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The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan
'Ip• v • �- .+1" .• • -�: A �. ` ° rTha °' wl �'�. ,fah •i � �L ,_ � ,` wt ~ �. • �� � ti, ,tom ..� �� ,�� J -a _`fit � i� .1 � @"' :4. '.,_t�'y'.�'`•+ �.d+� r•P t �� ' a�`�;'"= �.y;w •*•. . '•,tij . " �^}r. � '" Z;i+ ♦tom as .�. '° ` 44, -�' �• ` � "' '� 1 "'� � � � iL .• ^� r'�' 'g .'�i � s. .iw Vl•e .� � « � /yam ., .f.i,. tr�a^^ w-�-'''. �'�, �rr •;. . i• ...: �. .�t,i.i.i �. .� .rte r:`: «�' ti �• ' f�r} '�� .�► y•�, ., •�+ a Jl +� `•'tF � �-s7 � •4 , •.L � •- �+ �� '�',� °'t !`'.+�. At ti ..'S1 '-!1 • ,. f ' � ' #* . • � .` t .,. -"R !'y% �. ':,a �; �. � ��4� Y �"1'R 1� « :�{ ^y t ' 4��. `r ifN� 41, es cor I K Q, XI . THE SHOPS AT TANGERINE I-10 MOTORPLEX AT TANGERINE Specific Plan PCZ -07025 PREPARED FOR: WESTCOR For: Westcor Marana LLC 4556 E. Camp Lowell Tucson, Arizona 85712 (520) 615-7500 PREPARED BY: RICK ENGINEERING COMPANY, INC. 1745 East River Road, Suite 101 Tucson, Arizona 85718 (520) 795-1000 REC JN 3538 Final Version March 2008 F. ANN RODRIGUEZ, RECORDER DOCKET: 13218 RECORDED BY: CDD °g PAGE: PAGES: 240 5 DEPUTY RECORDER v q NO . OF SEQUENCE : 20080060041 1785 PE2 cOd w �x 01/09/2008 SMARA �'e. 11:59 TOWN OF MARANA ORDIN ATTN : TOWN CLERK '981Z0Ty� 11555 W CIVIC CENTER DR MAIL MARANA AZ 85653 AMOUNT PAID $ 6.00 MARANA ORDINANCE NO. 2008.01 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE SHOPS AT TANGERINE AND 1-10 MOTORPLEX AT TANGERINE SPECIFIC PLAN. WHEREAS, Westcor Marana LLC, the property owners of approximately 281 -acres of land located along the west side of Interstate 10, north of Tangerine Road within a portion of Section 36, Township I I South, Range l 1 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on November 14, 2007, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held January 8, 2008 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Corridor Commerce to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 281 -acres of land located along the west side of Interstate 10, north of Tangerine Road within a portion of Section 36, Township 11 South, Range I f East, changing the GenerarPlan designation from Corridor Commerce to Master Planning Area, Section 2. The zoning of approximately 281 -acres of land located along the west side of Interstate 10, north of Tangerine Road within a portion of Section 36, Township 11 South, Range 1 I East (the "Rezoning Area"), is hereby changed from the "E" (Transportation Corridor), `B" (Medium Lot) and "C" (Large Lot) zones to "F" (Specific Plan) creating The Shops at Tangerine and 1-10 Motorplex at Tangerine Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for variety of commercial/retail and auto related uses, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): {00007510.Doc �) Manana Ordinance No. 2008.01 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. a. Prior to issuance of a Certificate of Occupancy for up to 450,000 square feet of commercial/office development and 40 acres of auto mall, the Developer shall: Pay to the Town of Marana the costs for the approved design and construction of the additional Tangerine Farms Road improvements as specified in the letter dated November 14, 2007 from Hunter Contracting Company to the Town of Marana, and as already in design and construction by the Town. • Design and Construct the frontage road and ramp improvements at the existing Tangerine Road interchange, as required by the Town -accepted Kimley Horn Traffic Impact Analysis dated November 24, 2006. In no event shall the Developer's financial contribution for the above two items exceed $1.5 million. If the construction costs for the above two items exceeds the current estimates, the Town Director of Public Works and the Deputy Town Manager shall have the authority to work with the Developer to determine the reasons for those increases and the funding sources to finance those increases. b. Prior to any Certification of Occupancy issued after the initial 450,000 square feet of commercial/office development and 40 acres of auto mall, the Developer shall commission and pay for a new Traffic Impact Analysis, which shall be approved by the Town, identifying additional traffic improvements that shall be in place. The Developer shall be required to pay its proportionate share of those additional traffic improvements, and may seek appropriate reimbursement for costs advanced through a development agreement with the Town. c. The Town and the Developer may in the future conclude that modification of this condition would be appropriate and beneficial to accommodate future infrastructure conditions, including without limitation the possible construction of a replacement Tangerine Road/I-10 interchange. To that end, this condition may be modified by a development agreement entered into between the Developer and the Town. [Not used — combined with paragraph 2 by Council action.] 4. Change the discussion of Public Art within section VI of the specific plan to state: "Developer agrees to work with Town of Marana with intent to provide a form of Public Art suitable to the Town and Developer. Artwork should reflect the "Southwest" heritage of the area, and should be located so that it is reasonably visible or accessible to the public from a major road, open space area or building entrance."; 5. The conceptual development site plan as presented to the Council by the Developer shall be included in the final specific plan document. 2 6. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. T No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, {00007510. Doc /) Marana Ordinance No. 2008.01 wa including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Clark Farms Boulevard with the final block plat or upon request of the Town. Nothing in this condition shall preclude Developer's ability to request reimbursement for the value of such dedication in a separate Development Agreement between the Town and Developer. 9. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Utilities Director prior to the approval of the final block plat, by the Town Council. 10. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by the entity responsible for wastewater management and the Town Engineer prior to the approval of the final block plat by the Town Council. 11. Installation of a non -potable system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. 