IuL� and building aprons.
Plant materials should be low water u�e rand appropria6e t,o Lhc
desert.
S[GN SYSTEM
VI-13
i
Continental R�tch S�gn S�stem GuideIines
Tabie of Contents
°Introduction
°Coretinental R�ch Vi,s�.eal Image Statement
°Sign Stm�da►ris
e �
°S�� Hierarchy
°S�i9n S�stem
Prepared by:
•��� soo soun+ szro srneer wie soz
� � � � iarc. �roaor� aszei •
�. � � eoz��•teoe
� � � � Ttf SKx'If�GEC3�0UP �'1C
� CoPY�9� �e SYgrtage Gno�y�y �rtc., 1887
VI-14
'
�
�
�
INTRODUCTION
These Continental Ranch Sign System Guidelfnes have been carefully desigrted
� to create a strong Planned Community image that wiil contribute to the vitaiity
and value of the enttre development.
The Continental Ranch Sign SysLem Guidelines review the types of signs ailowed,
� their design and approach to developing them.
�
These Guidelines review the form, materiais, cotors and typefaces that visually
� iink all the signs and reflects the Continentat Ranch uniQue architectural and
Iandscaping character.
�
The Guidetines are presented in two parts: Temporary signs, which wili be
' etiminated after the market ing of the Continentai Ranch Community, and
Permanent sigrts, which remain after rnarketing of the Continentat Ranch
Community has been completed.
�
1 Signs for any given parcei must be developed along these Guidelines and submitted
to the Continental Ranch Architectural Committee for approval be fore
implementatfon. The Continental Ranch Architecturnl Committee(CRAC) ,is
� responsibie for final interpretations of these Guidelines but may, at its discretion,
modify them to accomodate unforeseen circumstances.
�
Appropriate signs are to all Conttnental Ranch builders advantage. As such, the
' spirit, as well as the wor+ding of these guidelines, is important.
L_�
�
� VI-15
CONTINENTAL RANCH VISUAL IMAGE STATEMENT
A.
CREATE A VISUAL ATMOSPHERE UNIQUE TO THE CONTINENTAL RANCH
COMMUNITY
B. CREATE A VISUALLY QUIET VEHICULAR CIRCULATION SYSTEM
C.
�
CREATE EFFECTIVE VISUAL COMMUNICATIOIV TO ASSURE SAFE AND
CLEAR TRAFFIC FLOW
CREATE A MATERIAL AND COLOR PALETTE COMBINED WITH FORM
THAT UNIFIES THE CONTINENTAL RANCN COMMUNITY
VI-16
SIGN STANDARDS
All signs, regarclless of type or permanency, are affected by a set of 12 criteria
or standards. Each of them is described for every type of sign, in detaii, eisewhere
in these Guideiines.
These standarris are:
FUNCTION: The purpose of the sign.
QUANT7TY:
FORM:
DIMBNSIONS:
MATERIALS:
COLOR:
TYPOGRAPHY:
LAYOUT:
LOCATION:
INSTALLATION:
�LUMINATION:
LANDSCAPING:
The number o f signs aiIowable.
The shape o f the sign.
The size of the sigre.
The runge of materiais from which the sign can be buiit.
The cotor of each part of the sign.
The type fnces which are appropriate and/or aliowable.
The arrcmgement of the typefaces into a message.
The position of the sign relative to roadways and other
features.
Instruction for installing or mounting.
The method of tighting the sign.
The treatment of lanaiscapveg around the sign.
VI-17
L�
�
'
�
,
L
�
�
�
�
�
TYPOGRAPHY
This section revtews typefaces for all DeveIoper provided signage (i.e., Development
Identification, Directionais, Reguiatory/D.O.T.)
Bramiey Boid
abcclef hi'lzlmnopqrstuvwxyz
g J
ABCD�FGHIJKI,MNOPQR5TU
VWXYZ �£� 1234567890
Century Schooibook Boid
1 abcdef hi'klmno rstuvwxyz
g J pq
i
ABCDEFGHIJKLMNOPQRST
1
1
1
'
11
�
,
�
UVWXYZ . •: &
$
��
123456'7890
Continentnl Ranch Arrow
V{-18
�
TYPOGRAPHY
Character spacing shouid be opened for maximum legibility. Examples show suggested
character spacing.
Not Acceptable
Acceptable
Preferred when possible
vi-�9
r
o�
r
�o
�
�
q
N
3
O
N �
� �
d�
�o
G N
�� •r
Cn 7S
�
�
Z U
U
<
C ^�
a�
Z
<
�7 �
N
�"� �
z2
V�
�
�
�
0
c o�
C 'C!
G y
C '�
� U
L N
� C �
o d
^ -. �'
y ��
� O w�+
v
E
�
a
d
.f�'
b
01
C
�
d
�
o�
dr�
C £
�.Ti (�
� d
E�
E�
0
��
p C
ti �
0 d
�
��
Eq
O �
U�
��
o '''
�w`
^
�
r
a,
r
0
�
N
�
N
L
M
C
V �
E�
d 3
�o
� O
� k
`
0
o�'i
,v_
q
�O
O 0 ~ i
-• �'
^.. %
N d
� w
�'
0
O ~
N �
� �
c o
�U
'Q Ot
c �'
o �
v�r
� �
C t�.i
T �
� �
E�
Ua
a�
O .°,'
T
Y �
�o
U C
5
�W
N
�
i t
�
r
0
�
N
q
�
�
O
d �
� �
d 3
�o
C O
O)^+
h K
r
��
0
o� p
.�.i .L�
� �
p� CD
O �
2�
� o �
C y �
d d w
�
� o! O1
0
E
r`s
d
t
M
N
C
`
N
v
C 't7
0 0
dt
E�
o ,g
c
'�C Z
8 �
�o
m "
a d
o t�
C
q �
Q y
�
�
.$
r
�
d
z�
SD
� �
�f c
C Q
� W
�
�
r
. �
r
0
;
N
h
d
q
O
01 �
E
d 3
�o
G O
0��.
N fS
N
v
d
d
C
q
�
ci
d
x
a
n.
�
�
3
�
0
n.
r '
ai
E
O
G
w
`c
d
E
C
T
0
0
0
�
0
u
�
m
b
�
� d
��
Ed
<C
�
�
d
d
�
oi
�
N
�
h
0
0
Q
P e,
,o c
c 3
� O
� t7
d
d
d
C
�
w
��
0
�o
d�
o�
O q
N �
r
Q d
�
F� �
O °'
� � w�+
'° ,� §
OBE
o .��, �
O C d
� O
�;,�
d o
w�v
� %
� C C
o O ;�
°� � C
0 0 «`+
E-:
O
C
<
�c
0
«
0
�
�
C
d
�
�
t
H
Y�
4
V�-Z�
�
i
�+
+L'
v�
za
a �'
x
a
zA
W y,
z
a
U�
W
E.
�
�t
d
'a
3
N
�
K
.0
OD
.0
o �
o� �
C
`
d
�
q
L
a
^
Ol
0
U
�
�
a
q
ti
�
c
v
�
f
$
N
2c
v�
r O �c +
M /�
'�T ,S
�
d
0
>
o�
O
�
5
�
�
8
A
a
Y
Z
N
�
�
k
d
b
3
N
h
M
t
OD
X
o �
o�
C
�
d
�
q
L
a
�
N
0
M
N
�
d
g. ,
0
b
�
G
ti
d
ti
C
N
b
d
V
�
0
�
S
�
O
�
d
0
I
n.
<
�
F.
�o
H
v
'O
3
N
�
w
M
�1
.0
� a
� °�
wv�
C
�
d
c�.
q
L
c.
�
N
0
y
N
�
d
�
g.
0
v
�
C
g
d
�.1
C
N
�
d
v
�
C
S
d
�
�
d
e
n.
m
�
F.
�
h
d
'�
3
H
h
K
.0
Oi
�
o �
o�
C
O
�
�i
�
�
L
a
�^.
N
0
0
�
0
�
t V
o °'
��
,o 0
a�
w y
d u
uU 'o
d ,
b d
d :;
L N
p T«
��v
y � N
� � U
�U�
T
V
C
v
�
� �
o>
''o
�
••• C
� "�
O
.v_ E
� '°
a�
@
t=.
�
�t
d
;o
3
H
h
fS
�
01
.0
o p,
i y
0 or
-• 'b
y
>' � °
N � � L
a °� E �
u r
o ` ° d
..� o U
L 2
N L w , � V ,
0
�
o c�i � °'
� � Q y
< � � «'�, «�+
�
�
��
.� �
„ o
d �
v a
�C
o �
.. p�j
q �
��
$o
�%
z�
�
w �
n �
Q M
« u
� �
v�
o>
v
.,
d
Q
v
0
u
�
a
t
�
3
�
r
>
h
i �
�
.�
0
�
��
a�
>
` o v o,
o_ o
Q�O o�
h Q �
io �o �
�oa
O� y _
O O �
� �
�O o �
Qa a
�
d
�o
o>
o�
C
Q
�°
�
q
�d
� � u
` � C
�
�y:+
C
^ O �
'a
� o
r� �
aa$
� > ,'�a_o
... y o,
o Z
d � C
a o �
� o �+
a ..
� � �+
a Q C
C3UU
d
, �
>
0
�
�
G
�t
t
v
4
V�-Z �
m
E.
N
st
ar
v
�
O
�
m
k
w
r
�o �
v 'o
^
N
�
�
�
$
�
E
�
0
U
a
M
C
N
�
m
u
>
d
Q
C
�
�
A
�
E
�JS U
� y
G ~
� Z E.1•
0
w
�
>
m
O
U
2
<
�V
�Z
x �
1 1 �
` � d
F V �
x �-
� i c I�
.���
�
V
�
��ri� �..,
.���. �
�
...,
�
O
U
�� o � a � � �� � $ n
°" w c ) ° °° f+.� E v
� � e w �
E.°. u o e �cA a. «o �o � a
= s �
c � � �' � � E � t�'� �h T� �
a,
� � u.� r 2�i � o� �f•�•� �` 4� �
� fi ` � 5 Y "yp ,o +B : u3 �5 " 5 �
E� �;o E ��r3 �� ��n o� °�« � �
0 �
�1 n $e n pi.��•r E � �a •d w � _ .7
..�' .' � '�� a g� $ s E� �
o ° `• -`•i ��+� a ot S� ��� 3 P .
E • 2_ • -a • + o � �a V <
� °:� $.�. t� V � V o =5 �= �
�� �• b'� E�� ° !`• r o P �� O� O
_•�► �: p d .��. _` •�i O �O ` < � Y •i � r = � < < <
� 3 �a �o �� = �$ � a� �=��X a �� '= �i�
V�E _+ Y Z a`+ O� O�.s < <" i p�
E 00 E.��� o �• t�� � � Z
�.a �a o� x <� 3 0 � <; o. _ _ <Y
t� V •� Oh Z EZ F do� •i �s Jo
VI-22
�
�
i
�
V
t
<
F
�x
�. �
2
2 o�C
� S �
4 V rm
F' � F
Z
2
b! � U
.P
�:
�
V
.�, c�
'��, �
�
.�
�
�
Q
V
" `� g a d.
aa � � a �'�q v �'
o d " r ° g� o .°.�% E � ° u
a � � ` ' B d c c ti � 8
E� h � c �'$'� v8 "° � v m
C � .'�. C N 3yC �pi r& � 0�► �� r
.. 4 O �' 0� 01 3 � P Y y T p � T
� e a i °'� a� 3°'3 93 m 2S �'�� o� o c
y a E o u 5 � �-� ;; u �, 5
o � _%u � 2tL_ o o n� � t,� voa s �$
� p $ y y�Q E Tvf e � � �
p �, d � � � Q�C1 °� �' o � $ E $ '� E� � .,
�
:: � E o
n Z+''�'' � d � � , °' °' �' � d q � ~ o ��' i � � V <
O p C � �„� H V d � d d g Q ,��. � fr
PE g� >2 v �:� gw� � o� o
o"� � <a o� '�'o"d ` `<� � d z �� e `e .
'� i: o t� � � o y�C t� oC y�^ �' �9j ��� = u
��� z �- �� �; �� o �'S o".� e <" � ��
Z.. < C m F,,, 5 .i 4� i+ � o � � Z'� ,
�yS , r�r.l2i GK =8oti V 1�+< �oiL .i Z3 . ao
VI-23
VI-24
W
�
>
�
O
�
2
<
�
�
8
Z
m
�V
Z
Z<
a
� z�
� �z
��
�1 � c�i
°i r � � � o � � � �` 8 �
E� o
� „ a .c gp� m c � u
M ` � � � Y �
�� $ � o ��� �� . 9
� y a�8 E$ � f �� �
Y ' �� � �o; � °p � m � �i'g § ca.
o c � ° 4 a � g S �'
� ` .3 01 Y�� t �� E Z g a E�
o �
Z o !!� '°�fi o �,rS3 '� .. 3a 3=
�
o �� ' � o�Vo � � � .�, �C� y �
� a5 � � $ a a m d �� 9
0 6 �� B� � ��slv $ � � $ �3 C7
o w �� � V P = � �
� �� �� � � �� � = T � $� o � o �
;, f aE z"' ��:,- < ao '� 8� �- a
� 5 t �`. y 9, � u � 3 0�� �S o0 � �^ ° � rt � Z e c�i
��� z m a� m° ��g� o�'� o e� <" � o�
z eZ a. =o F« � a a� �. ��,$ a t
� 8 i , o � 2 L C x 7�! 8`o � c�.1 �< a � Z° d a a
.
0
-
..�_,-�
c
o
O
_
�U
�e
�
4 p �,�
a �» m
z mz
Fa � V
� = a a�� � o $ a
°' p o
.� b L � a> m V � »
E � _° ..'g` u9 � a ' � a
a � ` �-�' En� � � o.�
c o ., Q y �
u � �' m g' aP � c
� �� � � o`; .9 � m o � 4� o
m 3 °�' 2�u t `� E � g a E �+
E X � E °� o �� p P 3a 3 '
o $ o v x._� E a r Ti� � 3
y ry � T y � ` p � �
�� � y � �i a � o�� m r E S
_°. e
� m � �w $ � � � o� � n
C O c'$3 �y�p � p P'+ <
Z p < a � Z � � � � u < < " � Z � � � �
�3 � $ q ��m� � `�` � � • �� Z ��
i e p�v m' � a �o � �� �� � ° z.e
a�. °r � r�rl � C k i $ o X G � < a � ° � .°, � . o
VI-25
[:
C
c
z
��
�<
��
h F �7
a ° —m
F' � ►��. �
�
z!
� �u
.�
s
y
�
..� y � y rn Q � d
d c
Q a" y � 3 u u
c �
C T' v P �
<" u u � y y � o
��.. ° $
��e o � � a `� � �
d+ � (� ,� ei
C ^ � Y � F o � _ � } �
� O Y`m p E,; � 8
��? � � gr � C P 5
'''� �° E < � 3 � � «
�
� °� � ° P ga r < o �S
�E � . � � � � �3 x o • � � Z �d
y Z
o��� < Ed y a,�5 D' 6� � Z Z
= g � Y<� �f � 4 "' y L'i 3 E". R C
ma = � � ., � � < e
��o�,� � e g • � N °o �° a � �
� � ��3 = ss ms � o� � � � U m � z
5� m � O 3 � P � �' < o O o = g "t <
r���� �Io cv : v8 � � a.. . d a
VI-26
a
J �
7
�
0
Z
�x
ka
•• _ '�''
F i� F
� '� � �
� VV
.4
�
-- 1
�
�
,�
�
�
�
9 L L � _ � �
N � O O C N � �
» k c o o d o E �
� 9 $ U U C � d m °�
o a �w y .� • .� �
S '
� $ � �� p; s � e � �
� 4 m �t� � 5 � v � � « �
� ,y a
o aD $ = V � �
� M m „� � e � g
E m m � �� '� �� � � � ti
a � yF
a y � t � V �i 3 C � O q� C �U S O Ol "_
��° U � C yau � ° ��c�'v a � E V Z 2�
q O 5 C 6�U "'� N Y Y y O
$ � S � �° a ° `o .3 3 a k� y o t� {+ {: s �
Z F O �« a Y �= S a' C N <�' � Z Z <
� � b1 �� a�u ��o �ad�, ��O � F��, � " �o
(� Z ZI � o0S OSS O?;.. �M4m � T � �. F � Z�
t< C y�m° <�b O�d�d o°r5 �� � a x� a
r�.. � `O 9 i C� C) t-. 'r $
V�-Z7
�,.
�
�
►
a
C
2
�
k
oC �
<
_
O�
�' S <
�
00 � Z
F ' S I� I
� tV
=1
---� --�
8
� " � � �
� '� A
V J V � �
i I � �
� � I
ii � • �
! , �
� '�'� � ����I �
�? �
; �II�� v
T'+
0
, v
I � ' i
..""-Li T
��
�
�
!
�
F
` U � O Y/
� w � � �
�F � � �
o �
V� � w �
�
'��
� i ���
� � '° R
�l�
�
CYJ
� � -
__._. �ai� �f �
'__ _ =o . ___-____
_'r =�?
- - - - - 1
�--�
C T T y O ry 0� � �
[ � �O "a u 4 t .�i a V w �� i '� `y a �+ �y �
o O k a o c o e� d v� o P � � c�i Q �� c
d � zaa�cc ::a E ��a a,; � ao� �y�
E ` -.
a �a �� ° �� � �, `
o �,: T �•°•�oo q� c o � U_ � c� �:;
$ q _ � do�i°' °' �a� ' �' -`b, ~o
.c o e� `�,' �� 55�� �5 a a8 '°� �, a;E>
c, � oo ;n _ > °�cg'a °c o w` T,� °>" ° �3 .ac
°' ` a� K �,° UUV�U r U " �,�m Q ` °d� °�.�'E�`
Z y y � � ^ �� tl Y 8 � � � �� O 0 . = a � ` yYA �
d; � �� r "g �����5 ,;., •• s<� g` � 4 m e; �, .; t
_„ � � = �e o u � �$ > � . z �v d a
o e m ,3 � � n, �,g � g p � -� g ar � � e .� p
m� � � E og o a E � §�tX �'� ° �a p 2 ���
y o y �� -°. _ �� (� °C) < g � � 3 � � � � � ��
'S � = �Fo o�a� b 3�„h �� 4��� pl�° � �° � oqa'to
�� � >� � S � e�s����a ��� ��`e� f. a�C�Ci� ?�ae � . au = e° �a
V a = a ��$ m F�. E J.sa,«ou �°:r ��i°� 'c�3' ��'�w ��„s3 � e8 = �`�E
j� 5 Q� :y <�3 O�w���S �'5 2� �. 1d°.07, J° j« x0 � J
� r� o :�< u mmaa Fn
V�'28
0
- - r — - �
- -� - -�.
��
_� ,.
-� -
�i
�� ,
i ; :�
.
I I h ?I
�i
;�
� -
1
8 � ti
3 �„ i �3
� � 5 � t 3i 3 �' ���
; j � � �
�
v � � � � J� . � o � Oa�
� , � J �
�
� � ,
V r f_ � _ _. ... J—; ' �
F � �
� ZZ O
��I�� � ' O O � � c�z �
�.+ Q
����� � � � � �dt�i I �
...� F..� � �
a ; U O � ' 'd�
�� �-x-------�� �
----- , ,
� ..ii _ .._ .. : � .._! ' � .ni
---_ _ -o,a _---_ _-- _ _ .
i
�
m
O
� Z
a
�' a e
F
� ��
F ��
t�i G V
.�c �.r
— ---,
— — — J
� m y� U V 4 �� � U Y W N „C � C,.d.�
p C l
�. °��' k p o 0 o V� d O a y ta Q�C Q
� ar � `� CCC,S,S � �C N c7e� O° �V .
d .�4. a 3 `>, �e�GU �c � �� c c` °'
� �
8 Q o � �y 3'4 C'6 '� � ar 'fi 3 i T �j`� ��' Y� E�
��' a3 �' Qo UVVE� e ui, �`e 3 �� ��.,
Y � � x ��� ZU m =� � � �E �E'�� .
� q �D� t " v " �°�� �� 3 � • T� °� � � `s� �a
m�� u mm T • o « t � m �r �
� o m� a��4� �i oae "c .`. y �3 ° �+am`�'
e d �� -°. N 3'6 U°U�< ° C o�� �� mo�= � o�'i Z F ���0
d e o a oo 'v U �� V `�° ayo a 2' a a � = n Z 3 �
3 O = d N 6 o c°: o� oi u � � 3�< v T� OZ �' � O o O �q p w�`
_ >3 O J E �$ $°3 3 �� E .s3=`m ! �' m.° z <Y < e � ��j V�
� � `0 � �o a a C ,� �o �ovN �� ��. � � . 'iu � ° ae
V Z �� � 00 5 Q � st o � or1t � 0.�.5 <� �.g � � ��s
2< CI8 �m �"�E �i Saee tsS�4 0,g f+ � Y �� .�i �ado
5' p� ., t._3 O�o��oo o$ �o <oP �+0 2" �
4� tc o C�9 'j 3t CJCmCCIL' F. q 8. � i.m .7 ca .7., �►O J c, o� �
�
,�
�
�
�`
I �
I �
I �
�
�
�
�
I �
,
fp
�
�
Q
_
� �
F ��
a ��
F �
V
x
� �v
„
�
I� '��
, a.
�
� ,
,i !
� �-
,_] _ _
��,
'
�-----�
- - --�
:
_
, 8 �_ �� �
� i � a � �" �� �a
� � i y 3 ��.Q �i
I I I i I! � �:
-� .,., _ -- ., . .�,
f :�' .
-t---- .�,s
----,
.�
V aD '�' 'Q 4 4 H � � � N C l" Y Y � � �.. �
� n C3 �N Y
��'! ► 4" O O O y y d O � C� � � g � S Q
� E a `� aCa,c,,,5 Va gu � nv d a � c �
d �•; � � a •°• °•°• o o v . ° . ��. � ° 3 a o °' o ° , _:
a� 4� �►
i • � 3 $o °'�° �'°' t - a c� �"'o
$ 3 � - 0 555 d5 c � .' ' a
c c N 3 � � ) o :� i; y ai E�
` � � q _ � p O O� G t p O W o �� � .�.. y G C
�3 v T a " k °� V V V� U tl V O �� � k ` g 4 � E° O
L C A � • Z r C �� ? 8 Y
� q �Y o M p� �� Y 3 .. �� � � O.. _ " `.��.� Q
� L � Y � � � w � < L � r � r �
Y n �Q fi b �� m L4� Ci O 00 � j n • O � �� � G Oa 6
� = � � � 3S e p a'�i< ti pp � osy �� iui S a Z Y �`�' = p
y r � y b V V� 3V ��Np G s ,� E. z� 't �5 �
�� � � �E� o ��S �<;; Z$$ p�$$ � Q O ma��
� � >� � , E �� �'�� 53cxa �3 Fo� O . „�iY Z ��i
� bd F E os�su� ��` �se+i8 �tl� a�.�i �� �$ � Z�YE
� � ��
'�4 ���8 c` as< v Fa8 ���X �ca a� �' � ��o�
VI-30
`� �
� 7
�
� �
. ^�;r7 .