12. If it is determined that such rights exist on the Property and are owned by the Developer at the time of final plat, the property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II to the Town of Marana for the Town providing designation of assured water supply and water service to the Property. If Type I or Type II is needed on the Property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to the Property. 13. Prior to the issuance of a building permit and pursuant to Marana Ordinance No. 99.02 the property owner(s) within the Lower Santa Cruz River Levee Benefit Area shall enter into a Development Agreement with the Town of Marana to reimburse the Town for this project's proportionate share for the cost of construction of the levee. 14. Minor grammar and technical changes as required by the Town of Marana shall be made to The Shops at Tangerine and I-10 Motorplex at Tangerine Specific Plan prior to Final copies being copied. 15. The developer shall record an avigation easement with the recording of the final block plat or by separate instrument if a plat is not processed. .t 16. The Master Developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code. r 17. [Deleted by Council action.]¢' 18. Upon adoption of the ordinance by the Mayor and Council approving The Shops at j Tangerine and I-10 Motorplex at Tangerine Specific Plan, the applicant shall provide the planning department with the following final edition of The Shops at Tangerine and I-10 Motorplex at Tangerine Specific Plan: one non -bound original; fortybound copies; and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the recordation of the 207 Waiver. f 00007510. DOC /} Marana Ordinance No. 2008.01 -3- Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period established by Arizona Revised Statutes section ("A.R.S. §") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2008.01. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 8`h day of January, 2008. Mayor Ed Honea ATTEST: % ��111111►I �IocelyryC. Bronson Town Clerk ♦ �•� �� APPROVED AS TO FORM: i y'�v�n►u►`a. �� Frank Cassidy, T {000075 10. DOC /} Marana Ordinance No. 2008.01 -4- CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2008.01 WESTCOR MARANA LLC, an Arizona limited liability company (the "Owner") owns the land referred to in this instrument as the "Property," which is particularly described in Exhibit A attached to Marana Ordinance No. 2008.01 (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case number PCZ -07025, filed on behalf of the Owners, which the Marana Town Council approved with conditions on January 8, 2008 by passing the Rezoning Ordinance. The Owners hereby agree and consent to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waive any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owners also consent to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall also be bound by it. Dated this t'�day of January, 2008. WESTCOR MARANA LLC, an Arizona limited liability company By: THE WESTCOR COMPANY II LIMITED PARTNERSHIP, a Delaware limited partnership, its managing member By: MACER[CH TWC 11 CORP., a Delaware corporation, general partner By: Its: STATE OF ARIZONA 1. ) ss , County of Pima ); The foregoing instrument was acknowledged before me on January 2008 by; >t -t- o , the y�wt ;�1' of MACERICH TWC II CORPORATION. ' a Delaware corporation, general partner of THE WESTCOR COMPANY II LIMITED PARTNERSHIP, a 4 Delaware limited partnership, as managing member of WES COR MARANA LLC, an Arizona limited liability company, on behalf of the LLC. My commission expires:0* ----��'� ,�raa_ seal_ CYN7H'�A J SARCOS Notary ubll NOTARY ��iS ARizO S f'thlP GO1�.'i" A+, :;o:nm Exp �FeB. 9, 20tt i=007483.DOC /; Rezoning Prop 207 N & er Westcor Shops at Tangerine Specific Plan TABLE OF CONTENTS SectionI............................................................................................................................... I Introduction..........................................................................................................................1 A. Specific Plan Summary..................................................................................2 B. Purpose and Intent..........................................................................................4 C. Authority and Scope......................................................................................4 D. Location.........................................................................................................4 E. Northwest Marana Area Plan.........................................................................5 F. Marana General Plan......................................................................................6 G. Legal Description...........................................................................................6 SectionII............................................................................................................................I 1 Development Capability Report......................................................................................... I 1 A. Introduction..................................................................................................12 B. Environmental Overview.............................................................................14 C. Site Analysis................................................................................................16 1. Topography and Slope Analysis.......................................................16 2. Hydrology and Water Resources......................................................18 3. Vegetation and Wildlife Habitats.....................................................20 4. Geology and Soils.............................................................................31 5. Archeological and Historical Resources...........................................32 6. Viewsheds.........................................................................................32 7. McHarg Composite Map..................................................................46 8. Existing Structures, Other Development, Land Use, Zoning, and RoadNetwork...................................................................................46 9. Open Space, Recreation Opportunities, Parks and Trails.................63 10. Existing Infrastructure and Public Services......................................66 SectionIII...........................................................................................................................73 DevelopmentPlan..............................................................................................................73 A. Introduction.................................................................................................. 74 B. Development Plan Concept..........................................................................74 C. Relationship to Adopted Plans.....................................................................75 D. Land Use...................................................................................................... 75 1. Designated Land Uses......................................................................75 2. Land Use Definitions........................................................................75 E. Circulation....................................................................................................77 1. Existing and Proposed Right-of-Ways.............................................77 F. Drainage Design...........................................................................................83 G. Goals and Objectives...................................................................................83 SectionIV...........................................................................................................................85 DevelopmentRegulations..................................................................................................85 A. Introduction..................................................................................................86 B. Applicability of Town of Marana Land Development Code .......................86 C. Development Standards................................................................................86 1. Regional Retail Center (RRC)..........................................................86 2. Auto Park (AP).................................................................................88 SectionV ............................................................................................................................91 Implementation and Administration..................................................................................91 A. Purpose and Intent........................................................................................92 B. Applicability of Town Ordinances..............................................................92 C. Development Plan Review Process.............................................................93 D. General Implementation Responsibilities....................................................93 E. Specific Plan Administration.......................................................................93 1. Enforcement......................................................................................93 2. Administrative Change.....................................................................93 3. Substantial Change...........................................................................94 4. Interpretation..................................................................................... 94 5. Fees...................................................................................................94 SectionVI...........................................................................................................................95 The Shops at Tangerine Design Guidelines......................................................................95 A. Purpose and Intent.......................................................................................96 B. Applicability of Town of Marana Land Development Code.......................96 C. Relationship to Other Documents................................................................96 D. Interpretation................................................................................................97 E. Design Guidelines Comparison Chart.........................................................99 F. The Shops at Tangerine Design Guidelines...............................................103 I. Site Planning.........................................................................................103 II. Building Design and Character............................................................118 SectionVII.......................................................................................................................127 The I-10 Motorplex at Tangerine Design Guidelines ......................................................127 A. Purpose and Intent......................................................................................128 B. Project Location and Description..............................................................128 C. The I-10 Motorplex at Tangerine Design Guidelines ......................................... 129 1. Site Planning........................................................................................129 II. Architectural Design Criteria...............................................................139 III. Landscape Design Criteria...................................................................141 IV. Standard Sign Elements.......................................................................150 V. Exterior Lighting..................................................................................154 VI. Maintenance Standards........................................................................155 AppendixA: Plant Palette.............................................................................................157 A. Plant Selection Guide.............................................................................158 B. Plants not on the Arizona Department of Water Resources List ......163 AppendixB: Definitions................................................................................................165 AppendixC: Legal Description....................................................................................172 List of Exhibits EXHIBIT I.A: Regional Context..............................................................................3 EXHIBIT LB: Aerial Photograph.............................................................................7 EXHIBIT LD: Location and Vicinity.......................................................................8 EXHIBIT LE: Northwest Marana Area Plan — Planning Areas...............................9 EXHIBIT I.E.1: Marana General Plan Area Map...................................................10 EXHIBIT II.A: Development Context....................................................................13 EXHIBIT II.B: Environmental Overview...............................................................15 EXHIBIT II.C.1: Existing