---� --�
— `— —�
�
�
�
U
`>
tn
C
Z
�
F
<
�
C
�
2
Y
�
2
�
�
<
o�
�. �
F
v
T �
�- u �
� �t
F� V �
Z mZ
� ��
TT
'�-'! I'I
� I
�
�
I
: `,
�, �
I
L' � °1
•� �
� ��
�� � �
� � � ��
aa�;
y � � �� �e
;��
t
� ��
.� �
� ���
--- - - ;
,t
dr ae 'a ` p t 'p Q u °u o 3 � 3
V j � FS p, " O O O m y y tl � y S y Q L 3 G
;�� „ � `�, aza55 �� o� .� w� m %�
a = ;0 4�a o o$ o o d.°. o� � a o`� o q
oi . y � 3 � o a y°'U V °1 m �< �' �. S i u N_:
3 - o 0
� v^ � T g N o� o 0 0 o ° o c� � o � d d E a'
u, a �a r g 3 pc �d
� d n3 k iv � UUU Z dm � g g C mE y._.
°� «`. S ,C ^ � 3 �i p o $
. rn � N� �o � �� = .'�. �«. `. t . � V ,.«� �
a r. Of W t N f� O� � d t
Oi y C 3 ' d �` a� V� q '� °� Oi > o �
V� . V G w x aD � L G O . u .�C V , � O � O � � G C b 01 a.
o �� c —a 5� 30 0 t�
o�i�� ` u � � M �5 °o ��d ES '� <� P� p, Z �S� t
��� m � p
�u� m`€ ° ;, � uu�� �u �� � �o � z� z 5.
o°�, � =� � ��� E ??:o ?_ �03 �a�a y�, �i �� � a
�
�3 � �� � a�s �����a ��E �q�p � � � � . `�u � e° �ae
V �� Z � e m i E �.a oi u � �O °'„ �^yro O O < <.g ����
e� c `� � 3! a�' �'if r.t � a E
? � Co �o .� O`�e`,��� o$ "' p � Z r. �'o
a.��X �� 'oq aa< v�mam� F.,B Fag.. 3 a8 .. d a�o�
VI-31
i
�� _.hn � ..3t .n
„Ozo
��
_ ` �. _ �
��
I �
w
�
>
O
a
2
OV
E ' 2
. m �
�
y � �
F.
� <_
4 �m
F V�
z '^ �
_
�`n > U
��
i' � I
i
! �I o
�, ;, i
,� �
L�1 '
��
o �i
L �?�
g T�
� y
� ; j � g �
� + 3 J
=d o
� u J � � �n� y
, �
,
;I �
; ;
;
, ,-� - -� -�-- .. _.. --- �
u �
i '
0
� � ,� x � caz I
���� � , � � x O� � � j
II� � � �a x O
� �� � � xw x I
o �x a a �¢ � � ;
_ v ; F'_ �! _IC �` _ �` _ � .�'i
— �.
��
��
�g
� �� ..oc-�r
! � -�--�
��
�
o�
�
�
�
, �_, r --------- -i - �.
_ _�_,o: -..--------
n d � u o� ' �� � t t t '. '.. o ,� 'Y � �o � � y �
y..� o•— O m u cr u,�,, $ V � �
,o,q �� � K $� eooyd �� '8� � Q' P
_ � E � � aaz�c �_ ao, . � cnd ��
�
�$., �u y a �e a o$oo V o c�i� a y o`, ° °�
`'O 3 t7 T C G� U U °'� � �< � Oi C o� V N..
$� > T 3.%. O� ,�C, C.5 N�: 3�' O a y o ui E>'
r� E� o$ N �> ����a a� c5 a «" a`e
Z .°.E a� M -�' � VVV �U � U� o � $c�i ��mo
d
Q o � .��, • Z� 3 �.... � p ��o
r ,E U 3� .e ;,� 'li��a,d $ a� o s � o
p � � N .� y � M � V 3 � .� � .. C�/ � � � m m � y �! t
�� �� �� ee�°,� a+ �a. ��� gm _� 5 � �c � o—
��'e u$ 4 3 `3 m •°• ".5 < 3 �° ' Z S�L
� aP Y ,� o = 3� �jV(j� =a�r�°,�j o� � y 3 Z� Z�� �O
`'v <•�a , °D�� E 3 "�<. �"� � � �° ,Q ob°'=�'
ci y e' � � E 4� $�$�` , c� o� 3 a � y j F: 4 3
� Y t e L p
03P �� �� � „�e��E ���g �'gE ���`�" � � � , Jc � ��5.5
2�g �–� a�C� °qd � E aso��e � �e'a` °�'ya �' �� �iir � !� <5>°
Zd <$S o�m`��3o o �' o� o�'
� o� ' �2 � o Cy � 3< C� mrYCC E..' 8. F�.. .i J.. �O C .7 0 0�
VI-32
�
I �
V V
a=
��
O
�!
�
` t�
� r7. �
� 4u
� _
_ � � y o � � � �
U�• L � � � V l
8 O
= y 3 r V C�i
�O � � O� `Y '�
.� 7•• ' � O � �
�,�z � � r $ ` '°
y �_ a ., 3 �� 5
� 3 o m r $ � .,
r "O' g � 4 M� ` V O � �3
� Q B. p O O O u � .�i =
p� E fj y O ,D � OY � p `
� `° d � o � y i� °
So � m �� dr„ � $� v� o
�o c � v� � Svn
C�C�� t= � 4° �dC �: i� ZS 2�`
` o p 3 p
Z�� i. � 2� � V e p 4 � Z r i: • t+ y
� F � �3 � z`�'E � � F.P a�a Z �i
; `� j al � � OS � Y O� � � 2
n. P.°: R `O � � V o b i�. J JC �� J J
VI-33
�
E. DESIGN REVIEW
1. Purpose
These Design Guidelines have been adopted I,o ensure that, Continent,al
Ranch develops in a consistent manner. The ARC should review all
proposals for construction and ensure that such propusals meel the
intent not only of the Guidelines, but the devetopment philuyophy of the
Continental Ranch community. The ARC al5o has the authurily Lo
interpret the Guidelines in the event the Guidelines may nut, bt: explicit,
in a particular situation. The Commit6ee may al�,o amend lhe
Guidelines. Refer to project CC & R's for a dclailed descriplion uf lhe
ARC structure.
2 Pre-design Meeting
Prior to preparing plans for any proposed improvemenLs, i6 is strongly
recommended that an owner and/or his or her drehiLect meet, with a
member or members of the ARC to discuss proposed plans. The intent of
this informal meeting is to offer guidance prior to the prepara�ion of
preliminary plans.
3. Fees
Review fees may be established on a proposal by proposdl basis
depending upon the scale, scope and complexity of the associaled review
process.
4. 3ubmittal of Plans
Plans and specifications should be submil.ted t,u lhe A1tC in uceurdunce
with the CC & R's and as generaliy described below.
6. Review of Ptans
The ARC should conduct reviews of residenliat, commercial and
industrial plans during regular meetings ur ut such uther lime� as
deemed appropriate.
6. Preliminary Submittal
The preliminary plans, including all of thc exhibil,s described bc:low� arc
to be submitted after the pre-design meeting.
VI-34
i
Preliminary submi�tal package should cunsiyt of the folluwing ilems:
a) Site plan at appropriate scale showing the locution of buildings,
building envelope, the residence and :�ll buildings or ot,her major
structures, driveway, and packing areas, and d grading pldn,
including existing and proposed 1.opo�raphy.
b) Roof plan and floor plans (dt no leys lhan 1/8" = 1'0").
c) Exterior elevations (all) with both existing and proposed grade
lines at same scate as floor plans.
d) Indication of all exterior materials and colors.
e) Any other drawings, materials or samples requested by the ARC.
fl
?.
To assist in evaluation of the preliminary plans, the ARC may
request preliminary staking of the tocawons of the corners of the
residence or major improve,menL and xl yuch other lc�c��ions as
the ARC may request.
Final Submittal and Review
After preliminary approval is obtained the AIZC muy require Lhc
following documents to be submitted for final upprovul priur lu ar►y
grading or construction:
a) Site plan showing the location of the building, building envelope,
the residence and all buildings or other major structures,
driveway and parking areas, a grxding plan, including existing
and proposed topography, utility connections, and finished tloor
elevations, including garage.
b) Roof plan and floor plans (at no less than 1/8" = 1'0").
c) Samples of all exterior mal,erials and/ur colors.
d) Exterior elevations.
e) Complete landscape plan, on samc scale as sil.e plan, yhowing:
areas to be irrigated, if any; pruposed plants and si�es I,hereof;
driveway, retainage, decorative feal.ures, etc., if not shown
VI-35
�1
�
eisewhere on architectural plans; and, an indication uf lhe urea
wherein storage of materials nnd debris will be contined.
�
�
� Engineering certification of foundutic�ns and �he securing uf a
building permit is the responsibility uf t,he owncr uncllur buildcr.
Construction documents (working drawin�s and �peci�caLi�►n:�)
are to be in accordance with the lic►al design �nd pluns approveci
by the ARC. Clearing, grading, or construclion shuuld nul
commence until all of the above reyuireinunl� are Sulis[i�d.
g) If a response is not received within forty-f ve days, �he plans
should receive automatic approval.
8. SubBequent Changea
Additional construction, landscaping, or other improvements and/or any
changes after completion of an approved structure must be submitted to
the ARC for approval prior to making such changes and/or addii,ions.
9. Resubmittal of Plans
In the event of any disapproval by the ARC uf either a preliminary or a
final submission, a resubmission of the plans should follow the same
procedure as an original submittal.
10. Inspection of Work in Progress
The ARC may inspect all work in progress and give notice of non-
compliance. Absence of such inspection and notificat,ion during t,hc
construction period does not constitute either xpprovxl of the AKC with
work in progress or compliance with these Design Guidelines or t,ho
Declaration.
11. Completed Work
� Upon completion of any residence or olher improvemeni, li�r which �nul
approval was given by the ARC, the owner shuuld give wril.len nol.ice of
completion to the ARC.
�
�
�
Within such reasonable time after receipt of written nulice, a repre-
sentative from the ARC may inspect the residence and/or improvemenLs.
If it is found that such work was not done in strict compliance wil,h �he
VI-36
�
�
f nal ptan appcoved by the ARC, it should notify the owner in wril,ing of
such non-compliance.
12. Non-waiver
The approval by the ARC of any plans, drxwin�;s, or SpccificuLions for
any work done or proposed, or in conneclion wilh any olher malLer
requiring the approval of the ARC under the Design Guidelines or the
Declaration, including a waiver by the ARC shoutd not be deemed to con-
stitute a waiver of any right to withhold approval as to any similar ptan,
drawing, specification, or matter whenever subsequently or uddit,iunally
submitted for approval.
13. Right to Waiver
The ARC reserves the right to waive ur vary any of the prceedurc� ur
standards set forth herein at its discrel,ion, for g«xl cau�c; shown.
� F. CONSTRUCTION IiEGULAT[ON3
1. Construction Trailers, Portable E�eld Office, Etc.
Any owner or builder who desires to bring a construction I,railer, fieid
office, or the like to the Continental R:;nch community should first appiy
for and obtain written approval from lhc AtiC. The ARC will work
closely with the owner or builder to determine lhe bes� pc�ssible location.
Such temporary structures should be localed only in a locatiun approved
by the ARC and should be removed upon complction of construction.
2 Debris and Trash Removal
�
�
Ownere and builders should clean up �Il trash and debris on the con-
struction site at the end of each day. Trash sind debris should be removed
from each construction site approximately once a week delivery I.o a
dump site located off the project. Lightweight material, packaging, and
other items, should be covered or weighted down 6o prevc;ni, wind frum
blowing such materials off lhe constructiun �ile. Owners and builders
are prohibited from dumping, burying, ur burning 1,rash anywherc; on the
lot except in areas, if any, expressly designat,ed by the AKC. �
During the construction period, each construction site �huuld be kept,
neat and should be properly goliced to prevenl it from becoming a public
eyesore, or affecting other lots and any open s�ce.
V1-37
�
�
�
�
3. Vehicles and Parking Areas
� Construction crews will not park on, or olherwise use, other luts, open
space, drainageways, the tloodway or linear park. Al! vehicles wilt be
parked so as not to inhibit traffic, and within designated areas.
4. Conservation of Landscaping Materials
Lots west of Silverbell Road contain nalive plants and olher nalural
� landscaping materials that should be protected during construction,
including topsoil, rock outcroppings and boulders, and plant materials.
�
�
��
Materials that cannot be removed should be marked and protected by
flagging, fencing or barriers. The ARC should have Lhe righl but not I,h�
obligation to flag major terrain features or plant� which ure lo be fencecl
off for protection during construction. Any lrees ur i,runcheti rem�►vcd
during construction must be promptiy cleuned up ancl rem�►ved fr�►m lhc
construction site.
b. Restoration or Itepair of Other Property
Damage and scarring to other property, including, but not limited
to, open space, other lots, roads, driveways, and/or other
improvements will not be permitted. !f an�� such damage occurs, it
must be repaired and/or restored promptiy at the expense of the
person causing the damage or the owner of the lol.
�
�
�
�
6. Construction Access
The only approved constructed access during the I,imc a residence
or other improvements are being built will be over lhe approved
driveway for the lot unless the ARC approves an alternative
access point.
� VI-38
�_
�
� VII. SPECIFIC PLAN IMPLEMENTATION
�
A. PURPOSE
Development will be implemented in conformance with the reguldtions
and guidance contained within the Specific Plan. This section contains
the procedures for administration of the provisions conl,ained herein.
This chapter includes a Phasing Plan for I,he development, of the
proposed planning areas which defne the type, IocaLion, intensity and
timing of development. Implement�tion of the plxn wilt further be
carried out by a method of site plan review as outlined in this chapter
Section C. This chapter also contains a monitoring program presented so
that the Town may tsack the progress of the Specitic Plan development
and monitor associated improvements. Other information covered in
this chapter pertains to general adminiatrat,ion, subdivisiun,
amendment prceedures, and the linka�;e 1►c;lwecn I.hesc elem�nl,a. In
addition to site plan review, the Continenlul It:�nch S�x:ci(ic I't:►n 5huii
be impiemented through the subdivisiun proceas. Cuncurrenl will�
Specific Plan prceessing will be submitlal of Tental.ive Plai,s where
properties are to be separately financed, sold, leased or otherwise
conveyed. The Subdivision prceess will altow for the creation of lots as
tentative plat maps which will allow for implementation of the project
phasing. The interrelationship of the Specific Plan and implementation
components are diagrammed on page VII-2.
B. PHASING PLAN
�
�
The Continenta! Ranch Spec�c Plan will gencrally bc cicveluped in
three phases as indicated on page V[1-3. 'l'his will allow an adeyual.e
level of infraatructure to be built to accommodai�e the development in
each phase, Attention has also been placed on market considerations in
order to stagger the introduction of a variety of units onto the housing
market.
In preparing the phasing plan for this development, certain assumptions
have been made. These include: 1) The rate of growth for this project
will remain consistent and as calculated, 2) The rate of growl,h of olher
regional projects which were used in assessing accumulaLive impacts on
phased infrastructure and services, will remain consistent and as
calculated� and 3) The market need for proposed residentisl product
type and mix will remain the same throughout the phaaing period.
� � � ��VII-1
�_
�
�
�
�
�
�
�
These assumptions are necessary to estabti5h a phasing plan �ur the
proposed development scenario. IIowever, if any of lhese ussumpt,ions
change during the project buiid-out time, lhe Phasing Plan and Town
monitoring program must be flexible enough to make adjustments in
corresponding infrastructure and service requirements.
The 6rst phase (Exhibit VII-3) provides thc initial backbune of lhe
project. IL is during this phase that a significant leve! of infr�5tructure
for the project will be completed. The easlcrn t,ecininus of't'win l'cuk�
Road will be designed and installed wilh an udcyuaLc lurn-around. 'I'his
phase is composed of twenty-nine planning ureas; �i�hlecn re5idenl,iui
developmen�s, Cve commercial sites, three Schuol sites and t,hree
recreational facilities.
The second phase provides for the addil,io�al infrasl,ructure need�d t,o
support twenty-three planning �reas; sevent,een resident,ial
developments, one commercial site, I,hree schc�ol sit,es dnd two
recreational facilities.
The third phase will provide for six plannin�; are;as; tive residenli�il
developments and one school.
Phase four includes commercial and indu�lriul uses which ure nd,jacenl
to existing platted or zoned compatible uyes.
It is the primary intention of the phasin� plan lu reta6c infrusl,ruclurt;
requirements to proposed developmenl. While a sequence is implicd,
there is nothing in this plan to preclude d dif'ferent order of developmenl,,
or even a different combination of sub-ph:sses, so long us lhe rcldtcd
infrastructure is adequately in place. The Speci6c Plan provides for this
flexibility because the actua! sequence of developmcnl, may be af'Fecled
by numerous factors not now predictable.
The master developer will coordinate and participate with o�her affected
� property owners and public agencies to effectuate the completion of'1'win
Peaks Road from the West, bank of the Santa Cruz li.iver to access t-10.
� Sewer, water facilities , streets, drainage and grading that will serve the
project will be constructed and extended as necessary to meet the
requirements of the phased build-out of the projc:cl,. Yage VIl-4 indica�ley
� the proposed phasing of the infrastructur.e. The Monitoring Yrugram
relates that to each phase. .
�
� . VII-2
.�-�s__:�:_a�r- -w : � : �r .. �r - ��- - �r ,wr_ _ r _. �r _ _i,�,__-,�,�--�,�r--� � ..� -� - -,� : �
-
!� 3
e� _ . .. � ,.-�'�-
�..,._.�..�.......
x n /
' �! r
� f
��
�r�
// .
0
N
O
O
� U
Cp
C) Z
�.
OZ
?D
D Z
O N C�
°D m
m ��
x om
_ �, �
� Nm
� � aC
N
� Cd
rnm
i �-�j o o
W
�
rn�=
ZDrn
rn
N �
L J
�
�
L
� (
l Lr
�
i
I ',
� � , � �n �o — c� v = v
� ��� ���
.
aoo
�
�
_ �
y m
�, v
� � v � m
� � � _ ^ o
W � � � O jS7J U/ C
C � p= �_ �
Z C i� D ( n D� C � ND �� wp
�-�rm o n n m v� r" �m o m ' m
D m D D O �- � n �� �� �t��n
� � � -< O '�O D D D-� D-I �-i
� v� v� U� r - <2 r r n-G (� � t� �
,
m
�
m
z
v
i �-� -�. .� .�► �.�. �,� . �. � �. : .. .�.�,�. --.� �.. :-.. : .� -:�. .--.� .� - �. i
"�
_
�
�
m
W
y
�
�� •
. ���
r
_
�
�
m
N
�
_
�
�
m
..�,
�� ��'� \�
� . �I
� • �
�
�
. : �� � i
'� • � I
� �/f� y �
��.
�
` ��� �
�\�, a�'.�� �
����� � �-
� •�• �
� �: � \�
'��,� i: � �\
�� �im \
���
•
i •
i�
:• ��
� ��" /
��, �� ,w
.�
:5 'Nr.
� , i�'��� , • �
� _�.� ,,��`�
;'��
,, ,
r,.� l�
o.
N �
S
�
�
��
.
�
2
�
Cn
m
�.
�� �
A � I
O �� I
m $ =� rn I
x a � �
2 ° Z
� �� �
� o . i�
0
< �
�
�..•��.•�
�• > m
�
O�:
Z m�
m
�
s ,
- l�!
�
�� /
L� �
s
�
a
L-;
l�
�
�
f 13
i�
�
A '
�
_
� �^
V!
m
.�
�; - ••�•-- a o � �
.. �� _
� D
;;;; 1 •• , �
_ ,�2;:� �
. ,�� ; � m
.
\1 I c .
� I : I " � : ::� � N
i� �����:
.ti
� __.. •
.._��� � y � ,� :�`` ..
� '
\ \ ♦ a�'�,q{I���� � '� '
: :
I \ ��.• ���fi ,�` ' . ;• :
.111A1(!iJ I . � ����' � �'� • :
��---`---i ��,:. /'� �. �
�� '�;,�� ♦ �` � .
•��ss�i��T• �.�� .�,it�/ .• j
rZ
�
-+ m
��
D�
�m
o�
Z
�
• e
■
■
. .
.•�� '��•
.•
:.... •
�
_
�
�
m
�
� .
� •
� '
.
i :
�
m
�
� .�
� Z m �
a Z c�n a
� � � � �
Z a � rn �
� z � �n v� �
O p � � � �
c c � m m m
z z a � �0 7 °
v v � � � �
� 70 O D D �
� .� Z Z Z Z
m
�
rn
Z
0
�
�
�
C. TRANSFER OF DENSITY
To ensure the orderly growth of a well-bulsnced communiLy, the
� designated planning areas within t,he C��nl,inenlul ltunch Spuci�c 1'lan
shall be developed at densities consistent, wiLh or Ic�s lhun i.hc
designated density ranges except as provided fi►r in a densily lrunslcr.
� Minor modifications in the boundurie5 und ucrui6e of pl .inninb areus or
adjustments because of final road ali�nmenls and drain�gc wuys will
� occur during technical refinemen�s in the lentalive plal map process �nd
shall not require an amendment I,o lhe SpeciCic t'lan. htdxiinum
dwelling units per cumulative planning area will n��l lhereby be
� at�'ected. The Continental Ranch SpeciGc Ylan residential dwelling unit
maximum shall be 9,156 dwelling units.
� A transfer of residential density from one residential planning drea to
another residential area may be permilted wilhin the Spc;cific I'lan in
accordance with the following provisions:
In no case shall transfers of dwelling units result in:
1. Exceeding the overail plan capacity of 9,156 dwelling units.
2. Allocating excess units outside of the planning area.
3. A change in the density classifical,ion range.
4. ExCeeding the capacity of the circul�ilion �yslem or ��lher puk�lic
facilities as established for the Specific 1'lan arca.
At the time of approval of the respective tenl.alive pldl.s by 1,t�e !'tanning
Commission, a revised Specific Plan map and planning arca summury
shall be submitted for all transfers of density. Suid m�p und t:�blc Sh�ll
also indicate the remaining number of uniLy, if any, t,tiul muy bc
accommodated without exceeding the mdximum densily cap. Said
exhibit and table shall be dated accordingly. '1'ransfers of densily will b�:
reviewed for conformance with this Specitic I'lun.
D. SITE PLAN REVIEW PROCEDURES
The Specific Plan yhall be implemenled thc•ough a►nelhud �►f 5ile pla�i
review. A site plan shalt be required fur :slt developmeni, within Che
Specific Pian area requiring a building permit. The Tentative plats may
be prceessed independent of the site plan review procedures. Site plan
review will not be required for interior alterations where there is no
square footage increase or use intensitication.
VII-5
�
�
�
�
�
�
�
�
�
C
�
�
�
�
��
�
�
�
All proposed projects wilhin the Specific Plan area shdll be required to
have an approved plan prior I,o issuance of building permits or
concurrent with subdivisions, conditional u�e permits or any other
municipal permit for the property. Thc plan review procedure is
necessary for the following reasons:
1. To ensure consistency with the Spccilic Nlun, lhe Gcnerul I'lun
and all implementing ordinancey.
2. To promote the highest contemporary ytanddrds uf site design.
3. To adapt to specific or special develupment conditions that occur
from time to time while continuing tu implcnieni, the Specific Plan
and conform development to t,he Cenerul Plan and implemenlin�
ordinances.
4. To facilitate complete document,atiun of land use entit,lement,
authorized and conditions pertinenl, t,hcreto.
5. To adapt to substantia) changes that may uccur wilh respecl �o t,he
circumstanees under which the prujecl. ia undcrluken.
Ezemptions
The following is a list of activities which ure �:xempl from lhe Sile I'lan
Review process. This list is not all-inclu�ive. The Nlunnin�; Uirecl.ur
may exempt other special activities not, covered by lhis example I isling.
• All interior changes, alteralions, cunsLrucliun
• Repainting
• Reglazing, new mullions
• Relandscaping of existing structure
• Re-roofing with similar rooftng materials
• Minor exterior repairs
• Demolition
• Exterior mechanical (heating, sir conditioning, water heater, etc.)
Procedures
Site Plans, which contain plans, drawings, illustrai,ions, design, reports
and other detailed information as req�ired hercin, shall be submill,ed I.o .
the Town stai'f for review and comment. Applicants� are encuura�ed I,u
submit preliminary plans for review and cornment by t,he Tuwn Manage:r
prior to the final preparation of a aite ptan. Comment, from o�her
departments and service agencies shall be �ught by t,he sta►ff priur to
preparing a recommendation on the finaliz�.�d �ile plan.
VII-6
�
�
�
�
�
�
�
��
�
�
�
��
�
�
Applicants should insure lhdt they have ub�uincd u c�,��y uf lhu desi�n
guidelines contained within the SpeciCc t'lun. ThiS will �s�i�l Lhc
developer in achieving consistency with the Specilic Ylan und generally
facilitate a quality project.
Upon determinat,ion that the yite plan complies wilh lhe proviyiu�►5 uf
the Specific Plan and the review factors described in Lhe design
guidelines, the Staff shall prepare a statff reporl with recommendutiuny
which shall be submitl,ed along with thc yitc plan Lu I,hc; I'lunning
Commission at the earliest possibte regular meeting. The Planning
Commission shall approve, conditionally approve, ur if not, con�istenl
with the Specific Plan, modify or deny the site pl�n.
Revisions
Revisions that are minor in nature or reasonable extensions ot,her than
those applied as a condition of approval shull be Submi�l,ed fur review and
approval administratively by the Town Munugcr. Significanl, chunges,
additions or omissions shall be submilled fi►r review and tipprov:�l by thc;
Planning Commission.
Requirements for Site Plan
A site plan shall consist of plans, drawings, illu,Lr�tions, and dcsigns,
and any other detailed information as rcyuired lu dcl.cru�inc compliuncc
with the provisions of the Speci6c Pldn dnd re5ponsivcnc�5 tu deaign
guidelines. The following list of plans and informuliun is rcyuired:
L Assessor's parcel(s) numbers.
2. Area and dimensions of the property.
3. Vicinity map indicating project localion.
4. North Arrow/Scale.
5. All applicable tentative plat maps.
6. A physical description of the sile, including bounduries,
easements, existing topography, nal.ural feaLurcS, exi�ling
buildings, structures and ulilities.
?. Location, grades widths and types uf improvemenl.5 prupuscd fi►r
all streets.
8. A site plan showing location of all structures, landscape and
hardscape areas, parking areas, walks, internal circulal.ion,
access, adjacent streets, sign type and placement and fence/wall
type and placement.
VII-7
�
�
9. Building elevations.
10. Description of the ex�ent to which design guidelines hr�ve been
used in the plan and a statement documenting Specit'ic Plan
�
�
consistency.
11. A tabulation of square footage, area devoted Lo parking, parking
spaces, landscape coverage, building coverage and heights.
12. Such application and environmentdl assessment forms as are
provided by the staff.
Mandatory F'indings for Approval of a Site Plan
The Planning Comc�ission shall make the fullowing wrill.en t'indin�s
before approval or conditionally approving any Sil.e t'ldn.
1
�
2.
3.
The proposed project is compatible wilh ol.her projecl.� within the
Specific Plan area.
The plan will not have an adverye impacl, un the public hcal6h,
safety, interest, convenience or general welfdre.
The site plan is compatible with lhe regulations and design
guidelines of the Continental Ranch Specific Pl�n and the site
plan conforms to the General Plan �nd implemenl.ing ordin�nces.
� Certain changes to explicit provisians in lhe Specific Plan may be made
administratively by the Town Manager, �ubject to appeal Lo the
Planning Commission and, subsequent,ly, the 1'own CounciL
�
�
�
�
�
�
a. The addition of new information to lhe Specific Plan maps or text
that dces not change the effect of any regulations or guidetines.
b. Changes to the community infrastructure, such as drainage,
water, and sewer systems which do nut have the effect of
inereasing or decreasing developmenl caps�cily in the Specilic
Plan area, nor change the concepts uf I.he Plan.
c. The determination that a use be allowed which is no1, specificdlty
listed as permitted but which may be determined to be similar in
nature to those uses explicitly listed as pci•mitted.
F'. SUBD[VISION
The Town of Marana subdivisio� ordinunce shall ;�pply to all
development within the Specific Ylan area required t,o obl,ain approval of
subdivision maps where properties are to bc; separat,e;ly tinanced, sold,
leased or otherwise conveyed. The subdivi�iun prceess will �Ilow fur Lhc
� VII-8
�
�
creation of tots as tentative pldt maps which will allow for
implemeni.ation of the phasing plan. 't'he review and approvdl uf
subdivision maps would set forth the various condilions necessary Lu
ensure the improvement of streets, utilitics, drainage features, and oi.her
service requirements speciCed by the Town.
�
�
�
�
�
�
�
�
�
�
Vil-9
�r Ttle B
oup
,��.
CONTINENTAL RANCH SPECIFIC PLAN
That portion of Sections 16, 17, 20, 21, 22, 26, 27, 28, 34 and 35,
Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona,
described as follows:
BEGINNING at the Southeast corner of the said Section 17;
THENCE N 00°38'47" W, along the East line of the said Section 17, a
distance of 2,641.14 feet to the East One-Quarter (E 1/4) corner;
THENCE along the boundary of La Puerta Del Norte, as recorded in Book 15
of Maps and Plats at Page 76, Pima County Recorder's Office, the following
courses and distances:
S 89 W, 43.28 feet;
N 64°28'14" W, 1,423.12 feet;
S 00°31'34" E, 628.32 feet;
S 00°35'16" E, 883.12 feet;
THENCE S 89°27'35" W, 1,322.67 feet to the West line of the Southeast
One-Quarter (SE 1/4) of the said Section 17;
THENCE �� 00°31'46" L4, along the said West line, a distance of 880.11
feet to the Northwest corner of the said Southeast One-Quarter (SE 1/4);
THENCE N 00°31'04" W, 661.07 feet to the Southeast corner of the �Jorth-
� east One-Quarter (NE 1/4) of the Southeast One-Quarter (SE 1/4) of the North-
west One-Quarter (NW 1/4);
THENCE S 89°19'48" W, 659.91 feet to the Southwest corner of the said
P�ortheast One-Quarter (NE 1/4);
THENCE N 00°32'08" W, 1,322.02 feet to the Northwest corner of the
1 Southeast One-Quarter (SE 1/4) of the Northeast One-Quarter (NE 1/4) of
the Northwest One-Quarter (NW 1/4);
�
,
THENCE N 89°19'08" E, 660.32 feet to the Northeast corner of the said
Southeast One-Quarter (SE 1/4);
THENCE S 00°31'04" E, 661.07 feet to the Northwest corner of the South
One-Half (S 1/2) of the Northeast One-Quarter (NE 1/4);
THENCE N 89°21'S0" E, 2,643.17 feet to the ��ortheast corner of the said
South One-Half (S 1/2);
�
TtLe�
�roup
,�.
THENCE N 89°Z1'50" E, 53.64 feet to the Westerly right-of-way line of
the Santa Cruz River Channel; �
THENCE along the said right-of-way line, the following courses and
distances:
S 47°07'S1" E, 145.26 feet to a point of curvature of a tangent
curve, concave to the Southwest;
Southeasterly, along the arc of said curve, to the right, having
� a radius of 12,965.00 feet and a central angle of 013°12'07" for
an arc distance of 2,987.39 feet to a point of compound curvature
of a tangent curve, concave to the Southwest;
�
�
�
�
Southeasterly, along the arc of said curve, to the right, having
a radius of 10,830.00 feet and a central angle of 007°31'53" for
an arc distance of 1,423.58 feet to a point of tangency;
S 26°23'50" E, 6,047.10 feet to a point of curvature of a tangent
curve, concave to the Southwest;
Southeasterly, along the arc of said curve, to the right, having
a radius of 12,130.00 feet and a central angle of 004 for
an arc distance of 971.63 feet to a point of reverse curvature
of a tangent curve, concave to the Northeast;
Southeasterly, along the arc of said curve, to the left, having
� a radius of 5,880.00 feet and a central angle of 023°50'34" for
an arc distance of 2,446.87 feet to a point of compound curvature
of a tangent curve, concave to the Northeast;
�
�
�
Southeasterly, along the arc of said curve, to the left, having
a radius of 8,134.09 feet and a central angle of 008°58'43" for
an arc distance of 1,274.68 feet to a non-tangent line;
S 49°09'45" E, 1,017.64 feet;
S 52°51'33" E, 518.38 feet;
S 40°31'07" W, 45.85 feet to a point on the arc of a non-tangent
curve, concave to the Northeast, a radial line of said curve
through said point having a bearing of S 36°47'02" W;
Southeasterly, along the arc of said curve, to the left, having
a radius of 23,434.27 feet and a central angle of 003°16'55" for
an arc distance of 1,342.33 feet to a point of tangency;
�
�r T ��
oup
,��.
S 56°29'S3" E, 331.63 feet;
S 33°30'07" W, 126.31 feet;
S 56°29'53" E, 450.00 feet;
N 33°30'07" E, 100.00 feet;
S 56°29'53" E, 78.03 feet to a point of curvature of a tangent
curve, concave to the Southwest; �
Southeasterly, along the arc of said curve, to the right, having
a radius of 2,450.00 feet and a central angle of 023°48'26" for
an arc distance of 1,018.01 feet to the South line of the North
One-Half (N 1/2) of the Northwest One-Quarter (NW 1/4) of Section 35;
THENCE S 89°28'15" W, along the said South line, a distance of 1,155.18
feet to the Southwest corner of the said North One-Half (N 1/2);
THEPJCE S O1°O1'00" E, along the West line of the said Section 35, a
distance of 1,314.93 feet to the One-Quarter common to Sections 34 and 35;
THENCE S 89°31'28" W, along the East-West Mid-Section line of the said
Section 34, a distance of 1,513.15 feet to the Westerly right-of-way line of
Cortaro Road;
TNENCE S 33°30'07" W, along the said right-of-way line, a distance of
� 594.57 feet to a point on the arc of a non-tangent curve, concave to the
Southeast, a radial line of said curve through said point having a bearing
of N 52°43'16" W; '
�
�
�
�
THENCE Southwesterly, along the said right-of-way line, along the arc
of said curve, to the left, having a radius of 11,509.16 feet and a central
angle of 001°O1'49" for an arc distance of 206.97 feet to the South line
of the North One-Half (N 1/2) of the Northwest One-Quarter (NW 1/4) of the
Southeast One-Quarter (SE 1/4);
THENCE S 89°32'10" W, along the said South line, a distance of 672.62 feet
to the Southwest corner of the said North One-Half (N 1/2);
THENCE P� 00°49'49" W, along the West line of the said North One-Half
(N 1/2), a distance of 393.70 feet to a line 264.00 feet south of and
parallel with the East-West Mid-Section line;
THENCE S 89°31'28" W, along the said parallel line, a distance of
656.51 feet to the East line of the West One-Half (W 1/2) of the Northeast
One-Quarter (P�E 1/4) of the Southwest One-Quarter (SW 1/4);
�
�r T ��
oup
,�.
THENCE N 00°45'46" W, along the said East line, a distance of 264.00
feet to the East-West Mid-Section line; .
THENCE S 89°31'28" W, along the said line, a distance of 656.20 feet
to the Southeast corner of the West One-Half (W 1/2) of the Northwest One-
Quarter (NW 1/4);
THENCE N 00 W, along the East line of the said West One-Half
(W 1/2), a distance of 2,649.02 feet to the South line of Section 27;
THENCE S 89°36'38" W, along the said South line, a distance of 1,288.00
feet to a line 30.00 feet east of and parallel with the West line of the of
the said Section 27;
� THENCE N 00°33'36" W, along the said parallel line, a distance of
2,150.15 feet to a point on the arc of a non-tangent curve, concave to the
Northeast, a radial line of said curve through said point having a bearing
� of 5 52°32'41'r W, said point being on the Southwesterly right-of-way line
of the realigned Silverbell Road;
�
�
,
TNENCE along the said right-of-way line, the following courses and
distances:
Northwesterly, along the arc of said curve, to the right, having
a radius of 4,Q40.00 feet and a central angle of 007°16'28" for
an arc distance of 512.93 feet to a point of tangency;
N 30°10'S1" W, 803.80 feet to a point of curvature of a tangent
curve, concave to the Southwest;
Northwesterly, along the arc of said curve, to the left, having
� a radius of 1,100.00 feet and a central angle of 045°03'13" for
an arc distance of 864.97 feet to a point of tangency;
N 75°14'04" W, 238.33 feet;
THENCE S 07°32'S3" W, 359.93 feet;
�
THENCE N 59°03'39" W, 843.30 feet to the South line of the North One-
Half (N 1/2) of the Northeast One-Quarter (NE 1/4) of Section 28;
, THENCE 5 89 W, along the said South line; a distance of 296.10
feet to a line 30.00 feet east of and parallel with the West line of the
said North One-Half (N 1/2);
�
L:
T �� �rou
p�.
THENCE N 00°43'O1" W, along the said parallel line, a distance of
220.77 feet to a point on the arc of a non-tangent curve, concave to the
Northeast, a radial line of said curve through said point having a bearing
of S 17°25'13" W, said point being on the Southwesterly right-of-way line
of the realigned Silverbell Road;
THENCE along the said right-of-way line, the following courses and
distances:
Northwesterly, along the arc of said curve, to the right, having
a radius of 10,100.00 feet and a central angle of O11°03'30" for
an arc distance of 1,949.33 feet to a point of tangency;
N 61°31'17" W, 2,125.60 feet to a point of,curvature of a tangent
curve, concave to the Nartheast;
Northwesterly, along the arc of said curve, to the right, having
a radius of 3,300.00 feet and a central angle of 035°57'26" for
an arc distance of 2,070.99 feet to a point of tangency;
N 25°33'51" W, 520.09 feet;
THENCE N 64°26'09" E, 200.00 feet to a point on the arc of a non-tangent
curve, concave ta the Southwest, a radial line of said curve through said
point having a bearing of N 64°26'09" E, said point being on the Easterly
right-of-way line of the realigned Silverbell Road;
THENCE along the said right-of-way line, the following courses and
distances: �
Northwesterly, along the arc of said curve, to the left, having
� a radius of 1,400.00 feet and a central angle of 022°11'42" for
an arc distance of 542.33 feet to a point of reverse curvature
of a tangent curve, concave to the East;
�
�
�
,
Northerly, along the arc of said curve, to the right, having a
radius of 50.00 feet and a central angle of 086°14'36" for an
arc distance of 75.26 feet to a point of tangency; �
N 38°29'03" E, 259.45 feet to a point of curvature of a tangent
curve, concave to the West;
Northerly, along the arc of said curve, to the left, having a
radius of 1,545.00 feet and a central angle of 048 for
an arc distance of 1,317.97 feet to a po�nt of tangency;
L.J
� Tlle B
roup
,��.
N 10°23'32" W, 596.70 feet to the fJorth line of Section 20;
THENCE N 89°27'35" E, along the said Plorth line, a distance of 2,331.74
feet to the POINT OF BEGINNING.
Containing 1,678 acres, more or less.
TOGETHER WITH that portion of Section 16, Township 12 South, Range 12 East,
G. & S.R.6. & M., Pima County, Arizona, described as follows:
COMME��CING at the Northwest corner of said Section 16;
THENCE N 89°29'28" E, along the ��orth line of said Section T6, a distance
of 525.00 feet to the POINT OF BEGINNING;
THENCE N 89°29'28" E, along said North line, a distance of 1,588.97
feet to the Southwest right-of-way line of Interstate 10;
THENCE S 45°24'10" E, along said Southwest right-of-way line, a distance
of 628.40 feet;
THENCE S 42°55'S8" E, along said Southwest right-of-way line, a distance
of 91.68 feet to the East line of the Northwest One-Quarter (NW 1/4) of said
Section 16;
THENCE S 00°50'32" E, along said East line, a distance of 950.18 feet
to a point on the arc of a non-tangent curve, concave to the Southwest, a
radial line of said curve through said point having a bearing of N 39°05'44" E,
said point being on the Northeasterly right-of-way line of the Santa Cruz
River Channel;
THENCE Northwesterly, along said right-of-way line, along the arc of
said curve, to the left, having a radius of 13,679.32 feet and a central
angle of O10°30'05" for an arc distance of 2,507.20 feet to a non-
tangent line;
THENCE N 33°45'32" W, along said right-of-way line, 60.00 feet to
the POINT OF BEGINNING.
Containing 30.65 acres, more or less.
TOGETHER WITH that portion of Section 16, Township 12 South, Range 12 East,
G. & S.R.B. & M., Pima County, Arizona, described as follows:
BEGINNIPIG at the Southeast corner of said Section 16;
�
'
1
I T
�r � l �
oup
� ��.
�
'
'
�
'
'
�
,
,
�
�
�J
,
THENCE S 89°40'08" W, along the South line of said Section 16, a distance
of 129.33 feet to the Northerly right-of-way line of the Santa Cruz River
Channel;
THENCE N 24°22'27" W, along said PJortheasterly right-of-way line,
1,462.63 feet to a point of curvature of a tangent curve, concave to the
Southwest;
THENCE Northwesterly, alang said P�ortheasterly right-of-way line, along
the arc of said curve, to the left, having a radius of 6,475.00 feet and
a central angle of 013°27'40" for an arc distance of 1,521.25 feet to a
non-tangent line, said line being the North line of the Southeast One-
Quarter (SE 1/4) of said Section 16;
THENCE N 89°36'14" E, along said North line, a distance of 496.75 feet
to the Southwest right-of-way line of Interstate 10;
THENCE S 35°02'19" E, along said Southwest right-of-way line, a distance.
of 1,730.73 feet to the East line of said Section 16;
TNENCE S Ol°15'09" E, along said East line, a distance of 1,217.71 feet
to the POIPJT OF BEGINNING.
Containing 28.41 acres, more or less.
TOGETHER WITH that portion of Section 22, Township 12 South, Range 12 East,
G. & S.R.B. & M., Pima County, Arizona, described as follows:
COMMENCING at the Southwest corner of the Northwest One-Quarter (NW 1/4)
of said Section 16;
THENCE N 89°35'30" E, along the South line of said PJorthwest One-Quarter
(NW 1/4), a distance of 1,045.91 feet to the POINT OF BEGINNING on the North-
easterly right-of-way line of the Santa Cruz River Channel on the arc of
a non-tangent curve, concave to the P�ortheast, a radial line of said
curve through said point having a bearing of S 62°11'06" W;
THENCE Northwesterly, along said right-of-way line, along the arc
of said curve, to the right, having a radius of 9,175.00 feet and a
central angle of 003°26'27" for an arc distance�of 551.O1 feet to a
point of tangency;
THENCE N 24°22'27" W, along said right-of-way line, 1,031.44 feet
to a point on the Southwest boundary of that certain Parcel described in
Docket 7609 at Page 532-534;
�
�
�
� Th
� L e B
oup
! ,��.
�
'
'
�
�
�
�
�
1
�
THENCE along said Southwest boundary, the following courses and distances:
S 74°41'28" E, 322.30 feet;
S 46°03'T4" E, 373.04 feet;
S 19°26'00" E, 361.53 feet;
S 02°22'28" E, 749.57 feet to the South line of said Northwest
One-Quarter (NW 1/4);
THENCE S 89°35'30" W, along said South line, a distance of 62.79 feet
to the POINT OF BEGINNING.
Containing 9.50 acres, more or less.