Topography..................................................................17 EXHIBIT II.C.2.c (1): Onsite Hydrology...............................................................19 EXHIBIT II.C.2.c (2): FEMA LOMR Map............................................................21 EXHIBIT II.C.3: Arizona Game and Fish Department Letter...............................24 EXHIBITII.C.4: Soils............................................................................................33 EXHIBIT II.C.6.a: Views Across the Site..............................................................34 EXHIBIT II.C.7: McHarg Composite Map............................................................47 EXHIBIT ILC.8.b: Other Developments within'/ Mile........................................49 EXHIBIT II.C.8.c (3): Existing Zoning On-Site....................................................52 EXHIBIT ILC.8.c (5): Proposed Land Uses On-Site.............................................53 EXHIBIT II.C.8.d (1): Existing Land Uses within 1/4 Mile....................................55 EXHIBIT ILC.8.d (2): Existing Zoning within 1/4 Mile..........................................56 EXHIBIT II.C.8.e (1): Traffic Circulation and Existing Rights -Of -Ways .............60 EXHIBIT ILC.8.e (2): Existing Internal Traffic Circulation.................................61 EXHIBIT II.C.9.a: Open Space, Recreational Opportunities, Parks and Trails ..... 65 EXHIBIT ILC.10.b: Sewer.....................................................................................69 EXHIBIT II.C.IO.b (1): PC Wastewater Capacity Response Letter ......................70 EXHIBIT II.C.10.c: Fire Services..........................................................................71 EXHIBIT ILC.IO.e: Public Facilities.....................................................................72 EXHIBIT III.E: Proposed Access Points and Traffic Signal Locations ................79 EXHIBIT III.E.1: Conceptual Master Site Plan.....................................................80 EXHIBIT III.F: Conceptual Drainage Plan............................................................84 List of Tables and Figures TABLE 1: Special Status Wildlife Species within 3 -Mile Radius ........................ 22 TABLE 2: Existing Roadways Within One -Mile of the Project Area ...................62 TABLE 3: Inventory of Candidate Trails within One Mile of the ProjectBoundary..................................................................................64 TABLE4: Planning Areas......................................................................................76 FIGURE A: Tangerine Farms Road Typical Section with Full Median ................81 FIGURE B: Clark Farms Boulevard Typical Section with Full Median................81 FIGURE C: Town of Marana Urban Collector — 90' R/W.....................................82 FIGURE D: 70° Parking Stall Detail......................................................................89 FIGURE E: 6' x 6' Diamond Planter Detail..........................................................90 FIGURE F: Shade Tree Detail.............................................................................112 FIGURE G: Integral/Stain C.M.U. Detail............................................................126 The Shops at Tangerine & I-10 llotorplex at Tangerine Specific Plan — Introduction Section I Introduction Page 1 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Introduction A. Specific Plan Summary The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan encompasses an area of approximately 281 acres, west of Interstate 10 and north of Tangerine Road in Marana, Arizona. The site location is well suited for commercial and retail uses that can expand employment opportunities and the retail sales tax base for the Town. The Specific Plan area modifies the existing uses to provide for these commercial opportunities and establishes comprehensive guidance and regulation for the development of this area. The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan establishes the development regulations, programs, development standards, and design guidelines required for the implementation of the development plan. The Specific Plan is a tool used to implement the Town of Marana General Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. In the Development Capability Report section of this document, the site is analyzed to detennine development capabilities, considering physical constraints of the site, existing and proposed infrastructure and the unique opportunities the site presents for development. The authority for preparation of Specific Plan is found in the Arizona Revised Statues, Section 9-461.08. The law allows the preparation of Specific Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Designations, and further allows for the review and adoption. Exhibit LA: Regional Context shows the regional context in which the site is located. MM ,, ENGINEERING COMPANY Page 2 I RICK Nil, ■rt��w.�r. \\ I ,i il�■i 7 �asemiZhZo, � 1 :: ■� �Ii►��� The Shops at Tangerine & I -IO Motorplex at Tangerine Specific Plan — Introduction B. Purpose and Intent The purpose of the Specific Plan is to incorporate commercial and retail opportunities on regional scale along the arterial roadways of the site plan boundary and the I-10 Corridor. This regional commercial and auto center will serve as a gateway for businesses that support an employment base and significantly contribute to sales tax revenue for the Town of Marana. The Specific Plan establishes the type and character of development within the Plan area. It functions as a guide for future development of the site and provides a detailed set of design and development standards that are established based on the existing site-specific conditions and characteristics. The primary objective of the Specific Plan is to ensure that the development of The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan will be guided in an orderly and responsible manner, responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan and the Northwest Marana Area Plan in that it sets guidelines for quality development and specifically addresses the goals and objectives of the Town of Marana. The General Plan calls for the land within the Specific Plan to be Corridor Commerce, while the Northwest Area Plan calls for I-10 Corridor Commercial and Residential/Commercial Villages (4 RAC AVG.). The proposed commercial use of the area is consistent with the goals of the General Plan and the Northwest Marana Area Plan to provide for employment -based businesses