TOGETHER WITH tfiat portion of Section 36, Township 12 South, Range 12 East,
G. & S.R.6. & M., Pima County, Arizona, described as follows:
COMMENCING at the Southwest corner of the Northwest corner of said
Section 36;
THEWCE P� 89°24'28" E, along the South line of said Northwest One-Quartew
(NW 1/4), a distance of 30.00 feet to the POINT OF BEGINNING;
THEPJCE N 00°50'03" lJ, 30.00 feet east of and parallel with the West
line of said Section 36, a distance of 1,545.21 feet to a point on the arc
of a non-tangent curve, concave to the South, a radial line of said curve
through said point having a bearing of N 51°55'27" W;
THENCE Easterly, along the arc of said curve, to the right, having a
radius of 72.00 feet and a central angle of 062°23'29" for an arc distance
of 78.40 feet to a non-tangent line, said line being the Southwest right-of-
way line of Interstate 10;
THEWCE S 45°59'37" E, along said right-of-way line, a distance of
1,191.99 feet to a point of curvature of a tangent curve, concave to .the
Southwest;
THENCE Southeasterly, along said right-of-way line, along the arc of
said curve, to the right, having a radius of 22,718.31 feet and a central angle
` of 002°34'42" for an arc distance of 1,022.31 feet to a non-tangent line,
said line being the South line of said Northwest One-Quarter (NW 1/4);
I �
LJ
�r T � B
oup
,��.
TNENCE S 89°24'28" W, along said South line, a distance of 1,623.79
feet to the POI��T OF BEGINNIP�G.
Containing 30.94 acres, more or less.
TOGETHER WITH Lot 41 of Peppertree Ranch Business Park, Lots 1 through 57
as recorded in Book 33 of Maps and Plats at Page 87, Pima County Recorder's
Office, Pima County, Arizona.
Containing 1.03 acres, more or less.
Prepared by:
THE W 6 GROUP .
��
Kenneth E. Zi nn, R.L.S.
,
:: .: .
� ,,•
' • '`' . � ',:; t: . ��
�....: � ,
. ,��.: �� j r!
., � .
. ��p, I��� � �. �i
':'�\�'!.` 3 t . 1 � �`
� �1'��,�,�, :::.--�>c� �/
Y U, �'.-
�
� T� B
roup
��.
LEGAL DESCRIP7ION
AMCOR OWNERSHIP
(LOT 12 PEPPERTREE BUSINESS PARK)
That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.6.
& M., Pima County, Arizona, described as follows:
BEGINNING at the West corner of Lot 12 as recorded in Peppertree
Ranch Business Park in Book 33 of Maps and Plats at Page 97, Pima County
Recorder's Office;
THENCE N 48°23'47" E, along the Northwest line of said Lot 12, a distance
of 960.00 feet to the Southwest right-of-way line of Interstate Highway 10;
THENCE S 36°10'52" E, along said Southwest right-of-way line, a distance
of 1,107.32 feet to a point of curvature of a tangent curve, concave to the
West;
THENCE Southerly, along the arc of said curve, to the right, having a
radius of 50.00 feet and a central angle of 084°35'O1" for an arc distance
of 73.81 feet to a point of tangency, said point being on the Northwesterly
right-of-way line of the�realigned Cortaro Road; �
THENCE S 48°24'10" W, along said Northwesterly right-of-way line, a
distance of 162.11 feet to a point of curvature of a tangent curve, concave
to the Southeast;
THENCE Southwesterly, along said Northwesterly right-of-way line, along
the arc of said curve, to the left, having a radius of 3,894.72 feet and a
central angle of 09°30'35" for an arc distance of 646.42 feet to a non-
tangent line;
THENCE N 41°36'13" W, 1,201.07 feet to the POINT OF BEGINNING.
�
�
�
Containing 24.11 acres, more or less.
Prepared by:
THE W B GROUP
.
Kenneth . Zi nn, R.L.S.
1�,7�
,.
�i � :• `!;. �
C f `>. ; ,
. �'1 � i �: <�
, .��� � ;�
...,, �1�� ^ gq i"'
\ �• st. �•.i� j %
,; -- � �S
�hA. U.
0
'..
'. _
� T e
�r � B
oup
' �.
'
'
�
'
1
�_ �
�
,
�
��
LEGAL DESCRIPTION
(AMCOR OWNERSHIP)
That portion of the Northeast One-Quarter (NE 1/4) of Section 28, Township
12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described
as follows:
THENCE S 00°43'O1" E, along the West line of said Northeast One-Quarter
(NE 1/4), a distance of 1,318.98 feet;
THENCE P1 89°08'35" E, 30.00 feet to the POINT OF BEGINNING, said point
being on the East right-of-way line of Wade Road;
THENCE N 89°08'35" E, 296.10 feet;
THENCE S 59°06'25" E, 844.70 feet to the Southwest corner of that Parcel
described in Docket 5744 at Page 760 ;
THENCE N 08°25'35" E, along the West line of said Parcel, a distance of
339.51 feet;
THENCE N 14°45'S6" E, 19.39 feet to the Southerly right-of-way line of
the realigned Silverbell Road;
THENCE N 75°14'04" W, along said Southerly right-of-way line, a distance
of 650.25 feet to a point of curvature of a tangent curve, concave to the Paorth;
THENCE Westerly, along the Southerly right-af-way line, along the arc
of said curve, to the right, having a radius of 10,100.00 feet and a central
angle of 002°39'17" for an arc distance of 461.99 feet to a non-tangent line,
said line also being the East right-of-way line of Wade Road, said line also
being 30.00 feet east of and parallel with the West line of said Northeast One-
Quarter (NE 1/4);
THENCE S 00°43'O1" E, along said parallel line, a distance of 220.77
feet to the POINT OF BEGINNING.
Containing 5.53 acres, more or less.
�--------, �---
1 __
'
` The
LB
�roup
� ���.
'
LEGAL DESCRIPTION
(AMCOR OWNERSHIP)
That portion of Sections 22 and 27, Township 12 South, Range 12 East, G. &
S.R.B. & M., Pima County, Ari2ona, described as follows:
COMMENCING at the Northwest corner of the Northeast One-Quarter (NE 1/4)
of said Section 27;
THENCE N 89 E, along the North line of said Northeast One-Quarter
� (NE 1/4), a distance of 225.00 feet to the POINT OF BEGINNING, said point
being on the Southwesterly line of Peppertree Ranch Business Park as recorded
in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office;
THENCE S 41 E, along said Southwesterly line, a distance of
755.81 feet to the Northernmost corner of that Parcel of land described in
Docket 6165 at Page 1453;
THENCE along the Western boundary of said Parcel, the following courses
and distances:
S 80°16'47" W, 304.26 feet;
S 17 W, 479.36 feet;
S 09°43'20" E, 964.00 feet;
S 36 E, 2,280.91 feet to the Northeasterly right-of-way
line of the Santa Cru2 River;
N 52°16'42" W, a distance of 423.50 feet to a point on the arc of
a non-tangent curve, concave to the Northeast, a radial line of
said curve through said point havin9 a bearing of S 37°15'32" W; -
Northwesterly, along the arc of said curve, to the right, having
a radius of 3,270.07 feet and a central angle of 015°30'43" for
an arc distance of 885.32 feet to a point on the arc of a non-
tangent curve, concave to.the East, a radial line of said curve
through said point having.a bearing of S 58°44'31" W;
Northerly, along the arc of said curve, to the right, having a
� radius of 7,181.09 feet and a central angle of 017°46'02" for
an arc distance of 2,226.82 feet to a point of reverse curvature
of a tangent curve, concave to the Southwest;
'
THENCE along said Northeasterly right-of-way line, the following
courses and distances: '
�
Th�
L
roup
Northwesterly, along the arc of said curve, to the left, having
a radius of 9,435.00 feet and a central angle of 019°08'00" for
an arc distance of 3,150.72 feet to a point of reverse curvature
of a tangent curve, concave to the Northeast;
Northwesterly, along the arc of said curve, to the right, having
a radius of 9,175.00 feet and a central angle of 004°48'33" for
an arc distance of�770.10 feet to a non-tangent line, said line
being the North li�ne of the Southwest One-Quarter (SW 1/4) of
said Section 22;
0
��
TNENCE N 89°35'30" E, along said North line, a distance of 62.79 feet
to the Southwesterly line of said Peppertree Ranch Business Park;
THENCE S 34°07'28" E, along said Southwesterly line, a distance of
3,171.36 feet to the POINT OF BEGINNING.
Containing 39.43 acres, more or less.
Prepared by:
THE WLB GROUP
G�tiN�'O .
r
Kenneth E. Zis a n, R.L.S.
0
�
�
� -rr l.�
�roup
��.
�
�
�
�
�
�
AMCOR OWNERSNIP
(PARCEL 65 P-5)
That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.6.
& M., Pima County, Arizona, described as follows:
COMMENCING at the Northwest corner of the Southwest One-Quarter (SW 1/4)
of said Section 26, said point also being on the Southwesterly line of
Peppertree Ranch Business Park as recorded in Book 33 of Maps and Pl�ats at
Page 97, Pima County Recorder's Office;
THENCE S 46°04'51" E, along said Southwesterly line,�a�distance of
1,045.44 feet to the POINT OF BEGINNING; ._. ..
TNENCE S 46°04'S1" E, along said Southwesterly line, a distance of
650.73 feet to a point on the arc of a non-tangent curve, concave to the
Southeast, a radial line of said curve through said point having a bearing
of N 55°50'13" W, said point being on the Northwesterly right-of-way
line of the realigned Cortaro Road;
THENCE Southwesterly, along said right-of-way line, along the arc of
said curve, to the left, having a radius of 3,894.72 feet and a central angle
of 000°39'40" for an arc distance of 44.94 feet to a point of tangency;
THENCE S 33°30'07" W, along said right-of-way line, a distance of
894.02 feet to the East line of that Parcel of land recorded in Docket 6165,
Page 1453;
THENCE along the West line of said Parcel, the following courses and
distances:
�
'
N 13°17'17" W, 577.91 feet; . .
N 03°31'23" E, 670.37 feet;
S 46°04'S1" E, 100.00 feet;
N 43°55'09" E, 100.00 feet to the POINT OF BEGINNING.
Containing 10.07 acres, more or less.
'
�
�
1
Prepared by:
�
r ���� tar,��.
A\��/.: ',r:'. i ,: 1 •
r.'
�C �, `� • �.1� . t�
` . •.i- �
(/,��;" � •� �'\ ��. \
•� f' i!. r
�,\ , �' g� J , !
, : l � i
� :ti s t 1 . �
��'f�:�=�.�
THE �B GROUP
C:. � ' ,
Kenneth L�. Zi nn, R. L. S.
'-
�
. � T�eB
� Grou
p
AMCOR OWNERSHIP
(PARCEL 66)
That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.B.
& M., Pima County, Arizona, described as follows:
COMMENCING at the Southwest corner of the said Section 26;
THENCE N 89 E, along the South line of the said Section 26, a
distance of 1,252,gg feet;
THENCE N 56 W, 402.59 feet;
THENCE N 33 E, 100.00 feet;
THENCE N 56 {�, 300.00 feet to the Southeasteriy right-of-way line
of realigned Cortaro Road;
THENCE N 33 E, along the said right-of-way line, a distance of
332.30 feet to the POINT OF BEGINNING;
THENCE N 33 E, along the said right-of-way line, a distance of
692.99 feet to a point of curvature of a tangent curve, concave to the
Southeast;
THENCE Northeasterly, along the said right-of-way line, along the arc
of said curve, to the right, having a radius of 3,744.72 feet and a central
angle of 014 for an arc distance of 973.89 feet to a point of tangency;
THENCE N 48 E, along the said righL-of-way line, a distance of
163.52 feet to a point of curvature of a tangent curve, concave to the South;
THENCE Easterly, along the arc of said curve,
radius of 50.00 feet and a central angle of 083°55'06"tforranharchdistance
of 73.23 feet to a point of tangency on the West right-of-way line of Interstate
Highway 10;
THENCE S 47 E, along the said right-of-way line, a distance of
669.00 feet to the North-South Mid-Section line;
THENCE S 00 E, along the said line, a distance of 196.69 feet;
THENCE N 89 E, 161.28 feet;
THENCE N 61 E, 36.84 feet to the West right-of-way line of
Interstate Highway 10;
'
�
� Th
�r LeB
oup
� ,�.
�
THENCE S 47°25'?.8" E, along the said right-of-way line, a distance of
21.82 feet;
THENCE S 61°28'45" W, 34.56 feet;
THENCE S 00°05'00" W, 31.22 feet;
THENCE S 45°25'll" E, 62.96 feet;
THENCE S 45°33'00" E, 50.00 feet to a point on the arc of a non-tangent
curve, concave to the Southeast, a radial line of said curve through said
point having a bearing of N 45°33'00" W, said point being on the Centerline
of Abandoned Kaiser Road;
� THENCE Southwesterly, along the said Centerline, along the arc of said
curve, to the left, having a radius of 5,729.65 feet and a central angle
of 002°18'S1" for an arc distance of 231.41 feet to a point-of tangency;
THENCE S 42°08'Q9" W, along the said Centerline, a�distance of 149.63
feet to a point of curvature of a tangent curve, concave to the Northwest;
� THENCE Southwesterly, along the said Centerline, along the arc of said
curve, to the right, having a radius of 5,729.65 feet and a central angle
of 005°09'S4" for an arc distance of 516.51 feet to a point af tangency;
1
�
�
�
�
1
Y3�� � �
o,� u �f , .
;
�!'%+,, � ��t �?';/
THENCE S 47°18'03" W, along the said Centerline, a distance of 239.05
feet;
THENCE S 34°17'15" E, 7.39 feet;
THENCE S 65°54'30" W, 295.21 feet to a point of curvature of a tangent
curve, concave to the North;
THENCE Westerly, along the arc of said curve, to the right, having a �
radius of 450.00 feet and a central angle of 057°35'37" for an arc distance
of 452.34 feet to a point of tangency;
THENCE N 56°29'53" W, 479.16 feet to�a point of curvature of a tangent
curve, concave to the South;
THENCE Westerly, along the arc of said curve, to the left, havi
radius of 50.00 feet and a central anqle of 090°00'00" for an ar t�a� ��•
of 78.54 feet to the POINT OF BEGINNING. �`�'� "-�'� s ''`
\ \ j �� II�
/ L
4 , .i• I .t •� ,.C.
t
Containing 42.14 acres, more or less. / i�v��,���r�
Prepared by•
THE B GROU
enneth . Z nn, R.L.S.
�
�
�
�r T ��
oup
�.
AMCOR OWNERSHIP
(PARCEL 67)
That portion of Sections 26 and 35, Township 12 South, Range 12 East,
G. & S.R.B. & M., Pima County, Arizona, described as follows:
COMMENCING at the Southwest corner of the said�Section 26;
THENCE N 89°27'02" E, along the South line of the said Section 26, a
distance of 1,252.89 feet to the POINT OF BEGINNING;
THENCE N 56°29'S3" W, 402.59 feet;
TNENCE N 33°30'07" E, 100.00 feet;
THENCE N 56°29'53" W, 300.00 feet to the Southeasterly right-of-way line
of realigned Corta ro Road;
THENCE N 33°30'O7" E, along the said right-of-way line, a distance of
332.30 feet to a point of curvature of a tangent curve, concave to the South;
� THENCE Easterly, along the arc of said curve, to the right, having a
radius of 50.00 feet and a central angle of 090°00'00" for an arc distance
of 78,54 feet to a point of tangency;
THENCE S 56°29'S3" E, 479.16 feet to a point of curvature of a tangent
curve, concave to the North;
� THENCE Easterly, along the arc of said curve, to the left, having a
radius of 450.00 feet and a central angle of 057°35'37" for an arc distance
of 452.34 feet to a point of tangency;
�
�
C�
THENCE N 65°54'30" E, 295.21 feet;
THENCE S 44°09'02" E, 42.70 feet to the Northwest corner of Lot 57,
Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at
Page 87, Pima County Recorder's Office; .
THENCE S 44°09'02" E, along the West line of the said Lot 57, a
distance of 300.11 feet;
Containing 17.69 acres, more or less.
Prepared by:
THE B GROUP
/ �
Kenneth F/. Zi �
i � ' "._''� - S .t � :.
:. : �- _ r� ,
, THEP�CE S 47°18'03" W, 892.84 feet; �
THENCE N 56°29'S3" W, 486.62 feet to the POINT OF BEGINNING.
� T � .
�
hti�RANA ORDINANCE NO. 96.08
� AN ORDINANCE OF TI� MAYOR AND COUNCII. OF T� TOWN OF h�ARANA,
ARIZONA, A,MENDING TI� COTITIl�TENTAL 1tANCH SPE�iC PLAN, CHANGING THE
� ZONlNG OF PARCEL 1 FROM "ZONE �ID" (t�AVY DEi�tSITY RESIDFNZTAI-) TO "ZONE
� C" (COMIv�RCIAL).
WHEREAS, the Tovm Council did, on the Sth day oi April, 1988, adopt Marana Town
� Ordinanc� No. 88.09 adopdng the Continental Ranch Sp�inc Plan, and has amended the sp�ific
plan from time to time; and
WI�REAS, Ranch Holdings LLC currently owns and is developina that area within the
Town of Marana which is subject to the Continenral Ranch Specific Plan; and
�
w;��tF.AS, the owner, throu;h the applicant, WLB Group, has a�lied to the Town
of Marana to change the zoning of Parce: 1 of the Continental Ranci� Sp�inc Pian as more
particularly described in Fxhioit A, attached hereto, from "Zone �ID" (heavy density residential)
to "Zone C" (commezcial); and
WHEREAS, the Marana Planning Commission held a public hearing on the rezoning re�uest
� on January 17, 1996, and voted 6-0 to recommend that the Town Council arant the amendment to
the Continental Rancn Sp�inc Plan chan�in� the zoning oi Parcel l; and
VVF�.EREAS, the Town Council of the Town of Marana held a pubiic hearin; on the rezoning
request on February 20, 1996, to obtain public input on the amendment to the Continental Rancn
S�inc Plan cnanging the zoning of Parccell I, and believes that said change of zoning is in the best
incerests of the Town of Marana.
NOW, THER�ORE BE IT ORDAINED that the Mayor and Counc�i of the Town of
Marana. Arizona as follows:
Secuon 1: The amendment to the Spe..^inc PIan for Continental Rancn is hereby adopt the
cnange or zoning of Parcei 1 of the Continenral Ranch Sp�inc Plan as more parucularly describe;i
in Exhitiit A, from "Zone �" (heavy density residentiai) to "Zone C" (commezciai) subjert to the
following conditions:
l. The applicant si�all submit a deveiopment plan, including a master site plan, �oordinating the
� deveiopment of all of the commercial pads, for Parc�l 1. This plan will be required with the
first submittal for development on any of the commercial pads.
�
-
�
�
3.
The development pian will be reviewed and approved by staff, Planning Commisson and
Town Council.
If the individual pads are to be sold as separate commercial lots, then a subdivision plat will
be submitted for proc�ssing by the Town.
4. The applicant shall meet any concerns of the Town Enginesr-
Macana, Ari7ASU Ocdinaace 96.08 Page 1 of 2
� ic.�. ��
5.
� .
� 6.
The deveioper w�l be requix�d to submit a Tr�c Impa� Analysis (TIA). The TIA wili '
outline �ie warrants far a t�af"nc signal and oth� road improvesn�ts that w�i be nec�saiy
and/or requested prior to a Cr:aficate of Occzmancy being issued for the building.
[
Numbe.-, loc�on and width ot aII driv��rays to be de:�nined aL Dev�onme.�t PLan/Te.ztadve
PIat submittai and approved by the Town En;:n�. -- �
7. Full inters�tion im�rove:ne.�rs are reauir�i for S�ve:oe?UCor�ro. These im�rovements are
to inciude, but not be limite� to, a si;nal syste:nisafe.ry lignrin;, and improvemeat�
sourh of the inte.�aon for a dis�nc° as anprov�i by the Town E.��:n�: shall matcn those
existing to the north. Cer�dncates oi Oc�spancy saall not be issue:i until all consmic�on
improvemenrs are a��ted by the Town E.�; n�:. Appiicant snall canstruct ail or chese
improvement� at iu oum expease exc..-�t the insr.ailation of the tr��nc si�ai.
8. Applicant snail c�nszr,�c: a c�nenuous !e:t ttun Iane, for the iull proj�� frontage �Ion;
Corraro Road, to result in a minimum thr�-?and roadway c:oss-s�on, plus shoulde:s, as
aIIOrav�i by the Town E�; n�:. :'��e aD�I0DrI3ie iaDCr lea; h snail be provide:i east or u'�e
easte:n-inost prooe:ry line e�tension or Parc°' 1, as �rov�i by rhe Town E.�; n�r.
� ' S�rion 2: AlI ordinanc°s, :esoiurions, or modons and oaru oi ordinancrs, resoludor�s,
or morions or tfie caunc:i in c�nruc: wili'� �he �rovisions or this orainancr are he.�e�y re�eai�,
e���ve as or the e:i��ve d.a.te oi :his ordinancr.
�
�
S��on �: � ai1Y SC��on, SL1oS��on, SB.:ItP.^.t�, C:SiLSe, Dlli�SB or ,s70IIIOn oi t�11S orQltlanG°
or any part or the code adopte� ne:ei.� by this re:e:e.�cr is ior any reason ne?d to be invaiid or
unconsuturional by �e d�.son oi any caurc oi com�e:�.�t iurisdie�on, suca d�ision snail noc aII��
the vaiidity oi the re�aining ponions the.�t.
PASSr.'"�i ?�ND :�OPTEJ bv �,e l�yor and Caunc:i or �e Town or �farana, :�rizona, this
%Oth day oi Fe�ruaiy, I996.
�
ATI��T:
�
,
��
Sandra
:�PRROVID � TO- .
��
� �—�
---�
Danie? J. Hochuii
Town Attorney
� :u�.. .+�n. o�a�C �.as
Page 2 oi ?
�`
�
�iayor �i I�ONE.�
�
1
SPECIFIC PLAN AMENDMENT
FOR
CONTINENTAL RANCH, PARCEL I
NOVEMBER 27, 1995
PREPARED FOR:
SOUTHWEST VALUE PARTNERS
. RANCH HOLDINGS LTD.
8160 N. Hayden Road
Building J, Suite 208
Scottsdale, Arizona 85258
PREPARED BY:
THE WLB GROUP, INC.
4444 East Broadway Boulevard
Tucson, Arizona 85711
WLB No. 186031A-
TABLE OF CONTENTS
PAGE
PURPOSE AND INTENT . . . . . . . . . . . . . . . . . . . . . . . . . 1
LOCATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
SCOPE ............... .................3
TRAFFIC STATEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . 6
�
,
: -
.�
B
� �-
'
�
�
�
SPECIFIC PLAN AMENDMENT FOR CONTINENTAL RANCH, PARCEL 1
PURPOSE AND INTENT
The purpose and intent of this Specific Plan Amendment is to convert a parcel
identified as having high density, residential zoning (HD) to a neighborhood
commercial use (C), in order to better serve the residents of Continental Ranch.
The Continental Ranch Specific Plan has identified within in it, approximately
200 gross acres of land identified as having a commercial land use. These
parcels are Parcels 20, 24, 25, 29, 49, 60, 61, 64, 65 and 71. These commercial
parcels are located in three areas primarily: at the intersection of Twin Peaks
and Coachline Roads, along Silverbell Road, and in the industrial portions of the
project east of the Santa Cruz River.
The existing commercial parcels of land which are at the intersection of
� Coachline and Twin Peaks are currently at the northern periphery of the first
phase development of Continental Ranch. As such, they are inconveniently located
with respect to users outside of Continental Ranch, as well as the existing
� development within Continental Ranch. As such, the traffic circulation at the
commercial sites is not adequate to sustain shopping at this time.
The commercial development areas along Silverbell Road are either remote from the
existing development or inadequate in size to support a commercial center.
Finally, the commercial properties east of the Santa Cruz River, are currently
envisioned to serve the commercial needs associated with the Interstate rather
than the surrounding residential areas.
The location of neighborhood commercial in close proximity to the existing
Continental Ranch developments would also be desirable from a traffic standpoint,
as it would serve the residents of the Continental Ranch area closer to their
homes, reducing trip lengths for shopping and potentially avoiding some of the
traffic congestion at the Interstate and Cortaro Road interchange.
1
LOCATION
Parcel 1 is a 13.6 acre parcel located at the north corner of the intersection
of Silverbell and Cortaro Road. The property contains a portion of Drainageway
#10 and therefore has a net useable area of approximately 11.2 acres. This
project is located in the extreme south end of the Continental Ranch Specific
Plan.
�
.r J •
i �
�
, �
�
SCOPE
The existing Continental Ranch Specific Plan is divided into eight (8) sections.
They are specifically:
1.
2.
3.
4.
5.
6.
7.
8.
The Specific Plan Summary
The Introduction
The Development Capability Section
The Development Plan
Development Regulations
Design Guidelines
Implementation
Appendix
The effects that this proposed specific plan amendment would have on the specific
plan chapters is minimal and will be described below.
I. SPECIFIC PLAN SUMMARY
The specific plan summary will remain unaffected by the proposed
amendment.
II. INTRODUCTION
The introduction portion of the specific plan would also remain unaffected
�' by proposed specific plan amendment.
III. DEVELOPMENT CAPABILITY
The developmen� capability portion of the specific plan was written at a
; time when the master infrastructure was under construction and had not
` been completed. � It reflects the Continental Ranch area as it existed
prior to any development and as sucFi, should be overlaid by elements of
the development plan which have been completed.
Specifically, the mass grading of this subdivision creating the "super
pads" enabling development, have been completed as have the roadway major
and minor arterial improvements contemplated within Phase I project.
Additionally, all of the major drainageways have been constructed, with
the only remaining drainage infrastructure outstanding being that specific
to serve the development areas north of Twin Peaks Road in Phase II. As
it is not the scope of this particular amendment to update the overall
Continental Ranch Specific Plan, rather simply to amend a land use on one
parcel. Therefor, no revisions to Development Capability section were
made.
3
IV. DEVELOPMENT PLAN
It is the intent of this document, to modify as needed, the development
plan component of the specific plan to enable the conversion of a high
density site to a commercial site. The development plan consisted of ten
subcomponents which are addressed below:
a. Puraose and Intent - The purpose and intent of this specific plan
remains unchanged.
b. Goals Ob.iectives and Policies - The goals, objectives and policies
of this specific plan also remain unchanged.
c. The Land Use Plan - The land use plan for this project is changed
- slightly with the conversion of this site from high density to
commercial. Table 1 of the Specific Plan (Page IV-3) is slightly
changed. Conversion of The High Density designation of Parcel 1 from
'_ a residential use to a commercial use alters the high density total
from 97.1 acres to 83.8 acres, with the corresponding target number
of units being reduced from 1,699 to 1,466. Total target number of
units within the Continental Ranch Specific Plan is then revised
from 9,156 to 8,923. The number of commercial acres would then
increase correspondingly from 196.6 acres to 209.9 acres.
Table 2 and Exhibit IV-4 are also revised to reflect this change of
use.. These modified exhibits are attached.
�
� d. Public Facilities Plan - The public facilities plan remains
unchanged.for this project.
e. Ci Concept Plan - The circulation concept plan also remains
unchanged, however there is specific traffic related information
relevant to this change that is attached for your consideration.
f. Gradinq.Concept Plan - The grading concept plan has been implemented
with the initial phases of the development. '
g. Open SQace Concept Plan - The open space concept plan is unchanged
by this amendment.
; h. Trail ConceQt Plan - The trail concept plan within the specific plan
is also unaffected by the proposed changed.
i. Landscape Plan - The landscape plan is unaffected, however elements
of the landscape plan are within this project including the entry
monument at Cortaro and Silverbell Roads.
4
�� �
j. School and Recreation Facilities - The school and recreation
facilities plan remains unchanged by this development, however this
conversion of use from a residential use to a commercial use will
result in fewer school children being generated by the overall
development.
V. DEVELOPMENT REGULATIONS
It is not the intent of this amendment to change in any fashion, any of
the existing development regulations proposed for this project.
VI. DESIGN GUIDELINES
The design guidelines of Continental Ranch will be maintained.
VII. SPECIFIC PLAN IMPLEMENTATION
The specific plan implementation will be unaffected by this specific plan
amendment, however it should be noted that first phase of this development
will be better served by the development of this commercial than all of
the other commercial sites within Continental Ranch because of its
proximity to both the first phase development and surrounding properties.
VIII. APPENDIX
� The appendix is unaffected by this proposed specific plan amendment.
� s
�
�
'
�
�
�
,
-�
�
�__
I TRAFFIC STATEMENT
' The purpose of this traffic statement is address the changes that could be
anticipated by the conversion of use of Continental Ranch Parcel 1 from high
density residential (HD) to commercial (C). This property is located at the
north corner of the intersection of Silverbell and Cortaro Roads. Currently, the
' intersection of Silverbell and Cortaro Roads is a four-way intersection
controlled by stop signs on the Cortaro Road approaches. To the northwest of the
intersection, Silverbell Road, is divided with four lanes and bike lane. To the
1 southeast, Silverbell Road is a two-lane roadway. Cortaro Road is two lanes both
east and west of the project with a turn lane for Silverbell turning movements.
' The most recent traffic counts on Silverbell and Cortaro reported by PAG, were
taken in 1993 and both indicated approximately 1,400 vehicles per day. There has
been rapid growth in the area since that time and it is likely that both roads
have significantly higher traffic� volumes, particularly Cortaro Road to the
1 northeast and Silverbell Road to the northwest, due to the development of
Continental Ranch. The intersection of Silverbell Road and Cortaro Road appears
to be experi enci ng some operat i onal probl ems due to the transi t i on of the roadway
' from a four-lane divided section to a two-lane undivided section at the
intersection with Cortaro Road. Some spot improvements may be necessary to the
roadway to alleviate these operational problems, however it does not appear at
, this time, traffic signalization is justified due to the low volumes of
approaching traffic and the minimal delays to any of the movements through the
intersection.
1 If this site were to be developed as a high density residential development, as
contemplated in the current specific plan, this project would consist of
approximately.232 residential low rise apartments. This type of deveiopment
� would generate.an average daily traffic volume of 1,587 vehicle per day with 110
vehicles per hour during the peak morning traffic and approximately 139 vehicles
per hour during the evening peak (ITE Code 221). During the a.m. and p.m. peaks,
� the trips can be anticipated to be fairly directional with 80% of the morning
trips being trips exiting the site and 66% of the evening trips entering the
site.
' Currently, all of the neighborhood shopping opportunities available to residents
in the Continental Ranch area exist a minimum of 4 miles away from the
intersection of Silverbell and Cortaro Roads. Therefore, conversion of this
� site, from a residential use to a commercial use will have the effect of reducing
average trip length for the residents of Continental Ranch whose destination is
stopping at a neighborhood commercial center.
'
�
1
1
The commercial center itself, is estimated to have an ADT of approximately 8,600
vehicles per day based upon a 136,600 gross leasable square feet. Further
breaking this number down, it can be anticipated that there would be a 195 a.m.
peak trips to and from the site and 800 trips during the p.m. peak associated
with this site. At this centers opening, it can be assumed that most of the
users of this center will be residents of Continental Ranch and areas north and
west of Continental Ranch. Residential areas south of the intersection of
Cortaro and Silverbell Roads will also contribute to the demand at this shopping
center although the residential densities in this area are fairly low and the
existing retail areas along Thornydale may be more convenient for pass by trips
(of which a large percentage of the shopping trips are, particularly the p.m.
peak trips).
This center will also draw trips from residential areas east of Interstate 10,
although a planned shopping center at Cortaro and Thornydale Roads is scheduled
to open prior to this center, which may limit this impact.
The primary concern of a neighborhood shopping center such as this one is that
of turning movement capacity. For the Silverbell frontage, left turns must be
available both into and out of the site, to support left turning movements into
the site from residential areas to the north of the commercial center and also
to allow left turns out of the site for destination south of the center. Of
these two left turn movements, probably the most important_of which is the left
turn movement into the site, based upon the anticipated market area for the
center. If a turn lane opening were not provided for this center at this
location, heavy U-turn movements could be anticipated at the intersection of
Cortaro and Silverbell Roads which would be undesirable.
This site has.an opp�rtunity for a median opening along the Silverbell frontage
at the north end of Parcel 1. Al though an extended 1 eft turn bay exi sts on
Silverbell Road for the Cortaro Road left turn movement, a left turn bay could
be developed north of the acceleration taper for the existing left turn lane.
There also would be adequate separation between the left turn bay for Parcel 1
and the proposed median opening for Parcel 3. A supplemental right-in, right-out
access is also recommended for Silverbell frontage between the left turn opening
and Cortaro Road. 'fhis will allow both front and rear loading of parking areas
serving the parking lot body.
The Cortaro Road frontage currently is developed as a two-lane roadway with a
left turn bay and taper on the Silverbell approach. Left turn movements into and
out of the site from Cortaro Road are desired.: It is our understanding that
ultimately, Cortaro Road will be developed as a four-lane divided roadway. As
such, any long term left-in, left-out access must be spaced appropriately with
the ultimate improvements. Additionally, site visibility must be considered.
Presently, the bridge approach of Cortaro Road is considerably higher than the
adjacent property. Guard rails are also featured in this approach and cross
corner site visibility from Parcel 2 is only available near the property line
with Parcel 1. Therefore, it is recommended that a common drive access be
constructed on Parcel 1, giving access to Parcel 2, so that both may enjoy left-
in, left-out movements and so a proper intersection offset is maintained for the
future improvements. One additional right-in, right-out is recommended to rear
load the parking area and this right-in, right-out access should be located
between the left turn access and the intersection with Silverbell.
It is further recommended that access between Parcels 1 and 2 be provided so that
internal trips can be maximized and both properties enjoy the maximum amount of
access opportunities. A traffic impact analysis, addressing the specific offsite
improvements necessary to support the turning movements demanded by the center,
should accompany any site plans submitted for review by the Town.
r
�
LAND USE
Residential
Medium Density
Meidum High Density
High Density
Commercial
Industrial
School
Parks
Streets
TOTAL
�
; - ,
� •
�
ACRES
600.6
594.2
83.8
209.9
125.9
110.0
39.0
146.0
1,909.4
TABLE 1
DENSITY
RANGE
(RAC)
3-6
6-10
10-25
�
TARGET
DENSITY
(RAC)
4.5
9.0
17.5
TARGET
UNITS
2,703
4,754
1,466
8,923
IV-3
TABLE 2
�
PARCEL NUMBER
1
2
3
4
5
6
7
8
9
10
11
12
13
, 14
15
16
' _ 17
18
19
20
21
22
23
24
25
26
27 '
28 ,.
29 , •
30
31
32
33 ,
34
35
36
37
38
' 39
40
41
42
43
44
45
46
LAND USE
C
HD
MHD
MHD
S
R
MD
MD
MD
MD
MD
MD
R
S
MHD
MHD
MHD
MHD
MHD
C
R
S
HD
C
C
HD
MHD
MHD
C
HD �
MHD
MHD
MHD
MHD
MHD
MHD
MHD
R
S
MD
MO
MD
MD
R
S
MHD
GROSS ACRES
13.31
12.73
38.31
31.81
10.03
1 1.63
28.66
38.22
59.35
39.71
38.27
56.60
6.50
10.00
26.54
38.92
32.43
39.20
37.03
19.84
10.20
11.00
21.00
22.90
20.30
1 1.77
53.93
33.24
18.60
16.50
17.84
30.46
22.88 :
52.13
37.16
24.55
22.28
6.00
10.00
31.32
67.68
23.09
24.20
4.30
20.00
45.68
IV-5
. ,.. ��... _T. _. r,._--
�r � � :� .�rr . � ; ii� :_:� - �� _� =i� � :i� � N � -�� -� — �w� 9 ��r� _�.� - �
z. � � ,
�� �
. � � o w
. � � _ ' 1
. . . ... . ��
•r
: �� �.
•�
3�'� f
�� J
;��, f�
� �.f .1
��i��
.I�I K?I
O_
..�
8_
' v-
�_
� � _ � �F:' � � i= =�F°s =� .
�a. �F �r� �" �n
r
� �F� _� F� -���� i� �� _;�� �;;`�� � �� �
� �_� :� �8 � �f -n � �j� : g . _ .
i a�f „�? •�'= a�� -'�� f �1� �
V �.
. .�; 3� �$ 1 � �'„ „{;�'� � �
.. '" • ' � r
� �j' j^ z ` ��_� 3s •• �=i �i:�. c —
� j ' �' •-�i :- �- ;� zi=i � i � 'il
_ =[ '] il e;;� .j � i.. :=�j C
. �i� g !�r =8ss i �" r _ : f�� � �� • 1 "
e �� �� _� � �� �� �� F ;; ��� F �� r
=s: z � =�e �' �.�r aii F a� ; =�' "1'1
r8j � �€�;� 3's _� ��� c�`_ �C I� C
�_� +�� ,�,_ � Gft �� ' �.,• ;� ; : � ,Z
a i! vi ��g �! Y � �a� _:�- =i
�I- :_ � •��.� c.: ;:,, iit�; � �s n
'.�
��g � ' 'f�t �" a �;� �_�' x '"� �
i_. �� � ���' �x . t :: :.�� � Z
j � � � �s l "
� a � � � _ .
__ �'` = n r � � � j�Z a' �
• w t� �.�� M =
u:, x z��a s a�i �sr: r .-•�
w
m
� �
cn
m �
. , �,
.� —
.. � �. �,.
�E.� ¢ � �;.,.. .. O ..
�. a� �� � � ���� .� ?
�� ������s
�� � �`
� � �
�
. �
� �
i
sJ �
� �
�•■
i
i
I
1
t
�
!■
, . NA
N y
.
�; ; .�,
�, ,�,.
. / ��
/ // • w
/ Q''
/ L
0
. o '�� / , �} ��
�/ ' i� � .
,
� ��
/ , �+
� 4 i
� � �
��: �, Z .
. , v
/ ;:
i
i
� � , � / /
�` � � �
/� ' �
� ' ��
� � ;,
;,;' � � .
�•. : .i '
; 'c .'
� , a�'
�
,. rrej��
ri��= !;�'�� �
!t '�' � :��� �
✓ �� g ���j i!
� �f� �i �
- .—��. (t�E � 1
.�:,.. . �. � ��
. ��:, ; � :� !� ��t��
����� ��' ��tr
�:�;�.► �
-- -- � �1 �� �
��:�
� ��if_e .�������
T 7�
� t
J�O O
�
�
^ • �
�.
_ � �o
� � O �
C � ''
-��
\ '
\ �
. okh �� r � M
a. �,t> >o�
' � Oy� I � � � \ .
= s� t/, (�1�y�.\ .
'� ew iy . �
'�'� -�
�Mo
• �*� ��,
\ 0. ��5._ �• . 1
U
�
� J
�°' �,,,,� � `
,� .
r s �r:�y �
` / � W s• �r.;
�" � - �`��a�. ��
o� \
�,qi�'� � �
. �.�, \
. � �:, • � _ �`
� ��.� �
_ � ��� ��
�^ a��;a g�
����� ��
� r �-��� r
V
C ���i R�
Q
���� ��
RpE� b�j
.
a��� r
�� �
F ~
�_z�
� �x
�a�
����
�. �
_
�
�
�
v
. . . . . • • �
� " F�� « L�� �"� r -» � � .
�� �� ��� � �� ��� � �
�� � �� � �l� � �
� j� y�r�1 � � VQ�
�� �� r{�1� p .�1.. � �
• � �t� � � � �� ...�
� � �� �� � � ��� �;
� �� • � � � ' �,� � Q°
� � �� � ��� � -�-I
�� �� - � � � �
���
g�� ,�
� • �� Q a �� ¢� Z
����� cn
�. � �
� � a �Q � �i� �•,
� 6 R R � �� ��
�
�
D
rn
v
n
rn
�
�
�
r
� � "
,. �
M N
. �
n p
M C M
� pA S
w Z i s
�v
�_
� -
�
�
r
A
� -
. �
i
I
.
� :.:.� ai � : �� �w� -'� -:� -� �■ -� �=� _�.� - - , --r� ~-:� -
�.� � �
� . � I, �
0
J
D
a
.` ��
��� �
� .�
fJ ;
� . � � p •% • • .
,f% % �
r ,��� CD
� �N �` , ' ��t'�' -P
.
y �.
,� � • , `� �'� ��''�
� ,�� �
. � ;• a,
�
❑
WApg
, �
� ' � r• � .. � • . • . . '
,i:'� ;::r'�'y' q ~ w I °���1 . �/ .; � �. , . . . .
. �y •;i,a1. •.�:.• ���.��.`'•� ..�+ � . . .. .� . . . .
' '�.r���`��•�..� 7.�. `� • M��j • �• '�;;�f�'1�,,�:��'i�r.4:�l:ir:,• . •.��. . , , , � , .
� Y,. • ' I
4;r,•f;:% 1
� 1 i � a #{{ ;� • . � t �.. . � � �[] �- � _ � �.
. atl �.. . .�/. , �wtawl . .. �. � � . � ,. �. ._ � . � �..
��/ � �
� � � �
❑ �
1 . . . /Y . . . a
'� �.. 1
' , ' � .
�1,`� ' .
.•
. `,� . �
.:
.' ` •
d ��
r . , . . . . . . . . . � . . . . . . :
.,�
� _ n
O
�
� y � c �
n m �n m
o c� � �
� �Z f (
�
0
� •
A
0
O
(f1
�
�
-� S
� �
W
C �'
N?
Y�
N ni
Cl
t�i� (�
i
o -�
g��
� ��„ '!
� �,
;i
�� m
p N
d1 O
• �
. �� �
� �
�
, - p 8
� �
� �
� �
-P �
�
. �
�-
�
���
�Drn
z
Z
^ Z
L J
,-� ---.� - � --�
�' '
_�� -
��.
►--- • -�
� A i�"
�1 z o
no - ..����n.,: o �/
. ` � �� � h ��� '�
�
- o � � � ' , � �, � x N �i' �'�� � �
� � .
� y O -� "L'• o �-�'� � 1 �1. - n •
�. � � \ ���� � CJ � T ~ ��, '�_ .�_�_� ' � ..
\ a ..Q � "� " u
(D ^ �c� v -r � '� •t-.... � ` '�.. _. ; ` ' Q .
^ � � ^ N z�I �i � •., / �
1 \��. '� �' " �. v p x N � �` � • y .\ •, .
� n' �• 1 ti � � ~ ,'•` ''� f J � /
� :� � � � �.� ,�'� � u -��, �� _ _ °�':'� \� O �
. �
, `�` O , 1 , . � � � p �..� � A `' � N
� � W\� �, S ��. !,1. l[� � 1 i• ) � � '� �t � �/ �
� � V ,\`' , ~ ".�� � (J� v ..� . ,.� �`• t � ^
�. � Q �'! ' "�•��\' °D \ � � � "---- /
. . � � . � � , � �..
,, r� �
w �� � ��.~`� x W \\ \ • ,.t
�� .��1v V � � G
\ �� ,L. �� �`Z � . � f
V 1 � �• \ �.� / i' ,t •
r V N 1 � �. 4� \� • � � 1 �. .
M "� �` ��� . � N ��\ • i . ...•/ � ��
Q � r . , �•
�.� � \ � \ �` L �..- � �, • t �•, s . ,.� � .
� � � � `� � � . `• � +. � ��.
�. � �\ .�. � .. �-��� w �'
��, ` � `�• � � `• �;� • , � :/ I � .
,1 , �\ � m / • � t � �\ �� . �, ,� N �:�%� • .
� a � � �: �. Z �i�� , ' ,;. i ;: , -
V 1 � �
. Uj �C7 '' �' • " '��� :� ,,••'
.;�� / �-� / . . . ��,,,,.r � .�'
�\ w ��~�... � . _ + . %�
�� � � �i� �
w � w � ' � - ` �� ����+++
� � /�I. �I� i � �! � .
� ,/ 3� �
�,
�1)
V t�
��
l!1})�
►7�
Vl��
�l
�
�;
L
��
��
�� �
.�—,
�� �
f� 0
r
, �
( �
�� �
�� l�
� �
, I 1
��-
-, ,
, �--,
Z
�
Z� v
a� � a
�"
C C � O
Z
O
� v
y. � �,
� � � �
m
c
� m
= S p
� � C
o� �� �
I O 1 � C,,� p
c�"nz oz rn�
�� �� ��
�� �� ��
m
m
z
0
.. . _. .. � _ __ _ . _... _ .- ---_. . _ . . . _
. ,�._...--- ---• ._«.. . ..�.....r �. �.i:: y1���.an • . __. . . �„��,,.,,.. .�� r'•....� .
, . ; � . _� : � ■� �� �i ii `ii� i� firiii ' �iii _�:�i -�■i T� �� _.�
�r �r �
. . �� �
. • �� r�� w
�• p
=
, . . �
+� � o.
1 Y
J � �� O u
� i . \ �1� � 41� '�� �•� � / i b
,��� .. I
.