and industry. Exhibit I.13: Aerial Photograph provides an aerial view of the site. C. Authority and Scope The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan is a regulatory plan, which will serve as the zoning ordinance for the property. Proposed development plans and plats should be consistent with the Specific Plan. Projects consistent with The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan mill be automatically deemed consistent with the Town of Marana General Plan. D. Location The site is approximately 281 acres of agricultural land located in Township 1 1 South, Range 1 1 East, Section 36, of the Gila and Salt River Base and Meridian, in the Town of Marana, Arizona. The site is located northwest of the intersection of Tangerine Road and Interstate 10, the primary transportation corridor between Tucson and Phoenix. The site lies within the Northwest Marana Area. mm", ENGINEERNG COMPANY Page 4 The Shops at Tangerine & I-10 . lotorplex at Tangerine Specific Plan — Introduction The specific plan area is located approximately three miles from the Marana Regional Airport, and three miles from the Marana Town Center, both located in the Northwest Marana area. Exhibit LD: Location and Vicinity shows the general location and areas adjacent to the site. E. Northwest Marana Area Plan The specific plan area is located within the Urban Southeast planning area of the Northwest Marana Area Plan. The planning area primarily includes agricultural uses with some residential, commercial and industrial land uses, the Tangerine Commerce Park Specific Plan (formerly the Calmat Specific Plan) and a portion of the Rancho Marana Specific Plan. Interstate 10 bound the Urban Southeast planning area to the northeast, Sanders Road to the west, Santa Cruz River to the south, and by the Town of Marana corporate limits on the east. See Exhibit LE: Northwest Marana Area Plan - Planning Areas. The following is the list of key policies from the Northwest Marana Area Plan followed by a review of how this Specific Plan implements the applicable policies: Community Character Goals, Objective and Policies Policy 1: Develop a sense of identity for the Northwest Marana Area through the use of appropriate architecture styles_for commercial and public buildings. The development standards and design guidelines in Sections IV and VI of the Specific Plan ensure that the future development will be in conformance with the Northwest Marana Area Plan quality and character goals. These guidelines describe basic therning for this project. Policv ?: Reinforce community identity and create a sense of continuity throughout the Northh•est Marana Area through appropriate landscape features ivithin the arterial rights-of=tircw. Landscape maintenance districts it -ill be established to maintain landscaping iti'ithin the public rights -of -ways and landscape casements. The design guidelines in Section VI of the Specific Plan provide landscape standards for street frontage, project's landscape areas and detention/retention basins. The aim of these design standards is to create a sense of integrity and connectivity, as well as to enhance the sense of continuity and identity throughout this area. am"' ENGINEERING COMPANY Page 5 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Introduction Policv 3: Concentrate commercial development in applicable area in highly accessible and visible locations. The site location adjacent to the main traffic corridor, Interstate 10 and Tangerine Farms Corridor is well suited for commercial uses. This site is highly visible and accessible. F. Marana General Plan Exhibit I.E1 shows the Marana General Plan area within 1 mile of the project site. G. Legal Description Legal Description is provided in Appendix C. ENGINEERING COMPANY Page 6 ROAD The Shops at Tangerine & 110 Motorplex at Tangerine Specific Plan — Introduction Exhibit 1.13: Aerial Photograph LEGEND CAP LINE PROJECT SITE ,„ ENGINEERING COMPANY SCALE: 1"=1500' DATE: 05-2005 Page 7 hm riek RICK &1�1`9011 mhl�l All The Shops at Tangerine & 1=I0 Motorplex cit Tangerine Specific Plan — Introduction EXHIBIT I.E: Northwest Marana Area Plan — Planning Areas T1t 10 WA4,W ENGI11 ERINO COMPANY SCALE: 1"=3000` DATE: 08-09-07 Page 9 Q 0 L . MIXED RURAL HIGH INDUSTRIAL =RURAL The Shops at Tangerine & I -IO Motorplez at Tangerine Specific Plan — Introduction EXHIBIT I.E.1: Marana General Plan Area Map m"' N IrNGTAIELR]�G CoM��v�r DENSITY RESIDENTIAL � PARK/OPEN SPACE SCALE • 1"=3000' DENSITY RESIDENTIAL =MASTER PLANNING AREA DATE: 08-09-07 Pa3e 10 The Shops at Tangerine & 1-10 Motorplex cit Tangerine Specific Plan —Development Capability Report Section II Development Capability Report (Site Inventory and Analysis) Page 11 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Capabilitti, Report A. Introduction The primary purpose of the Development Capability Report section of the Specific Plan is to present the opportunities and constraints of the existing physical conditions on the property. The specific characteristics of the site have been analyzed and discussed in order to assess the overall suitability of the property for the proposed development. This ensures that the future development will occur in a sensitive and responsible manner. The Development Capability Report follows the Town of Marana Requirements provided in 05.06.02 (D) Specific Plans Application of the Town of Marana Land Development Code. Pursuant to such requirements, the following physical components of the site were compiled to assess the suitability of the property for development. 1. Topography and Slope Analysis; 2. Hydrology and Water Resources; 3. Vegetation and Wildlife Habitat; 4. Geology and Soils; 5. Archeological and Historical Resources; 6. Viewsheds; 7. Composite Map; 8. Existing Structures, other Development, Land Use, Zoning, and Transportation Network; 9. Open Space, Recreational Opportunities and Public Services; and, 10. Existing Infrastructure and Public Services. A number of developments exist in the surrounding area of the Specific Plan. These developments are shown in Exhibit ILA: Development Context. Page 12 a 0 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.A: Development Context Villa es of ortolita ViIIa es of Barnett U town at Marano 7Grov!e San Luca. Barrios de Marano Dove Mountain ® SP Payson - =� �aroensL P La Mirage Forms Estates F i anchet `nom a CD Farms MOORE ROA Vanderbilt Honea Heights Gladden �adde Rancho Farms or Mar na II S TANGER I KUAU Tan er in /1, R YFRe Farm Co TF,p- F fieldr Park SP Five Ri I lito fi�0 C3 I= AVRA VALLEY ROADCoscoda LL, Ho Milli an SP Q Acres Acres I` a SO uaro L _�e1�� P C) Springs p�L A c) TWIN AK OA SP VISTA Contin t BLVD z Pima For Ranch P a North cn SP s L, P i mo �F � F or ms I SP TAI - I ROAD " SCALE: 1"=9000` DATE: 08-09-07 ENGINHRING COMPANY Page i 3 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Capability Report B. Environmental Overview The site is bordered with the Interstate 10 frontage road to the northeast, Patton Road to the west, Tangerine Road to the south, and farm fields similar to the site to the west. The Tangerine Landfill is located south of the western portion of the site; the eastern side is farm fields. The site is flat and consists of approximately 281 acres of agricultural land with no site occupants. The northern and eastern portions of the site are fallow. The south and west portions of the site had been planted with a cotton crop in the past. Dirt roads still extend along the perimeter of the agricultural fields. A portion of the southwest section of the site had been developed in the past with three small residences along with a couple of barns and sheds. These structures no longer exist on the site. An unused well is located at the northeast corner of the former developed area. Six underground storage tanks were discovered during the building removal activities in the southwest section of the site. The tanks were removed. Impacted soils were excavated and treated. Confirmation soil samples indicated there was no contamination above the applicable state action levels of the time. The site has remained in agricultural production to the present time with the exception of the former developed area. There is little or no natural vegetation within the site. As displayed in Exhibit II.B, Environmental Overview, approximately 3,000 feet south of the site is the Santa Cruz River Corridor, which is designated riparian containing valuable vegetative species and intact riparian ecosystems. ENGINEERING COMPANY Page 14 A'Do The Shops at Tangerine & I -IO Motorplex at Tangerine Specific Playa —Development Capability Report ®1 i co M iR ROA UNGER i NE�—ARM ROAD TANGS R© `5 6F' ;,E1 A VALLEY ROOD MM7,11 ENGI\LLRINC; LOh�[I'AVY EXHIBIT II.B: Environmental Overview SCALE: 1„=3000 DATE: 05-2007 Page 15 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Capability Report C. Site Analysis This portion of the Development Capability Report identifies opportunities and constraints within the site. Topography and Slope Analysis a. Topographic Characteristics The property is at an elevation range of approximately 2,015 to 2,035 feet. The average cross slope is less than 1%. The regional gradient trends down from the southeast to the northwest. (1) Hillside Conservation Areas: There are no hillside conservation areas within the site. (2) Rock Outcrops: There are no rock outcrops within the site. (3) Slopes of 15% or Greater: There are no natural slopes of 15 percent or greater. (4) Other Significant Topographic Features: No significant topographic features exist within the project site. b. Pre -Development Cross -Slope The site has been leveled and modified due to the agricultural and associated activities that took place in the past; therefore, calculation of pre -development cross -slopes is not applicable to this site since the entire site has been leveled and shows no original topography. The existing cross -slope is less than 1%. ,„ ENGINEERING COMPANY Page 16 a 0 The Shops tit Tangerine & Z -IO Motorplex at Tangerine Specific Plan —Development Capability Report MOORE ;ROAD a C) O r Q a r r ! f r r r ! r r f r f • aA :e a s J d TANGERINE FARMS ROAD + 7 EXHIBIT II.C.1: Existing Topography TANGERINE ROAD SCALE: 1"=1500' DATE: 08-09-07 ENGINEERING COMPANY Page 17 r a. 30 3 SCALE: 1"=1500' DATE: 08-09-07 ENGINEERING COMPANY Page 17 The Shops at Tangerine & I -IO Motorplex at Tangerine Specific Plan —Development Capability Report 2. Hydrology and Water Resources The site is located within the Avra Valley Basin. The Santa Cruz River is located approximately 3/ mile south and 1 '/z miles west of the site. The Central Arizona Project (CAP) canal is located approximately '/ miles east of the site. There are no other rivers, lakes or other surface water features on the site. The following section includes the preliminary analysis of predevelopment on-site and off-site hydrologic characteristics and water resources. a. Off-site Watersheds Some oft -site flows from the culvert under 1-10 are likely to affect the subject property from the east, although this existing RCBC is partially buried and its outflow is partially blocked by the frontage road. The existing concrete -lined irrigation ditch along the eastern property boundary that presently may divert and block any off-site flows that might get over the frontage road, may not provide future protection because some of these irrigation canals might be either culverted or removed. The nature and quantity of these flows will be further evaluated in the drainage report(s) prepared for the frontage road design and/or the development of the site. The necessary improvements to convey the flows will be detennined at that time and will be incorporated into the drainage improvements for the frontage road and/or the development. b. Off-site Features that may affect or be affected by the Site The off-site man-made features that impact the site are Tangerine Road located along the southern site boundary, Interstate 10 and the CMID canal, located along the eastern site boundary. These improvements limit the flows onto the project site since they incorporate culverts, channels and other drainage structures. c. On -Site Hydrology The on-site watershed drains from the southeast to the northwest and crosses the site as a sheet flow. The project site is located within a balanced basin. (1) Areas of Sheet Flooding and Average Depth With an area of approximately 281 acres, the design flow across the project site was approximated to be 412 cfs. This runoff flows across the site with a flow depth of about 6.6 inches in a sheet -flow pattern, discharging across the northwesterly corner of the property where a detention/retention basin may be installed. Exhibit I .C.2.c (1) shows On-site Hydrology. Page 18 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.C2.c (1): Onsite Hydrology 7m ENGINEERING COMPANY SCALE: V=1500' DATE: 05-2005 Page 19 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Capability Report (2) Federally Mapped Floodways and Floodplains According to the FEMA LOMR Case No: 02-09-1039P, the project