�
V
.'�, v
��� �
� %�. � �
� �
� �
� � Q
D
_ . � . .. ,.. . �
.�� - . � ��� � �
. .� , � � � � � � �
.:� ;, . . 8 . �
y � , -� o
.' � � � C
. !- : � o �
0
�
O
Q
—� 1 U 0i
C O
� 2
2
O � Z
O N ht
d m h
��� y �
jt O
_ o
�
�1�
� N m
--� b m In
. g wC
� a, 7'
I 7 1 �, ^'
� � 1 an o
�
� � y
�rn
Z
� �
Z
i 1.� J
� n m A n S 2
r
o Z � m z o � u� c�
� � � o n n� t�i� m rv° °'° w
N 00 � a o c� � � `�z °z �
� c�D �� ' �� �� �
�' v � � � �Z t r� • n-G n� C
;,
• ...._. -~-- . .. �. . .. ..Y_ � -: :: :. . ._: � . �� . .. . .
�
/ ' . �.' .. ,�)e4pwiSt�i ��tr'3R�y�fRY33kti .HX4A> � t ! s a f� �c 3� ,� wa� �t�eea.,,' �. �: t t
. '� l�..J � ��'a4s a+.
O �' , , :;..��� t f<t>�ry��#��� QM � > � "�� f t 4-:} +c �E.F � � � .
� � f3 >'�} 9£> < a t :�. t . a t��
l l .. r 4.. :i � { ..� �. ' .. .-: } .,
� �t
f� -,� .. f�.������ p k � t 1 ,
— : 3; :.�s��� y , Y z �� s e
• � � fi Y
, . •.. < S• � q'y > t � ' s 1 '. i .
� � `+• l •
1 � i > �
� �' �... �. �p� A� 4,:%�...: ; < � . . �.
., : a : ��t'���'Yi <+`�'� I � ' ''�^ 'f s i ; : > > � �
r l
. ( � . : :.; �2 E z�r �t ? j
I �'4`. �F J y � g � f ( ryS P . f; T } �� 1 \
i \
� • � � < > . �'�� y�bTY���Y� 4 # ���� � � { f . t � . i � 2 �`'�, .. �2 ♦
+' •: . .' .`�`,'£J�.: 2a. � > y � S \ .
• ,� •• ...f,�:;:��:: <��,YS.�'�< #i :� i >� : � ����
. � - � � f � � ; � {,. .:��;• f�� � F,fg� .��4a r { y . �. T '� �.. t . �
( ' � . '�a� �3'��s���t`'C'i x yy r < < :� 7 .
< _
_ w q, : . . .. >. �,;:':�'•;:•r £ � � �: f {
. (� x i�i���}:�!`'� � � �% t f ti1': T S ) �' � } . i .
. f ��.:�r . Ki: J y S 24
/ � p a y � i j� <;%�`'�};$��Y��` y�� `�a ��� ` >: � � < � = 2 a t i ' ` ,
1� 6 : `� x '} # t� � .. ' O } � 1 1 .
\ <,....' 4 �. Y �> i t
v � � �y �q:3�: �t�' 4 � t # � .. � < r a # <' _
< �
, I � :�,� ,�, Y �� ���1� R�F. 6�,� � E t - � = Y � � S � : 3
(�–�� 1 �. ^ L� _
$� a � t $ t a
V l7 — ' ���r�3d;E :��Y��� �f e �ri �� $ �,, i ::..� .
� • x • : �.�� ,'�z.�.. �'�<�:•'..s <s �;} � < �
• � '"�'�'" 'L fx> > r �c >`�� _ <° � t - t
, ' �':< �, �E�.�x� �3` � 4 , �t t Y : >
�' s " i s�t
� , < � v ' f ��',��,�, . �. # a a
$ S� �,�,�41k.i sa } � �4d 4. ' S t j.'�. i
�� � �oy�!%` ': �[ .:�S:�:a� �f <<s#}a x � � ..:- :<
( � •1.�l�� � � �. 4 j r
r
( � 1 � ���• � 2�. ��rt����� �,tf ' � ? � � .
. � , ' ,g��yF��"�•�`'s���',^, � f ' `
d4
� ' � L �; ��� � �� � f� ' { 3 > ��� : : ��. } �
�� � ': s � . � . �k �g � .x�. �E��y sfa ' � ` f { �� . �
� — � � ; �� . s B�#� �� sa � fX� �',ss � � � ' `• r:,f ' �.c.,. : • .. .
.
..s >ti.�i.;; .. .>.,:<• ' s . , ';�
I_.� —�� '
N,,,
�
�
�
�
�
MARANA ORDINANCE NO. 96.36
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARAIVA, ARIZONA,
AME�IDING TI� CQNTINENTAL RANCH SPECIFIC PLAN TO CREATE NEW LAND USE
DESIG�IATIONS TO 'I� CONIlVIIIZCIAL SITE DEVELOPMENT STANDARDS, DESIGNATING
PERNIISSIBLE USES I�i 1 SUCH AND ESTABLISHING PROPERTY DEVELOPMENT
STANDARDS, AND REPEALING ALL RESOLUTIONS AND ORDINANCES IN CONFLICT
TI�REWITH.
WHEREAS, the Town Council did, on the Sth day of April, 1988, adopt Marana Town
Ordinance No. 88.09 adopting the Continental Ranch Specific Plan; and
WHEREAS, Southwest Value Partners N, L.P. currently owns and is developin� an area within
the Town of Marana which is subject to the Continental Ranch Specific Plan; and
� �� WHEREAS, the owner, through the applicant, The Planning Center, has applied to the Town of
Marana to amend the Continental Ranch Specific Plan by creating new land use desijnations,
desi�nating permissible uses in such, and establishing property development standards; and
WF-iIItEAS, that document herein referred to as "CONTINENTAL RANCH SPECIFIC PLAN
AMEVDMEV'TS" has been made a public record by the adoption of Resolution No. 96-58 on October
1, 1996, by the Mayor and Council of Marana; and
`VHEREAS, it has been determined that the adoption of that public record herein referred to as
� "CONTINENTAL RAI�ICH SPECIFIC PLAN AMENDMENTS" is in the best interests of the citizens
of the Town of Marana.
�
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana,
Arizona that:
Section 1: That certain document entitled "CONTINENTAL RANCH SPECIFIC PLAN
AMEi�tDMENTS," three copies of which are on file in the of�ice of the town clerk of the Town of
Marana, Arizona, said document having been made a public record by Resolution No. 96-88 of the
Town of Marana, Arizona, is hereby referred to and made a part hereof as if fully set out in this
ordinance and is hereby adopted subject to the following conditions:
a. A development plan, preliminary plat, final plat, and landscaping concept plan shall be
submitted to and approved by the Marana Planning Commission and Town Council for
each development within the commerciaVindustrial park, interlinking all to an orderly
and consistent design; and
�
b. The owner/developer will be responsibie for constructing the Cortaro/'Twin Peaks
connector road according to the following standards: a twenty four (24) foot paved
roadway, two eight (8) foot unpaved sl�oulders, a twenty five (25) mile per hour design
speed, no curbs or gutters. The connector road will be an all-weather roadway unless the
� hfaran� Arizona Ordinance 96.36 PSJe 1 Of 3
adjacent I-10 Fronta�e Road is an all-weather roadway, or another all-weather roadway
e�cists which is acceptable to the Town Engineer; and
c.
�
The Loop Road and the Cortaro/Twin Peaks connector road shall be dedicated in phases
through the development plan and the platting process; and
The Cortaro/Twin Peaks connector road right-of-way shall be sixty (60) feet in width;
and
e. Prior to the issuance of any Certificate of Occupancy for the golf course development,
the Cortaro/Twin Peaks connector road shall be constructed, to Town standards, from the
Loop Road to the northern most entry point of the golf course development ; and
f. Prior to the issuance of any Certificate of Occupancy within the residential section of
Parcel 62, the Cortaro/Twin Peaks connector road shall be constructed, to Town
standards, in its entirety from the Loop Road to the northern most portion of Parcel 62;
and
g. The Cortaro/Twin Peaks connector road shall be constructed to Town standards, in its
entirety, from the northemmost portion of Parcel 62 to the northernmost portion of Parcel
61, upon the first to occur of the following: (1) Twin Peaks Road is constructed north
of or through Parcel 61, or (2) any development on Parcel 61 (in which case the roadway
will be completed prior to the issuance of any Certificate of Occupancy).
h. Owner/developer shall post assurances in a form acceptable to the Town for the
construction and completion of the Cortaro/Twin Peaks connector road from the Loop
Road through the northernmost portion of Parce161.
i. At the time of the development plan or subdivision process, the owner/developer will
dedicate the necessary right-of-way through Parce165, lying south of Cortaro Road, and
said alignment is to connect Business Park Drive with the intersection of Loop Road at
Cortaro Road, and the owner/developer shall also construct the required improvements
to complete the roadway to Town standards prior to the issuance of any Certificate of
Occupancy in Parcel 65; and
Any change of proposed use for the area identified as a golf course as depicted on the
concept plan will require the approval of the Planning Commission and the Town
CounciL
Section 2. All ordinances and parts of ordinances in conflict with the provisions of this ordinance are
hereby repealed, effective as of the effective date of this ordinance.
Section 3. Repeal of all ordinances and parts of ordinances in conflict with the provisions set forth
herein does not affect rights and duties that have matured or penalties that were incurred and
proceedings that were bewn before the effective date of that repeal.
� Maran� Arizona Ordinnnce 9636 Pa�e 2 Of 3
�
`� Section 4. If any section, subsection, sentence, ciause, 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 thereof.
PASSID AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 15th
day of October, 1996. ,
� � �� � �,
� �� t�' L��
Mayor ED HONEA
�
�
�
Daniel J. Hochuli
Town Attorney
� Mazaz,a, .a�;zone orainance �.s6 Page 3 of 3
�
�
�
i
�
i.
'�,
�
�
�
�
�
�
,�
�
�
�
v �� —
`�, f j .
� � �
( , ,\
� �.J - - \
\� � �_� �-_ �,
. ^ - `•,
, � .� _V � `•
J � ..z • � .:\
_ � t ` � \
_ „ -�
�� �1 iJ ,3 '\
\ � • . �
' � -�� . _ - - -
. t � , l ' _- _:��_- �
� � ..r _��°_� -
T / '� �
� '
/� v��S� $ '
/� `� 3 .v�'�i � — ++�at=
/ / � . � C"ga �t
%r •„J .�� _ �
�3\ �♦ =�-_ _--_
R �� \' .� �-_= : _ .
�� t2 \ ' . { p _� _- - -
.) • � .� '� � �_- - -
.._ MD .�! --
� � �-
� -_. � -�
� � �� �
y S � , � �, ���
' /. '/�, . _ ���
j , �tD - � _ =-
, � ,__�_
,
_, j \ �
.� ` � �� � � _�
� 9 ' � -� � `.�_�----
�� MD �' � _�
.,� _ -
� \ � f \��� -� �=3
i' 8 \ . 1 �
� �� .
\�\���` �� .
- 71 C � � �� � �� 7 �6 , �;
���i MD r ,� �
� . _ �'.i ; R.
TH� �i a
PLANNING`��M"a�" 3 ��
�
CENTE � � ��
R , � MHD
�
,��
� 450 W. RAScO REDONDO, SUITE 202 � �� �/
TUCSON, AZ 85701 (520) 623-6146 �� � \ � \�
.
\\ �
.� \'\
y , ..,; ,\
2 l
9`
� 6a
♦
` C t �
�
♦ .�..
�� ;,�` �
✓ � �. �
:, ,
-�-�''' - �!< <
CU�f��NT
D�S(GNP�TIONS
.,.
��r
4�
�\�F
;��
pLP�N
P�M�NDMENT
_/�f�EA
�� :-
�,; 2 . .
�.HD
1 \� %/ � \
HD . .1�5T�' �
�
�
�
�
�
�
�
�
�
�
�
�
�
�
�
\ �
�
•.,, �
1 ♦ �
'Q �
l
• 6�
♦
C \
` t �
�
� �'•
�� .. ``
✓ `�
.��' f ��.
� �
r � \
\ ` J 6 � �'�
\\ � ,` .� �.,
� � ,:� � ;I :'\
_-� - �
_ � . ..r �
_ ,
. ``\ �� ._l
,-- �
T / `�
..�
/ �� �
,�- � ,�
� \ � �, 6�
12 ` .{ �
.� .:� . � � �, R/R
MD . , �
. � / � I � � -
Y 1Q � \.� -.
� i .� ,,-� ��
,- �
/� �
' '_ ;�� �`, �
,�
.-�..
��QUESTED
D�51GN�TIONS
\l�
�'J
� ' �
,�\ 9 .� ! j J (
_ �� MD �' � �o
- .,�
. � �, ,
,; '��-� . .
i' 8 ` S `
� �. `
� �� \` • `
��` � � •,
-„ :� � �� , , }� �
C � . � ,/ MD r 6 ; �� �
/ � / �
7ta �� IR• .
s.t, / 50 . � -� •� 4 � � �\
( �� �� 5\ � �� �
� MDif \ S :�MHD 3
. _- ' �—i, � �'� � MHD
---�. .,. �, / .
�
U,, � , � � , �
Q � � i \
< a ��
3 Q � ��
�
�
63 �
C
64
� C
ss •
��3
. �C C
� � i
. : �
6 6 �
. C `
HD � � •,
. � ; �.
HD . �" �71 :
�
� ! �� �
� ' `'� s•:•�`�
�' �* �
� , l.- '`. \ .�"
,�� � \,�
�� � _ � \ �
���� . � -�t" - _—, e \
`�� � � --
� �\ �` � •�� � ��
_; ��-
� �
� � i J =
� \ �•� � `J ' -��_
- �;
=:�
� '' _-_ -
- �
� �
,�= ' .� �
:3� . �; . �
� 1z � -� �' �
� , � �
�� ���s� �
.•I .�
--� � ; _� .
��� � �sa ' � ` ;
- � �SD � ��
,
,
,�— � � �
, �� � � - .�
- � � i � �� ,.-} t . = �
_ -1 \ \ � � !r ; J � � �
� M� � � �o
.,�
� • � ,, ,
,: ,..: . .
% �, 8 \ 3 ,
� � • �
�-- _ I� � � • `
. �� � . ,
, �
.� � ° ! T � �
� 7 T ' >, � /� / , ": `
C ' ' ^ '� MD f s � � �
� , �i . � �
� a � \ � rR. ,
•� a ��'\..
TNE ��� . � �
PLANN �M�a� 3
ING�i, ;�
- CENTER �, :� MHO �
� � i
• ,��
50 W. PASEO REDONDO, SUITE 202 ��� .�
.
HD
UCSON, AZ 85701 (520) 623-6146 ��� ��� HD
� �
5?� i
f�EQUE�T�D
MODI�IC�TION
�f���5
ss
C
.
�,
�
�
r
� , �•
� �
1
� �
9
�
_� �,. �
�
:\,`
� •� •
,���
.\� .
�
, \ \\
�.
�� � r
�� �'� ��i"� � , !
�
:a� 1 � �✓� :.—r � . r../ • • l ..�
�I�CUL�TI��
���N
� � ��
-� . �, 62 '��,
z � - :� G � �/� �' t
'��`�� N �F
� ,' 1 �
,
\�
�1
��
�� -
� �
� 1 \ , . � t
s '��;, �' _
�D � ' � �o
,/ �.. ,
f ;, .�, _� , .
r� '
, $ � �.. } •
i; -
��
'' MD !� �. . .
.
� `� % �, . :
:� • . 7 . ,, - �
l � �� �g ` � �
�� �� �i MD r ����
� . �
• �� � � �ER�� 4 , ���..
50 ' � �
(: �i �� ,� �; \
M D� I � S:''MHa�f 3�
� \ � ;1 �.
,
.
;o
� 63
C
.,
64 .
C
�3 6 � '
i� � C
. ,` ' ; ` .� ` .
,.
�.�: � �. � � M HD !if 2 �
� �1 i - �. �.sr �: HD
► 66 � �
� C .
� -, ,� .
�. � ,
�
�
�
�
�
�
�
�
IvZanufacrured 7dom� Design Gsideiines
i�e f vIlOW'�� a'1iG �'_i��_s are des:�,e� Lo ���ieve can�Lity �d a si:�zd;:.��
of auaiitv for manufac.sred'nome car�..r�unit�s locate:. in C�ntinen*..al
i.3: �^
1�
1. All homes to be located within The Freeway P�one:ties must be new
manufaciured homes.
2. All manufactured homes must be ground-set or installed with masonry
sicircing. Wheels and hiteh must be removed within 60 davs of delivery to
the site.
3. Exterior colors shall be consistent with the color paiette described in
. the Continental Ranc� Specific Plan.
4. No reflective building materials shall be used. �
5. All architecturai building projections, including chimney flues, vents,
gutters, downspouts, utility boxes, porches, railings, and stairways shall
match the mai.n color of tiie structure.
6. All exposed gutters, downspouts, and sheet metal shall be painted.
7. Roofing shall consist of shingle style materials. All othez types of
roofs are prohibited.
�
�
�
�
�
�
�
� -
i
�
� �id�n to Cnniinentul Rancls Sibn Guia"ee'i�ies:
. I T t� ���.a��.�✓ � "` Ti -1 � (1��`r ��i1ti•� �1�ar CZ� ••t l:�s �r "o a •� .
� � ' i IV
� ::;Tate. ;ti��i c.^,rrr'but� *o the v;t�li�� ��td v�Iue �f-he dQve'o^re �� 'r'^P e
�=�s are to be used onlv aIon� c
� ,�.�,,. , I-10 and Conaro Road. Thev tiviil be inte^i�IIv lit. and
will utilize colors that are in harmonv with desert tones Concentual desiQn of these si�
� are_iilt,strated in the attached e�chibits Fina1_ desig� and e�cact area of coverare will be
determined at the �me of Fermittin; Similar desisns have been used at other ����
within Arizona. These signs can �sc� be designed. in an aesthetic manner to incorRorate
� cellular towers. which�in a stand alone are not aestheticallv nleasin;. Photo,a*_�,-a h� s of
erampies of si� s from the Scottsdale PaviIions are enclosed as illustratior.s.
Permirted Si�s
�
�
r�
�
�
�
� � • t����. • • �r •� •- •- � - � � � 11
- � 1 • • . • ��.• � �- -- •��t�_ ' _
. .� • .�. •]
� Free�vay Monument Si,�Qns sliall be no taller than sixty-five fee� and wiIl
adentifv the develonmen� and its tenants to travelers on the out�iQrts of the
�eveiopment. �
•�1_masi.mum of four Fronta,ge Signs shall be �ernutted east of tIse Santa Cruz
'ver. �
• Fron Qe SiQns shall be no taller than forty fee* and shall be (ocated w�ithin
�00 fe�t of the Frontage Road or maior arte:ial.
�
� �_� ; =�- - i ��� —�s-� �� � "_ ' _ cc� . ���
� ' ,
°_ .,.�' • _. _ _ _ _ .
� �°' ' ' - -".._-..��,. .. .r �-w-.�,�,�- � as�as�.a� .c�w�ae:..��i�.
� • � �e-��... r:_ . .
��
�� • ���
� ! ! � � , .� . . �a.
• ����."":�"'-:"�"°^ . :. ,�.�.�..�•.�..._...- . s
� ,
� � �.�.�� ..�� �� �� . �� ����� .
1 �-':`'�'`'.-`-`�"'' � .
� 6 � .�.�---� � � � �
� _ � T��r � - - - --=- - - _ �: -_ = __--- .-_ - _ _ .
a GL. i , � � -�. � -
$r� �
�
0�
�. � .
�•
0 �
�
;�
� 1 • • ./ `��
/
`
�
/
y �/
,� �
� � �
� .
1 �
��
�P�=��tL p+
± �,4 - °'�
C= ��'°° '''r�
w �
��•
� �•��
p1�'4�w �
� �.Q�i �I
•
,• , �
� .
. �
,�
- ,
,
.
�v� ,
$.Z$ ��D
g�►RC� L �3
� i�• �
(*zso,e�ron,,� �,.
..
.
�
.-
,, .
�'�
�
0
�
0� �� A
N d'L' T4 .°a'eA
t
1
ii .�+� .. � ; 1
1
• �.
1 � ,�i:
��I� < <�:!j :��. ___ ____.-.
I �!�� ' �
� ,�, ; � .
►� L._. 1 .�
�� � L' .�'.�
���,.
,.,� .r_, -� �
L
. -_.-� --__ -=�-° � - - - _
'!
,
1
.
1
�
b �
.� _ � I W
�� � >
�
�
. �
� .
� ��
� �;' �
� ��`�;
`� . �
� � 1`� ���
� , �c�� � �� \
�� ,���
����
V--._., ..
Il��
�
� �
, r
�
�
r
J
u
J
�
�
�
�
� r
�
� �
� �
�
� �
�
� � .
u
� �
�
� �
� • ~ �
�-.-� � U
�� �
� � o
� � U
� � �
�
� U C �
� �
• � •V '�
� �� �
� � �
H
� �� c
Co�t�'��t�� ���.lv��
�PEC�'iC P�G�t A1V�NDl�LENT
Pre��ed far:
Town of il7arana Pfannin� De�artment
I35» N Saaders Road
Marana, AZ 856�3
�
� Prep�ed by:
The Plannin� Center
� 450 W. Paseo Redondo
• . Tucson, AZ 85 i O 1
TeL (524) 623-6146
Fax (524) 622-I95�
Soathwest Value Partners N L.P.
8160 Nortfi Havdea Road
Buiidin� J, Suite 208
ScottdaIe, AZ 85258
Tel. (602} 951-1800
Fax (602)443-4887
The WLB Grnnp
4444 East Btnadway Blvd.
Tucson, AZ 85711
Tel. (SZO) 881-7480
Fax (524) 881-?492
and
Curtis Luezic and Associates
5780 W. Ei Camiao dei Cerro
Tucson,. AZ 85748
Tel.(520) 743-8748
Fax (520) 743-4210
July 2S, 1996
,
�
��
�
�
�
�
�
I. SPEC?FIC PLAN SUIY;:l�IARY
The Conanental IZanch Soecific Pldn e:�blis:�es cocnnrz:iensi��e ,�uidznc� dr.d
re;ulations For the develonment of aaproximutely 2,494 acres located within
the Town of Marana, Pima Cuunty, Arizona. The SpeciFc Plan will es;.abiish
ti7e ue�eioprneni. rew iations, p�iic:es d��d p��grar�s tor t;�e impiemeatalion ct'
- the approved land use pldn by establishing policie� and site develapment
re�ulations which wili replace the curreat property zoning. This Specific Plan
is re;nlatory, adopled by ordinance and will be ronsistenl wilh the Town of
biarana's General Plan.
The authurity for pre�dra[ion of Specirc P1dn5 is lound in the .�rizona
Government Cude, Section 9--�6I-�8. The law aIlows preparalion ui Specific
Plans based on the Geaeral Plan, as may Ue required for the systematic
execution af the General Plan and further allows for their reti•iew and adaption.