site is located within a" Shaded" Zone X. FEMA defines this zone as areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from the 1% annual chance flood. See Exhibit II.C.2.c (2), FEMA LOMB Map for this area. 3. Vegetation and Wildlife Habitats This portion of the Development Compatibility Report identifies vegetative communities and wildlife habitats within the site. a. Vegetative Communities The entire site has been cleared over time for agriculture and associated activities. The site has been used for row crop cultivation such as Pima cotton, which is still cultivated on the site. The natural vegetation includes individual mesquite trees and desert hackberry trees that have been observed along the southern site's boundary, within the future Tangerine Farms Road right-of-way that has been dedicated to the Town. There is also small number of creosote and the brittlebush communities along the perimeter of the farm road. (1) Significant Cacti and Groups of Trees and Federally Listed Threatened or Endangered Species: There are no significant cacti, groups of trees or federally -listed threatened and endangered species located on the site. Within a 3 -mile radius the Thornber Fishhook Cactus has been known to occur (See Table 1, Special Status Wildlife Species within 3 -Mile Radius). (2) Vegetation Densities: Aerial photographs taken for the site do not identify significant concentration of vegetation densities existing on the site. As previously mentioned, the majority of the site is planted with a cotton crop or is fallow agricultural land. b. Wildlife Habitats Most of the site has been disturbed by agriculture. There are no wildlife habitats within disturbed portions of the site. ENGINEERING COMPANY Page 20 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —(Development Capability Report lift, '. ! I E fill iiF'y1IJ�i(IdsJliill�' ktitii �i psi: � }J fit' i i i 1'r EXHIBIT H.C.2.c (2): FEMA LOMR Map x_.j=. *_lkkr s �, �J I] k, J r�+J 1 1 �, E►# ,I ,} i1 ji` ,k; lrt! iF! 'l kii;J�! J 1j� J;J•;t ��J { 1 � [ ��y [[� JI � 1 ,j �� Ii {', , 1!i , !I r! l,i,IG, 1k r�jl .I,Jr,Fl. iiideEE !'IRI 1k,i ,iLi Jiiicl �liJ► ildi li �;,! }fiil .}:.i I!I :Ii 'J'1111 TM ki ENGINEERING COMPANY Page 21 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report (1) Threatened or Endangered Species: No threatened or endangered species occur on the project site. According to the Arizona Game and Fish Department Letter dated July 9, 2007, the following special status species occur within a 3 -mile radius: Table 1: Special Status Wildlife Species within 3 -Mile Radius Name Common Name ESA USFS BLM State Chionactis occipitalis klauberi Tucson Shovel -nosed Snake S Cocc zus americanus occidentalis Western Yellow -billed Cuckoo C S WSC Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl SC WSC Mammillaria thomberi Thomber Fishhook Cactus SR Sigmodon ochro nathus Yellow -nosed Cotton Rat SC ESA -Endangered Species Act (1973 as amended) ■ C — Candidate: Species for which USFWS has sufficient information on biological vulnerability and threats to support proposals to list as Endangered or Threatened under ESA. However, proposed rules have not yet been issued because such actions are precluded at present by other listing activity. ■ SC — Species of Concern: The terms "Species of Concern" or "Species at Risk" should be considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the USFWS, but neither term has official status. USFS — United States Forest Services ■ S — Sensitive: Those taxa occurring on National Forests in Arizona which are considered sensitive by the Regional Forester. BLM — US Bureau of Land Management ■ S — Sensitive: Those taxa occurring on BLM Field Office Lands in Arizona which are considered sensitive by the Arizona State Office. State — State of Arizona ■ WSC — Wildlife of Special Concern in Arizona. Species whose occurrence in Arizona is or may be in jeopardy, or with known or perceived threats or population declines, as described by the Arizona Game and Fish Department's listing of Wildlife of Special Concern in Arizona (WSCA, in prep). Species indicated on printouts as WSC are currently the same as those in Threatened Native Wildlife in Arizona (1988). The project does not occur in any Proposed or Designated Critical Habitats, but it is within the Cactus Ferruginous Pygmy Owl Survey Zone 2. See Exhibit II.C.3: Arizona Game and Fish Department Letter. TM Page 22 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report (2) High Densities of a Given Species: No high densities of a given species were observed on the site. (3) Aquatic or Riparian Ecosystems: There is no aquatic or riparian area within the areas of the site proposed for development. (4) Burrowing Owl: TM The project area contains habitat suitable for the western burrowing owl. The western burrowing owl is listed as a species of concern under the Endangered Species Act (ESA). The Town of Marana, is considering the burrowing owl as a sensitive species to be addressed under the Town of Marana Habitat Conservation Plan. No burrowing owls were encountered on the site during the site visit. Arizona Game and Fish Department will be contacted for relocation of these birds to established areas if their presence identified. Page 23 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —Development Capability Report THE STATE OF ARIZONA q. GAME AND FISH DEPARTMENT f� 2221 WEST GREENWAY ROAD �J PHOENIX, AZ 85023-4399 (602) 942-3000 • AZGFD.GOV July 9, 2007 Ms. Mirela Hromatka Rick Engineering Company 1745 East River Road Suite 101 Tucson, Arizona 85718-7633 Dear Ms. Hromatka: GOVERNOR JANET NAPOLITANO COMMISSIONERS CHAIRMAN, MICHAEL M. GOLIGHTLY, FLAGSTAFF WILLIAM H. MCLEAN, GOLD CANYON BOB HERNBRODE, TUCSON JENNIFER L. MARTIN, PHOENIX ' ROBERT R. WOODHOUSE, ROLL DIRECTOR DUANE L. SHROUFE DEPUTY DIRECTOR STEVE K. FERRELL EXHIBIT II.C.3: Arizona Game and Fish Department Letter The Arizona Game and Fish Department (Department) has reviewed your letter dated, June 20, 2007, regarding the proposed retail center and auto park, located in Marana, Arizona. We have reviewed the information provided in our previous letter dated, November 2, 2005 (as referenced in your letter). We offer the following comments for your consideration. Per your request, we have submitted the information provided utilizing the Environmental On -Line Review Tool, as we recommend resubmitting information for special status species requests if more than six months have passed. Our database is continuously updated to provide the most current species information