As well, the Town of Marana Ordinance 83 pro��ides the uniform pracedures
and criieria for the preparation, re��iew, adoption dnd implemcatation of
specific plans. �
A development agreemeat will be submitLed to provide further docsmeni.ation
of the guidance for development contained in the Specific Plan. The
Development Agreement, by incorporaling lhis Soeciiic Ptan, guarante�s to the
Town that it may rely upon this Spec�c Plan as to precisel}• how the subject
property is required to be developed. In addilion, the Development Ag*eemeat
gives the Developer assvrances from the Town upon which they can rely.
m
l-1
�
s -
��
7
� .�
•`s. ?U°:'Q� : j ND IN i �NT
- i '
'.+ f �n_" �:�G�51� t��2:Z '�;,�J`w1 .^,T a IS?f�..; of
. �� ar^.cc:s�.^.' Cn^�:�s�r.t: E�
� ' g�15o dwelling urrits, on approaimately 2,iO4 reairieztial acrc, lecated
` � • wittsia the Town oC Marana, Pima Couaty, Arizar�. �
�
�,
� x .
�
� . � .
�s
o�. - .
; ��>:.
� ='?
�•'•��.
_ � _ �
�
0
B.
The adoptiors oC �he Soeci�c Plan wiIl est:ibii�h the type, lacation.
intensity and c:^.arac:er o1' developmeat and �he required irsiras;suc_ure
in orcer Cor deve?oome�t to takc plac=. The Soeciiic Piaz al�o snaoes
deveIopmeat �o respond' to the pnysic3i coasiraints oi �he sice.
exrdinates the mix af residential de^sity and produci types and provides
adequate eirculation, re_.-eation aad othe: pubiic usrs.
Re�onsiole pianning of the propased ConLineatsI Ranch Sce=itic Plan
can be insured throu;a the adoplion of a developmeai control
me��anism ttiat re.Recis tfiorough and compreiie:ssive lsnd �z plannin;.
A sui3able developme.^.t conf:rol mec.�anis:a is the Speci.uc Plan, whic.�
waen adoQled by� a jar:saiction, servp bolh a planning fun�ion and a
re;uIatary funciian. -
ThC Spe^�..:tie Plan is a device used lo imptemeaL the Ceaer-dl Pan aad it
is a moce detailed �ersion of the Geaeral Plan for a facused area. The
: Sp�:tic Ptan ariirslates thc planning con�iderations Cor suc:Z parc_Is
and impases re;ulatiors or controIs on the use of suc:z parc_?s. The
Caatineztal T�anc?� Soc=iiic Pldn i� Lhc cacnbination oC conc=pts,
proc��ures and re;ulat�ons af numerous plaaning documezts cambined
inta cne.
LOCATION
r The Ccntineatal Ranca Spec�e Plan area lies east and west of the Santa
Cruz River� ge:�e: ally betwean Iaa Raad and Avra Valley Read. lt is -:
lacated within the souL�:easte.�n portion oC Maraad. . '
The Santa Cruz River floodway is the�castern boundar}, and
appraximalely I,000 Cec! sauth of CorLaro Roud is the southern
boundary. Approximately two hundre3 and !'ifty acres of prope: ty to the
west oC Silveri�ell Road are in the Tucson'Mountain fooChills. The
Sper�c Plan area is aoproximately four iniles narth of the City of
� Tucsan Iimits along Iate:state I0. (Exhibit II-2�.
i�' ■ •
J �
II. INTRODUCTiON
I1-1
�
0
6. �] C�:.�.t� 3 C��::C::�w�l Vii: C.'Sfi��?l Wl�. S:.�311C:� C:Si.1l1:.L
neig�boraaods c'.::stere� araund an aC�ve viIla�e core.
?. T� pravice a c:��:�la�:oa s;�s:.e� �'-a� srrves a^ b.k� "L�:�c:�d 4"
continuity" thrauga a varicty of ne's�hbari�aods.
�
0
8. To ataintaia atsd enhancc thc sccaic cnrridor aIon� SiI�crbcil
Road. There wiII be no acerss for tf:e commcrcial p�ra:l �2a. Any
parcel withaut �e�ss f.o any othc:' ro.tdwsy (Twirs Pc;aks ltasd,
Caac.�Iine Bauicvara, CerL•zro Roac ar �i(udc Ro:id� wiil bc aIlowcd
a mar.imum oi oae.ac�rss poin� _
°. To utiIizc the �rsta Cruz Itivcr as � cammunily smczily Cor opcn
space, rez.-catioa, IinI:ages and as a buiTcr.
10. Te provide a wide range of hoeLSing opportunities and cammercial
land uses within a comprehessiveiy pIaaned caramunily.
II. To intc;ratc an agraridn theme, dc.-ivc� from thc his�ry oi. thc
• P �� rtY.
12 To provide deunitive cammunity ec;� fer a«rie�y aC residcatiat
�praduc: types.
I3. To ceate an iate:es�:ng assd uaiiicd ecg�� foc the river bank
. ineiudiag a Iinear gark.
I4. To provide a variety ef characier ia ��Se cammuait� througn
�eative land use, arc.�iteciure, and Iandscape arc.�it.c-'�sre.
I5. To implemezit Deveiopmeat Agre�meaLs Cor the subjc� groperty.
lfi. To preserve the arna and esihance the corrsmuaity via CC & R's
and a Master Hcmeawaer s Assacidtiorc.
C. LAPID USE PLAN
0
The Continental Ranc.� Specifc PSaa I.and Uses are depieicd on page IV-
4'i'he plas is divided into 69 plaaning are�s pIus opea sgace. �ach
plaaning area wntains a symboi of the iateaded land use. Thc acca� of
the plaaniag units inciudes tand devoled la inicmal Iocdl strec!s and
collec:ars but does not include acreage wit!�in adjacenL arterial
Fiig�ways. The proposed use acreagp allocation is summarized in Tables
I and 2 As muc:� as pussicle the design'af ttie entire projerL preseaLs the
0
0
IV-L
:. Ftar.zing ares as a alars: c� taczr..u^i+_;r. AII oC �`:c iar.c �sca ar�
i:.tc,�re� r:�:ciag c::c:tia�an. infrsL:..-'..:.�r� acst�c!� 3: � vi;;u3i
. , ...
' se!:.�ng, devc3o�.^..c^t �:.�n�r.::, ar.^ �_idc:i^c:.
..,
Ta�TEI
0
_
:
�
� � ,
� _ D .F�ii SITY TARGET
RANGE DENSTTY TARGET
LAND USE ACRES (RAC) (RAC) UNITS
Residential
Medium Densiry 680.6 3-6 4S 3,063
Medium Hi?h Density 594.2 6-10 8 ?, � 5�
H'igh Density 83.8 10-25 17S 1,4b6
� ResidentiaURecre�tion 210.05
11�iedium Density (-30 res.) 3-b 4S �b0 (on -L 80 ac:es)
(-130go1fl
Commercial 282?4 — — . —
Industrial 316.08 — — —
Schaol 110.0 -- — —
Parks � 39.0 — — — -
Streets 160.0 — — —
TOTAL 2,475.97 9,643
0
u
lV-3
�
�-
���
t:
�_
� .
�
.
I'AHCEL NUMHEK
1
2
3
4
. .
6
7
8
. °.
IO
I1
. I�
I3
I4
I5
I6
I?
. I8
'. I9
2D
2I
. . 22
23
24 '
.2S
Zs
2?
T��3L::2
L�.�t U US c.
C
� HD
hi I� D
MIID
S
R
MU
MD �
• I►4 D
MD
MD
MD
. I� '
-S
MIID
MHD
- MIiD
MHD
MHD
R
S
HD
C•
C
HD
GItOSS :�Cl�ES
I3.31
12.73
38.3I
3I.81
I0.03
I I.63
28.6u"
33.23 •
59.35
34.? 1
38.??
57.60
6.58
1 Q.00
26.54
38.92
'3243
34.20
37.03
. t 9.84
' 102D
I I.00
2I.00
22 Qo
2D.30
I I.77
9
. MI�D 53.93
2 � MFiD 33.24
� � 18.6a
30 H D I 6.50
' 31 MIID I7.84 .
� � � MHD 30.46
. 33 - MEi D 22.88
- 34 MIiD 52.13 �
35 MHD ' 3?.I6 �
36 MHD � 24.55
. 37 MH D 22.28
'' . 38 R 6.00
" S l O.Oa
40 MD 3I.32
- 41 MD 67.68 �
42 MD 23.d9
43 MD 24.20
,: r � g 4.30
- 45 S 2D.00
• ' � 46 MH D 45.68
'� N-5
�
TABLE 2
PARCEi NUNIBER
�
a
47
48
49 - _
50
Si
52
5�
5�
56
57
59
60
6I
62
63
64
65
66
67
68
69
70
71
C = Commercial
- - I = Industrial
IvID = Medium Deasity Residential
MF�iD = Medium High Density Residential
HD = High Density Residential
S = School Site
R = Recreational Facility �
RR = Residentiai Recreation .
All acreages are approximate.
LpND USE
NII3D
S
C�
S
MD
NID
C
MD
�ID
HD
I
C
C
RR
C
C
C
C
I
I
NID
I
C
GR�JSS ACRES
9.81
10.40
5.53
40.56
90.45
70.48
10.07
22.40
6.75
15.44
29.93
28.18
9.49
2I0.05
60.16
25.00
�45.00
14.83
96.99
30.61
9:?2
13.00
1.78
!V-6
C�nLne �t::! :�ancn has ef::e� l�pe� aCopea ��sce. The S:snt;,t r:t:: IZiv�:r
and the 'Cucson �Lto�r.tuins are C�ie crir.::�rl o�ca suac;: �ie:n�n�s
surrounding Contineatal ftanc:z. The pdricways aad drsinage c:zanncls
are the secondary ope.z spac�, praviding trail linkage �nd isadscape
butTers. Sc�oots, par�s and reereation f:�cilitics providc a more sc:ivc
land � snd represeal. the third type of apea sp:icc.
'I'he SaaLz Cruz Etiver.
The Santa Cntz River serves as the major open space feattue adjacent to the
Specific Plan area and acs as the gateway to the residential der•eiopment. This
natural buffer separates the business, industrial and recreational development
adjacent to the freeway from the bullc of the residential communiry. _
The residesstial ed�_ of lhc rivcr will be ezhanc.�d with t;uid��ping and
wilI unify this community buRer. Z`his edge wiIl inciude a linear pari:
Lts.�t contaias a regionaI trsiI sysiem conne�ing c:sany eamrnunity traits
within thc ranc�. The trcatmeat af L'�c Sani:z Cruz Rivcr within
Centine.ztal Ranc:� is unique. The rive.� wiIl grld�saIIy inc: ea: e�in width
from 800 fe�! at Curtaro Road Lo an ave.-age 2,OQQ Cout wide tlaodwdy
within the eammunity. The floodway wiiI have aa undulating
groundnlane with be_►ms, depressians aad rioarian vca falian_ Iiesides
creating a varied and aesthe!ic arr.a fer pa�ive and aciive rer.-eation, it .
wiIl reduce llood velacities and aid in groundwater rec,�aargc.
The Tucsoa Mouniaia�
Ti�e Tueson Mauntains c: eat,e an o�sea spa� bac�drnp to the proje�L
Al��toaga develapmeat will occur in this ar�t, �eative sile pl:inning wiIl
iasure ihat the inte�rily af these hiIls is maintaine�.
�
Enhaac� I'aricway - Primary:
Twin_ Peaks, Silvc-aeil and Cortaro Roads arc key eIcmezit5 aC the open
sgac� cance�t, providing �xpansive par�vways. The gcaerous right-oC
way iac?udes bicyc?e and peaestrisn trails wiule allowing for ars earic?�e3
landsraperl paricwdy and median. '
Opea Spac� Carridors (Drainagewaysh
�
� Drainage cnrridors will bisezL the community prnvidin� vaI�abir opca
spac�. These rnrridon buffcr land uses and dllow far oCf-sire�t bic�cie,
� • pedestrian and equestrian Crails. Eight fao� trails are locale� on the
south side oC the draindgeway withia a 2�J Coat I�tndscspe easemen�
IV-i 6
res;dents within thc Canuacata! Rancz �oe:uic f'lun. T:icr� a�c �':rc_
ieve:s oi rec: �ationai facsIities.
Sc�SOCIs �
There are seven idcaiificd sc.�ou( lor.�tions within the plan area. A
. seniar. high sc�ool (�0 acres)� a juniar high school (20 acres} and Gve (I O
acre) elemenlary sc,�ools are loca�ed pcimariiy ddjuc�zl I.o a communi�y
��ail and a cecreation3l facility. These lacslions provide safe
opeertuniue, Cor traveI to and Crom sc:zool as we?I as stisrc� re=re�Linas!
artd alhlc�ic ac:.ivilies. .
Sc�oatslI'ari:s:
� Organized athleiic and recreatian pregrams mny be irnple�e:ite3 at ihe
. sc�aooI paric sites ia the projeci Tisesa faciiities, locatea within the
viIIages, wiIl alsa otTcr piuucking. play�rouncf� 3nd tat IoLy.
�
��
�_•
�
0
Re�^eationa! faczlities will be impleraented waen Soa, aChac:sfag units in
the adjaceat paresls are occupied or wbez an adjac�at scbool is
constructed, at the casi oC the master deveIope:, ooe�dted aad
maintai.aed by the master homeowner's assacation.
Passive Recreatioa:
Passive rec.-eation is avaiIdble througa tf;e e�iezsivc L-aiI s.*stem. The
t�-aiI at the river's edg has many epooctuai�ies suc� as hiking jogo ng.
biicing, eLc. Nalure interpre�,ation and e^ursL traiIs ar� provided
M+ithin the Santa Cruz River Floodway (over 6�0 ac: es).
Planning Areas:
" Special recreation facilities ate encouraged for individual planning areas.
These facilities may include any of the following uses: pool, spa, tennis
courts, golf course, recreation building, tot lots and picnic areas.
Whenever possible, these facilities should have access to trails and
communiry cores.
0
A
�
;`^"', IV-? 5
�
�
PARCEL NUI�IBER
47
48
49 .
50
51
52
53
5�
56
57
59
60
61
62
63
64
65
65A
66
68
69
70
71
;.�Ji.� c
Lt��11J u � i
r!i�?D �
�
- �
S
� MD
MD
C
1�iD
HD
HD
.
. C
C
RR
C
C
C
C
C
I
MD
I
C
C = Commercial
I = Industrial
MD = Medium Density Residential
MHD = Medium High Density Residential
HD = High Density Residential
S = School Site
R = Recreational Faciiity
RR = Residential Recreation
Ail acrea�es are approximate.
Git�SS ACk£�
9.8I
10.00
5.53
40.56
90.45
70.48
10.07
22.40
6.75
15.04
29.93
28.18
9.49
210.05
60.16
25.00
• 45.00
4.92
14.83
25.69
9.22
13.00
1.78
IV-6
m
1. Commercial Use
a) � - Permitted Uses= , �-- - -- -
Commercial
Retail Commercial
Comme:cial Recreation
0$ce
Financiat Institutions
Tourist Commercial
Restatuant
(Revisions to Sect�on Y.• Development Reguiation�)
F. COPrII�i ��'cCL� SiTE DEVELOP?�IE�iT ST�uYDAR.�S
�
b) Properry Development Standards
�
1)
2)
3)
4)
5)
�
�
8)
Maximum Building Covezage: 70% az ground level.
Minimum Lot Area: None
Mini.mum Lot Width: None �
Minimum Distance Between Main Buildings: None
Maximum Building Height Thirty Nine (39) feet, 3 stories
Minimum Building Setbacks: A distance equal to sixty percent
(60%) of building height, but not less than futeen (1 �) fee�
Parking: One (1) space per two hundred (200) square fer: of floor
area.
Minimum Landscape Coverage: Ten percent (10%) of �oss site
area (See Chapter VI, Design Guidelines).
-- •����� - 1'. - . . . . :�"»
'- �� s
. � �� -
' - • ���'
•�.��� ' _ - •�
� i� �
� �_� � Y� s •
• � • .�� �.� -
._ ,�
�_'� �" ._ •_
�l ProRert�Develonment Standards - Commercial
�
V-7
�
�
�
i
,
'
�
�
�
�
�_� ,
�
�
�
�
�
�
�
11 '�faxi�n��m !�!!i3di��,Caverai*,e: 7(?°,!: a� �mu�ci levet.
2� �iinimnrr T,nt Arp:t: N�nP
?`. �finimum Lat �Vidrh; N�re
41 Niinimum Distanc� Betwe�n Niain Bui:din�,s: None
�� ivfaximum Buildin�Height: Tiiirt -Nine 391 feet. 3 smries
61 Ntinimum T3uildi� Setb�cks: A distance equ�l to sixty nercent
� 0%� ofbuildin�height. but not less than fifteen (1 feet. -� -
� Paricing� One (11 s�nace ner tw� hundred (2001 sq��are feet of floor
area-
$1 Minimum Landscape Covera�e: Ten �ercent (10%1 of Qross site
area ( ee Chapter VT. Design Guidelinesl.
� -., - �� �, , c- ,-�
11 Minimum lot area �er dwelling unit (dunleY or multiPie •�
sc,�uare feet.
�l l�ensitv the minimnm gross land area Per dwellin� tmit shall be
Q0� squ�rc: I'eei.
�,l Ruilding Height• N� buildi� shali exceed thre� (31 st�ries in
1„��ht �nd the e�cterior heieht sh�il not eYCeed thirtv-four (341 feet.
41 Landscaping• Any�art oFthe total subdivision not res�uired for
h�aiiding� st���tures loadin� and vel�icular access �edestrian
� walks and hard surface activit��ireas shall be landsca,.�ed
�r�ordin�to hlpter VT T�esi�n Ciaidelines and nsing tl�e
recommended plant list.
�.l Btiildin� Sethacks:
• Front: 20 feet.
• Side• 5 feet or zero for commnn wall or zerolot line �
devel�aments•
� Rear. 5 fe�t.
Cl Walls Fences and Screening See ChaQter V1. f?esicrn Guideiines.
11 Parkin�• A minimum of one and one-halFonsite narkine spaces
�includin��arage car�ort and/or drivewavl for each dweitinQ unit
shail be nrovided.
V-8
e
5
�
�
�
- z :i+Sd13i�1YTT�� ,azi�,r�:��. ��Tii , rr
p.. T=c�•-•
Reside�tial (3-fi ?2.�, �
� Q ..:�' ;? �.-�e.,�;
r'1_�3..i�- =
�mn nevei��ment Stand�rds -
'
�
�
,
�
�
�
� .
�_ ,
�
�
' '
� .
,
�
11 Minimum T nt Area• F�urTh�i�sand five hunc3red (4.5(l�1
saua re fe�t
�1 Densitv; There sl�all be a minimum of 4 500 sauare fePt o
lo area �er eacl� sinele familv dtiveiline.
. 3� Maximam t3uiidine Neieht• Thirt�(3�l feet. two st�ries.
4 T andsca �in�• Anv oart of the totai subdivision not reauired
for buildin�s structures loadin� and vehicular access.
�edestrian walks and hard surface activitv areas shall be
jandscaned accordin� to Chanter VT Desien Guidelines and
���the recommended niant list.
51 Y�rd Setbacks
. T'mnt: 20 feet
. Side• 5 Feet or Q fePt c�mni�n wall �r zero l�t line
develo.�ment.
• Ttear: 14 feet
. C'omer: 10 feet.
61 Parkin� A minimi�m oFtwo �n site �ff-street narkin�
�ace5 (incltidin..� ear�e carP�rt and/ar drivew�vl F�r eac
dwellin� unit shal) be vrovided.
�
e
V-10 �
,
r�
�
�i
�
�1
,
�
e
=e
. _. �
�
� =
;'
'
/'
� `
�
�
,
� �
'
�
z
, v
�
�
� � �
�
� °
� ti _
� �
:z
� L
�
,���€ �tn�IIx�nt .o-s9
�
�
;_� __ -_ _.
� � ---= - - -�
,, -_--- -- __.-
�� <
� __,____: - _
t�e
!05 .
:v�C
_ `
h o e � = =
y � e i ` i � _ �
e�'� � � � � p j ` �•; +, o�
h V '� � ' . ?� L � � , C . .
L ` h y m � p� - y
� V C
� � C p � � ^ y � O a � ,,; = _
�, = �
o c �y = ��+, a � �° ; � = a ,
= � � ^ � � � y o o � - -• - -o e
U
`� C m C Q Q = y � C C ';' � � m
� = Q `
C � � 4 � O = � "� N ` C " 4
a � N ? O C. T. t� p a Z m � y
� d� � V �� �- � Q � L � df h
Q N G] Op L L �.. � � V Q
Q �� O C' er : Q v7 y � � d C C
V O� Cz, �— � y y r � `�
. c y � � � c � � ° � : � y � d .
C G - �i N S = � �" 'o � ' � C �.+ V
� i ° �� � c '� °. 3 C � � � ��°`' =
� '� � � C � � C � V
,., C a G � C oo c � C C� �.c r i ' C
.o-,�
Vi-26a
Q
G
en
,
�
�
� .
_
�
�
�
,
y
�
'
�
�
,
,
'
�
�
,
�
'
�
�
�
a
� o�
� � 'z
_ � ��
����.
o�`�y
, `iX*Rri � t - Y� ��71yt1 ]� L �•� y
� � ' • �' r• .
.LH3L�I bRIl7b1IIX�3+�� .1} .Oi�
` . - -_ �
;
` ::;�: t
. . -.. . �a1 ,� . \", \ � ��
���.- ���tS'.- Zi� �,�".��F `-a�-4v, �%�`��-'i�vs�� ♦'- �'•� 4i�.�:
` s �, \c�Qdw.-R�a��y�J�}si=,�1. �\ 1�`: � C�ti �=i 1Li:�x-
�r� �.t� ,_��
�� '
t' � �
�� -
�� � , _ - - :`� � `� � ,t)
!' �- _ � � i, r ���� T � �
'- �':
' j - �' `�� ���� ��1:.�t--,;
w �`� 1T'`�?.y`:
y � .*�-�` , - >l'c�'
� • • � l - '+:ati:\�
���1.-n4:
✓ � _� : - % � � ` �L:�� ����: 1`s �
` _ �-...T f __ � � • • • \l� i j tL��
��. � � � C � 1� i�y.�,�5 . �:. -.}
'::\ -. ° r�;i fl�� 'i:�iL
�. i
p \ ` � `
??'•���� V �����L'a:F��`���
�
� � �
• . (S� � J
� �.�� __
_ :.:_- { _= _� _ =�� _ - -
y � 4 � � � !� .;� ���
L��1��.4f.�.�..�`�2.' ,�.�.�:_ta•i��i V1LL � .
s
�
�
• ITI�
:.
�
�
� � d ' =
d � �`�, d � a = .�
= c So � o o � � c
; m d �. �, �. �
�+ -D C C h � o� � (L, - � y
L V d � � C �
.". Z." (i N �� y � 1 v.: .�
� Q c '` h h L C � C ,� •�
C � -: Q o� � ►� � +. �
Q V � : � 1 � h � ~ � , �
o � ~ o y = � = � �' ` ` ^ �
� e .. �° o �; i �,
>, C Q C �`�' 4' �1 . G ��"f � � o
C m i ` 'C � � c � = r � j � � rq
c � = ' o ° � ' ` L � ' d e
� : �. O ta � ^ fiI h � :.. ` C
O fi � �^ �%' `?� d � C C `'ti
' V o �.°'p o� C t� � `
C e d �v ^ C = • � .°'-. C; .;
�' � C � 4 0 oi C � a � y ,•°._'.
- � 1 p� _ -�
� C � � � - y� C � C: ' � � -�C � i ' C
' Z
' � V � , �
' � W
� Z
� L
�
VI-26b
,
r� 1
'
�,
��-
i' i
Tizese assurao�ioras are nec:ssary i.o c:t.:ii�ii�a a pii:�in� pinn Cur lhc
propased d_vciopracal sc:ns:iu. IIawevc:, ii any ai Uicsc: ussum4�tiuns
c.�ange during thc pcajcc: build-out timc, �Uic I'hd�ing Plan nrid Town
moaitoring pco�rsm must be flexibie eaau�m to make adjustmcats in
correspanding infrastruciure znd servicc requircments. __ .
Thc firsL ph:tsc (Exhibil VII-3) provides Uic inil.i:�l bucl:bonc of Chc
projc=i It is durin� this phss� �li11. u�igniticsnf. tevcl of infrssLruc!.urc
Cor the projeci wil! bc camn(eled. Thc c:�ic:ti l.�ni�ittu� uf Twin I'�:sk�
Road wiIl be dc�ignc•d and intit.:illc:si witli an sd��uatc: turn•arouctd. Tlii�
phase is compo�ed uf lwealy-nine plsnnin�; srtss; ei�liitut rc�idcatial
deveIopmenis, five commercial site�, lhrc= �c:ho�t siles and lhrcc
receationai f:�cililie5.
The secoad phase provides for the addii.ional infrasiruciure nc�ccicd tu .
support twealy-lhre� plaaniag areus; seventeca rc�idenl.ist
developmeats, one commercial site, tlircu �c:hc�oi sites aad two ,
re�-eational facilitics.
•.� The third phasc wiII prnvide for six piunninsr ures�; Iivc residcnlial
� =� developmea�s and aae sc�ool. • . " ' -
Phase four includes commercial, iadustiial, and recreation oriented uses which
are adjacent to and include existing platted or zoned compatible uses.
IL is the primary inleation oC thc ph�in� pi:�a tu rc�ic: icifr.�L-uc'.urc.
requiremeats Lo propase3 developmcai. While a seqacae� i� iirsntic�si,
there is nothing in this pIan to precludc a diTcrenL ordcr oCdcve�oocnczl,
or even a differenl cambination of sub-p�c�, �o lun� :� the reluu:d
infrastruc:ure is ade�uately in pIae�. Tke Sp�e Plsn provides far tfiis
flesiaility because the acivaI sequencc ot devcIugmc:al msy be uffccie.�si
by nanuruu� facf.on aot aow predictabic.
The master develaper wiIl coordinate and participate with of.he: a[fccted
prnp,e: ty awners and paoiic ageacies to effe� uate tfle complelion oCTwin
Peaks Road Crom 1he WesL bunL oC the Snata Gruz Kiver Lo scc�s I-10.
Sewer, water facilities , strests, drsinagc and grading that will scrvc thc
projec: will be canstruc:ed and exieade� as necessary lo mect lhe .
requiremeats oC the ph�sed buiid-oul uC lhe projcz!. t'agc VI1-4 indirat,�:s
the proposed phasing af the irifrastruciurc:. 1'ke M�niluriag E'rob•s-am
relates that to eaciz phas�. ,
Vl(-2
�
�l �
t �
�
� �
� �
o ��
� � � �
� �
r� N
Z � .�
Z o m
wQ o �
I-�-a �- w
0
/�_ � e f
l �' �
3� '
� _ '
�
< I
. U
m I
Q . I
= i
�
'_�� 1
t� � � �
�
• z
.� U i
1 � �
i�
I�
I
-----�-
�
�
H
Q
N
.. �
� Q
�
�
�
J
�
�
q � �
7 �
o •� r
��---j------�-
;� � i �
� i
� � i
� i i
� --}-- -- --f-
a � �
� L.
�--__J_ I
�
�
Z
W
�
W
J
. N
W
W O
a �
O N
J �
� N
� �
h � ¢
� � C
� � 2
LL LL �
r
.��:�
` ���
- ��'�' �l
�9 �
,- L
�i � �
� � �
` o �
�� �
� N
1
� �' $ -- H
� �� � m
�� Q
� � �; W
i ,�� S
� �� �
0
N
O
N
0
Z
W
U.�
J
t
0
�
° �
�
<
� N
O •
O y W ,
�W ' O<
Ci y
D
� SO
WO �jN
y= <9
� �
N
<
2
�
O
m
�
n ,
i
i
.,��._.,.t...
,:... :..:::.:::
r.+ . � y � -
w
wf
l '�•
i�
�•
,..
�. .. .
i,•,:�
a:�
r
�
P
�
0
�
r
��
�
i
I
....
� �
� �
� ��,�m
� _
� � �� � b W
�� �� °� ~ �
,
I
g :.
N
O
• �.•: : :
•i
. �:� ''
�. • • .
• ,� .� r' :� +,�
. �� •:��:',
.. . . � � • • • .' i�i� � .
, � •t (..... •� • .
1�� � .y •
�r . .
. �/. 1.�� : • �•�, .
•� .���•" •!•��.� � . : ' . . .�(cF •
: •. �.�' � ; � f� .��� '
.ft�• ' : •'..• • ���, • _.Y.. 1 Y '�1��� �„a3u.i ��.
,.�f. .::: �'��. �� . ;;
�~•• � . � � �_•• ��� +••Y I
•� •�' •• • •i 1 � ��* a '• 4 C t �
.��. ' ��.�� :' ..%:. � '�� I
'� . : �% .��• • • . .. . • � i
::: . :.: . ..� ��.�:: �:�,.� ;,:
. . .....�::;;,...•• .. . .�:�:
; : ;;:.;;.::::. �•°' '~� \ �. ' �
� ., . :�'
:: :. :�:. ... � ., . . ..
..� . � :�..,.
•• �o�:: �. � .....:::.::..:.:.:::�
' . � \ ,�t::::�
_....<<���� �\...�:::::� :
�
. i
� �
!, �F ,
/ ^
f •
�
�
�
�
�
�
�
Z
� W
W
J
� .
�
�
�
r
�
� .
z
0
F
S
W N
N
R <
� W
J Q
W Q
� W
W �
O
¢ O
� <
a
�
w O
¢ ¢
d �
W ('J
6 <
a m
❑ �
...._
� �O
:
� y,� .
�
�.....�
� �� '
!!a[
1
J �•'
� ����
��J
�
�
�
�
�
�
�
�
�
�
�
, I
i
�,
-N�
�
• �
� P
_�
` �
�
� o
. � '� ; �;:
�� � .�.::;
, ,.:��.
.: m ., 3.
. _ .;.
� ��� , g .:x ,
�, . w
� �� � �
.
g
N
O
�
�
} � �� I
¢ ,,,;,, ,, �
z .• •• ••:••._ '
�
Z
W
C`3
W
J
W Z
W � � ~
N W t V �
W Z � � W Q '
R � y } q V
W �i • p < W
W � W t < � <
R - W = y O y � _ „�„
W � W t , .�.
? � � O
_ ` � H � � � � < < z
t J W O = N
�
Y < < ~ O W Q J t 01
p •O O ¢ 2 ¢ Z V t <
¢ � � m < t9 < 2 N d
� '�' � ' � �" �� t? ' � � d�=i7s�
P R�1►
�1 �il
�
� �
.�
�] o �
� ��
� 11
ll
�
� �
� m
� �
i' $'im 'i
' ��
;_
, � �� ''"�
� �_ W
.
�� � �� �
j _
, g
I N '
. �
O
�s
g�
��
��
o=
0
�d
�, �
N
N �
�
�
N
�
�
{
;�
�
0
�
L
C
�
0
t��
i
i
i
� �i
� .i
.. •
►
f
. �I I`��
�1 � �I
� p �I
. �. `�)
„) P •
._, f ` � , �
' 1 !HI �"'�I
L P ���
�� �I � �
�} o �'
f ::f:'
�� � ,_ '�..�.;F,
#s .�
�6 l:jx
��� � ! �W
�:l:) i� � �' ,� .
����►�
-:;
o.
�
. .. �
;
0
z
W
�
W
J
� �
W
� LL LL
^ o 0
, r e
r
r�
>
N ; y�
� � a 1
�w w
= tt w
d �_ x< �
� '�
O
� y
� � a
Z ' � �� � _
1
� _
� W j �
�> > i --- _� Z
LL. �' 3 �—' a
O � -- J a
¢� � ��
LL1 � � .� = _ i
Z w ; a '� � i
U �i c � �—' �
�
`
�
�
�
F 'o
'� . i
;' ��= ,
� � i;' F .
ai7i � o 't m .
6 ,�; W �
� ��f �, g:.
� �� � �
g
�
0
x
c�
x
�
' �.
s �
o <
s o
_
�
S aa
a �
a
g a ��
� 3 a-
o�
� ° ��
a
5 c7 wa
0 ¢ '�U
¢ (7 '(7 U'
U Z ??
y�] 1 N 1!1
h W W W
� o0
: °- o
�
.�
�
O
�
�
�
0
�
� �
i ..
�� A� ' � if m .
� � i� X .s
����. $ :;�:�
7 �, O ' �
��a � ��
.��.
��
��
,
,
, .
, o ..
J�'
i
� w
F � ' ,
� y. � T�� j s
�m
s�
VY =Np
� N
<
�' s¢ �
Vi O��o
�� ~ � u
s
� '
uLLO.
o � �
N •
�
�
�
Ll.�
ll.l
J
% —
o�
i n
� U }(� }U ..! �! Z} J (A !n (A -1 Z.
4 HQ hQ Q�' Q OF- O >- � � Q
zc�o z� z� � y � a� i � � m� O
W 1 W� W�y W� tA WV U O w � Z W
I�� 2� S O � � O U� N O Q 2 � U
z w ¢ z
, W i = c.oi ¢� � � U � �
� � :� ° a
o � a
w
� `
g � =o aoa ��oo�
•
�
.
�
0
�
�
'^ o$ p: <
V a- � 1
Z � �� � �
Z o� •.m
=Q� o . x
I—�U � , ; w
C� �� �
�
�� N� .
. g .
N -
..0. . . �
C
��� / ; f "
,' /
� �/ ,�� .
�'m
� ,
m , •, o � �Q
° i
. • i Q` �'
a U �•� ,
. .
'.V /�V. ..
e •
V� i • � -� p .
„U
8 = '
�
/ , '/ `eb �
n =� - ++�
� �
�C' V i "`
(L � . � �►� � •� �
^ _ /
• SX � � � ��. � � / �;�. �
. j�:�" , ' . a� � � �
_ � -•:. l'\
__-�%" � ,�`� �
' �'- � .� �ev�
� ' ' + .., � ^ p � �
�� �� �/ '�� , � � ��S ��� ��r .
� / /. ^•�—_/ l'•ti� .� � � . -�
' •O '� �� � � F� � G
Q V � ,i 7� �, � � �� �� O� \
�/' . ... . � � ��� \ 1 \ \ �/ ..
0 �0� i ^
/� / /' ./ \.� � � � `� -/ w
l V� ��P ' � . y 1 �j /-' � � �;�_ � �.,' �
o,P � i �.
e= p��� ��
� 7 ��� \ o�� � I fo�l S ' .
7 • w � \. J'�=� � s
� �
��/ ��no�=�`�:. ����_ ,
= � ��n = ����' ��� o�� � �
. . ..,/ �� f � 1 J H(,)'j ��,\ o = � �. Q ,O
j�� �' -�`° ; _ 1 �
�,:� \� G o O Y
% ��. / � . � � _ ° _�! n U I � j-°� �' �,
/ p \�. � 1l �. ..=,�`y
g � �„�-=_. � _ . .. � i �\� � .a
.+ :; .\ ^ � � . a = � � / y
: u� � � � 2�`, �� ^ g�
'� � � � � �� �
// tl � f� Y � " Q\ NU � \�
// � � 1.�.{ . � �l�l v S � � �.
.�
�� n �
_�
u
n
�
0
z
W
�.
W�
JI
? ? z Z }
Q Q Q o Q
� � � � o
W W w � �
� � � � o
� r w N � m
z
F � a �
> ' � � o.
�
� N w
c� � z
a ¢
�
¢
w
a
: I ■
' � � � :
� i i �
�. .
l� �'
I �. `l`
i� ,�
�
W
�_
W� �
wr C
�� �
� `� C
W
�" LL
=J
/' ��..�
( �
`
P
�
�
�
Q
�
0
�i
/.�
�. .
.
r �
� �
a� � ::� m
3 S
� � � �, g � W
' � �� � .
0
�
a
;
,
i�
i i
1
;
�
•
.� 3 �� � F ��
O O �O � � ��
.� � W� Z
�
o � -� a � ¢ �j
a •- O m Z5
.� J V 2 � �
Q Q _t J O
� ¢ ¢ a � ¢�
w W �- �
� ► z
°� � w . �
a < o
¢ � �
p o w
-� Z ¢
Q �
�
1iI
�
�
�
�
�
P
�
�
�
�
�
�
�
�
� o� � �
Z� N� ..�.,i�'�j i
Z� o� ,, �
W Z � 1.'; _
a l.i� x
° 'w
t U "' `.
�-
t'� �� �
t' �
�� n �
�
v
�
O
I� . -
.:.;.
�
�
�
�
��'
�
Z
L1J
W
J
m C7
¢ Z
W p
¢ �
� J
w a
o �
a
¢ z
c� g�
0
w
�
O
a
0
¢
�
I .
� �
�': � �
.;' �
I/
� ` �
I
�
�
�
�
�
�
�
C� �? � � �
Z o� � ` m ..
SJ � ''�.X
° '' w
' �—aU �s
� y � �
� a � '
Q� a �
h
a
g I
�. I
0
�
/.: ..
•I
.. ��
;/ :
i .
/;• ;�
. �. -
/ . � ';.=:
.�
: /
/:'
�:::.;.; �:�� �
��� �
��• •- • • • - • - -•"'" .l':
�=ll
��,
�Ml
�
� u �
. D�U
�
�
�
�
�
�
Z
W
Ll.l
J
e
�
I . /
V
�� �� r� v�W �
W � W¢ F�Q .JV �
p p �� Za p
W� WZ ~ 2� Z
J� JO �Q a W =
¢ � dp Va m
O
w w� �- w z
t- �- Q � c7 ¢
¢� � W� a �
�
�
�
�
0
�
.
�
1 ,
;
�
�
�
�
�
�
��
p �
� N^ � : R
W �� '
Z � ''O ���
Z N ;
° '�.
d -'
� Z c -�i:, m : Y. .
=Q o •Sii�= :�'
F- 4 � ' " X .
�� ce W
� y � � • .
� ; f
�� ��
. =, �
� �� -
0
.�
/
0
z
LU
W
J
. /.
/
�
�:
t� Z f0 = J tn }
.J — � F- Q Y �
� Jp �� ¢ �
I— +t� Y � ?
a� ¢ w
� ~� Q Z � ro
�c� a o N
� � W �c� Z
g ZU WW ¢
� � a z� a
o ga _
�
�
�
P
�
.
' E=0
�
`�
�
�
�
'I�
'��
�
�
� nR � �
Z W
Z �� � :, � .
w Q o� :';.x
X
� �- W , W ,
ao
� y� � , : I
� <� '
��� ��
o� ;
o
. :I
/ ,�
/ . -/
'
, �
�
i
�
'
� I W W W , W � Y W }
z �Q W W W �Q W Q
' � F-1- ~ F- F- �,_„ � ~ �
J F'w ¢ a � Zw ¢ O
W� � � W ¢ V �
i - �"" vJ � J W Z
w� � a W ¢ n. �
o ¢ ¢ ° � � n.
,
,
�
i
1
,
� . ' \\�%
. �
' ��
�
� /
, �
�
'
: �;:�:` �
• � �
�,
.
��/�� �
����" � . —�:
� �
��
, ..:,�.�C�\� \\
w� � �
� �
, - �;
�
i-t �,
- �
�
� �
� O
�" °
�
,,
h
,
�
�
;1
�
� �g � c��v.
' Z Q >.
'. . z� y� '�1;;�:��..,.
' z o� ,�='_
WQ � o :�, X
I-=-�U '" � ��
o° °'.
� � 7 $ ,
� ; � . .
�� ��
a g .
0
N
O
. . . �. �
�by
� . v ..�����
.
. .
�� : : � �c�'
...
� . � ::
. �;:'� ::
.. �.ti.:
'��..�,,� ' . � '�
, . � : �;..
� ; ;��� ,�
. ^ :::.�
.: �:
.��� . �::
.��::��::
:
. ..
::.
:......:i
�
t
�
W
W
J
�
V
� Q 0 �"' �
S = 2 =� Q
U 0
� � � � �.
} "' = z 'm
Q ° � � z
H o = � a .
w � � w a
�� z �
!1
E+�U
�
�
�
�
0
�
�
c
� ss � a
n � � �
Z� �� � �. m-
Z °� :
S Q ° :��' _
' I—�U " � � W
_� o
y � '
�� s .
�� ��
f
�
N
O
/ `
/.
/. : .
� .���.�..�..........�..� .��...�.�:� : -,--= � � �
.. a ��$� �
. { # � � � Z � a � .� :F.i
� � z
� ` � � �l z� ae . m i
4 �
; _ � - � � �aU °- W
� i P �
� �� � �
q h f
, � � � �-a �-o � �'� `j �
� � � � �� e� �
� �
£ � • � ' �"� I
' ` ^� � o � � �
� � �. ` � � .
� �
� _ .. _ �� o �
�
. � }U }q }U - � � J Z} - 1 fA f0 tA �' J Z . � .
HQ F-Q F-Q a�; Q'01- O >- >- [C OC Q
, z u�� u�¢ u�¢ U ¢ t� O ' Q ¢ W Q O . .. ..
W z� z z � i- a� x 3 3 m F- �
u11 W� W� W tA LLJV U � l� � � Z a �
W �� �co �O � � o U�`' � O Q Z � p � �
J � � C = 7 '- O¢ Z¢ ¢ ? �. O � W c�A _
. _ _ �
' � _ . U p � �' � . Q . .0 r �.. --
_ .� a Z a
W � Q •. � :
� a �
� . a � .� ,.
� • .
� � • ��
� � �o aao ���o: � . o� U, ,
1 . �
v .'� , =-- � _,
, � • ,e
.
� � `} ` rh
. . � T3 �P � � � ' (-�_ /
� . " � � �, � �
(/� � � / n = �� ` .
� ��' �� � �. H
� � � y
a �.� M . =
, , __ r�- ; �,:� .
/ -�'. ' .. �'.
w O ��sY).�� .� ` f
� •f( ��� Vy 1. � n �� ` tt `�
. � 1 � .� -� ° -- �s'�
' . _ �' �� -`�'Z,.:� ��,;�, � e -:a� -
_ � -� ` ���. � ��'��� ° �^ ��
�.
,-. U � "�'., �, �, � `' � ;\ °� '` sycu
s . � - 1 � \ � ` 30�,�
' �� ,/�'� � •K � � ^ � �\~�� \ : � ^ .
� � . ��P ,,� , ,�; ,� ��,. ;� �
,./i�'' ,V ' ' T p n ��_' I o � v
/, Y ' \\ n = �~ �� C71
' /. 7 a ���' \� � ,m � \ y � ^�
��� �� ' :
. , , � � _ �-�, :; _ ,.
� �``�'' o -'� l . , , \'
N/ l :� G �VJj, u �I 2' `o °, U, ''\� �:1�•'�
' � . i 0 �\. , . • � V � �� p � �. J ' ? .
, � ,.• 0 1 ,
, � `� � � ;'. � � � i I� _.' n c.� i � ; � _ � „ '-
• t"� � ' �,�� � � - -� �r ' � _ � ���% ` � ��� �
� � y �
n
� � �� _ � � '= o .�
: �n � �i� � i �'��� ' � �
�� �
o °� � � o \
�, ��- � l.�'�+� � ��ll� � . _ "�`'
' . °= ' .
__ ,
,� - �,
�n •
' 1 � �, �: o
� ,�„
d
;
i
.;
�
;
� • �
� �
, .
. I ,
� . '
. r �
.�s� - ;
.�� � `
Q � t
;.
► :
� ;
. ^ (
,, :
� ;
► ;
:
� ' :
�
�
RS :
L �
a� ;
;
o��
Z'.
WI
W
. J '�
0
i'�� �-' � �I
� � � 1 ��
�) P ��
� " °
�� � �1
.� P �
� `
�� � Ml
� �_� .�I
� � �
? Z Z Z � ��
Q a a o Q a
� � � � o o .
w W W �" > >
� � � N o 0
� w � a m m
v� rr� g Z
� C7
�.�-. � n. � ?
Q � Z a ¢ .
tc � w a
C7 � Z
a ¢ -
�
�
w
a
. � a /
�1 9
� 1 I � � ' , �
i o � f d' •
a
_ W � � . �.: .
cn yo •.. a
� s �;�
. '�T �y�y�
�� •
/ �
� � i
N �
W
�
Q
�_.. if
�.
( lo�� �
Z� s .:�
Z ° "�
� o ::m
w Q p !: 2
W �� x
t�—aU �o 'w
�� �� g
�� ��
s
�
0
� .
� � .
Q
2
0.. /'
• �' � .
}
��,
;•.:.