available. This information is now generated utilizing an interactive on-line tool http://www.aMfd.2oy/h2is/. The project "receipt" (attached) provides special status species information, along with critical habitat designations, tribal entities on or in proximity to your project boundaries, appropriate state, tribal, and/or federal contacts, special handling guidelines for desert tortoise and/or burrowing owls, and preliminary project type recommendations. This information can now be provided to you almost instantaneously and is designed to replace the need for requests via writing by fax, mail, or email for most projects. For clarification purposes, the Cactus ferruginous pygmy -owl is considered a species of concern under the Endangered Species Act and continues to be a wildlife species of special concern in Arizona. The Department appreciates the opportunity to review projects. If you have any questions regarding this letter please contact me directly. Sincerely, Kelly Wolff Project Evaluation Specialist t� i r W �7q r - cc: Joan Scott, Habitat Program Manager, Region V JUL 9 2 2V AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY TNI ENGINEERING COMPANY Page 24 The Shops kTangerine &tl#Va7pe-xkTngeASeficPa-DAepmetCapability Report EXHIBIT I,C,3: Arizona Game and Fish Department Letter 0 cu0 / : a TM Page 25 2 k - CD 74(D 2 w2©CL) $ k§-0 to !� a�a?/ \ / = 2 E £: 2/ƒ/3 CO /.2 a) E \k§ 0- f / E �%ƒ�k 3i2222ƒ ƒ@c &)\\ �\I ) /k ] $ 6— % M CD {�E} k/& -k)� `«- £$^I»;� & 0§ J&k /\C) -0- `tea cv _mz�A--$. ago-a��R n co u. J -2 ®R 0/f 2E - )E Em-tosmo <f 9f ;'2■ 22�a%u=o -a <a.Ew 2222®2:- .EM*;©w;0aa2$t/ --& ■- f:3r 2f2ffaU,e 0-woitox.kEffu�o, Page 25 2 k - 74(D 2 w2©CL) $ k§-0 a�a?/ = 2 E £: 2/ƒ/3 /.2 a) 0- f / E �%ƒ�k 3i2222ƒ 0 ® =3r 22 q o $ : e m o M 2- eEoa± � C,— M , ��/k0 « \ o c g m R 0 �M\k/ 0 0000 0 I 0 Page 25 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan -Development Capability Report EXHIBIT II.C.3: Arizona Game and Fish Department Letter N co w 00 0 7 ca = m m N fa N N W ..m �mca - c NU.E G 13� m O C C m m O D a) c M rndm�3. cv �2� An f2 m m m m-0 m 0 30 G aTn00 C m y m Na) 7 =0.j. d ' •6 . Q ` NN G m °'c ac N w w Om �T E w t >. V U m N dr) O UOm av m O Y O 7 0 m N N C � LT- O N C m N c w•- Em 3 O 00 N N p O C31 "•' W im r - ,0.0 m EGE CL 0c r O O N y a m mam > mN'E w O E � m 0m - m o a o m ac mp m o c co N L1 N. fa E O n� vE��� MC d AMS LD U N j N >N a U m Q Mo ia' , m . 0. 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[+1 _N m U ca N m m. m O E v w C N '`: Lu '-> ca c co — 6:> rn w L A 7;= C O G - ![ m CO O H3 m C m ca Oa Oc m m mm 05C�O >. N C m mCyC QO0L5 I m`b U N. tm 0 C>a m E'.0 'S LO OR m' p m °tNai: yas LLo oeomo 7 LO.2 COL0 o cP~ OwE to :S . A w Z N'6 NNC S�ma 0p on o O 4 , mE � > �'m C �w`3 CLCL ?, �� =O0 c�O =mmd m Y�rn co to cu mOwm 'oa 'C E0 NomNc' wa_)81 cCC w OE f!3� E-0 LLCOm •N O C rcc " O V "-- .0+ O yN� C m mtN�� Cm�j cN � �o w—p y .GCmd��f Wm m E c E U,NWoCO -09- Oooo O �T o L -Oa '`. Cm@ C6tmE O . • 0 UQ76 aNm QO- mpN COID CO N OnNOO N N^3 m Om fq co m�0oN_ 0 0cu 5" i �N� MON • Fo�M� N O m c a• LO CO ¢EmC V C m 0 'z.Hdyv9 •QWO0yLFN:, A1 waJ y a U H~ V m3N co 6 Q O 7 caOO CV m n 2U>+Mwo H W x LldaL NLOa. MMTM ENGINEERING COMPANY Page 26 co O N N rn M Q. The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT H.C.3: Arizona Game and Fish Department Letter C V O.Y'p 0 m o m r w c as A a.:tin 3 N- N O O m m '*.g.0 C N 'C ,N C C O N O).X >> N a) •y N E E O O.v = CO) O0O co N N vc' CLa. CL_0 °w N N E M.. �NOfaF"Cri..NQ: • NC _ > ) Wu) L EC„»-'n=2-ooW 4"' Of of E C._m0 Y N M N Of 0 m r mv O C wO ,� w Q N N O d 7� , C O N M Ll Ol > c 3 m O yqO t E Uw -- :2 0nCaC a•- C 0 12, oCO m LO am3rno8 0 7800 c—c 0 - 0. ta"0ac o o ayi c.5 o mm m Q& EQ) 5 o -Om E00o �NNoN 8E`O 'C atENG`CO >E �CD L]C"d '� o CL m •p « 'u"i O v> fA N C CL - Cy p mmomCw 0W - N aCy Cm MC.0 00 6 .80 COt'w�C}•�•QY37 ,:cF3-G0 CC NNOCy m.0C y Ut mw UE63a8 ddri., aW C� -o-O'-ww at`E m m�Ca20a) C CO'6 O E?E O nwN0T : y N W 0 0a0 o a o y da rn o° 0)0 C.) TM ENGINEERING COMPANY Page 27 Ki ca c ♦+ a Os Z5 u N LL N 6 i E E W C 0, NO t Q.0 v. - L v C _ +i•+ m a O w O w w w Pg v 0 �S C 1 N 0.�_ 1.,. �3 -0 3 3 a _ 3 o F of w �iC ♦� •v/ �.r to c� O '5 C O c a 0' t c C O O m -0 C W O °� ymi d > Q: _ O �2 °O a o a,r cc D alb :C �+ � E y- 0.0 � 0 a 0 � � 0 oo0 a n ��� Q,�y 3 to om 8 0Oo .. 0 0 0 `°3a _� Cy •2�� -� 2-0 �m maw �, a �+ as a' a C m 2 Cz C C E `�- C ro�m aft 0 o ai £ 0 0) M N NSE 06.g . a r c 0 c'y >t- C C d L E CL � C. �' � C.>.N � O aa- � ` O _aQ O al mC O � N yO N (D N 0 -0 y O�V� h� IR m W ^ (�% a @ 2 3: ca Oi E m O O2 O� O 2-7 a7 N O r- r g4 a Q Q �i: 4 A �L IX O_ w l6 n V w O' Q y ` a1 O' E N J O d V '�•r C • *'i C .tO. C nty. 3 :F; O a' w y d 3 N N 0z E,a+ d o 01p E w _� S.), :E .V _C C N P c m O c a O c 3 0 c aa) 0 E O o E'6 N n q1 3 0 ,�Ii O C 0 L d m O Q N a o N N C 0 y l N y a Q N W y N 2 >> �rna.A E cc IMa mCi Ma`r m o E c w m �. G �•� a` oL TM ENGINEERING COMPANY Page 27 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.C.3: Arizona Game and Fish Department Letter w m rn w oa � m a c o c N om, o .O D m a+ m 'E w 'O N N N 0 0 'O w d rte. mto C 0. CD C a) a) .._.. d as rLn .N L O Y a7 m9 •-v E _ a 2 a a) O a O. O a p p - N 3 L w •a > 0 3 M c.o rn+ o N� p m 4)v= A` w 3 O_ 0O d a) c O 7 5 C a C '> v. m `m �` �-_• � E wEao co;� o'uEac>= m r. E o o o m e opo ��' c9 m m 0 � o E- ac- mc.30 ww n o0 ai>m� NasO c�cr-.toidm csN m �m Q � _ ot6mc aswoC d� m c v w c S c 20 t N w� 0 ELM to d m.t� O� N mnas Ct1c°E3Bp 3 w w a•II E o >`2 m C O O w ma. 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LL m C w wow E o cv w 2L o c r �' y o E t d C C L E t a 'C .0 p �v am 3Lv o0 6 0 Ev 33a Py 3 U 0 U) O m w m o, 'a V d o y0 �O � m E c C 0 .O c 0 O O 3 N C W 0- 0 - o O GCT C IIE O N O Lei •'> 'x a0w c io •= w w 0 0 U .o C Q M CL O w GS W C a) y w 0 of IM ~ O Q C O ` m N > Y O 7FL E wt 00)0 0 " flE%mo C U O CC w mm o c 3Gsd 0 > X E U Of To now w mE5wawi O U U CL X E od C C w w N 2O-0oE (0 N W N v y C - C R O d UJ F-0ECU- Page 29 O LO N CL w o m N =,C O. o G)M Q w G) 0) N G>) C L O NLG V C O E Gs .c E L)G 7 m 7 0 .' �... in. w x Y� aE r o a) y o Fm ani °a CL dd� N O 9 OL m O 0 O) C y a) C U OM-.SQm oOC 00 0 ^ �O•cE O w O = ia`Ei�3 y �U0 Uo Cl 3 c `po._ N 16 w E C oN O wN p m e M w Z) w� �` Oam E o Z, v o 0a w N O •C r Z x N k2:5 N T E 0�O.0�00 vAwA Li L! m E O.° EY Ml 0 o c =0 a)o ro. >' >. a 'a. O _{p G7 wow.. Ee aim gm6 w U c .o a= C E 1-0 E G) 3 G) w � � AC C N O+O' N w,0�-6 O Q A l0 M •C fG _,C O U C +� U CA •C -gym 7 U::. d. N 3 O�@ U O c Co EE 70. O a) w m Gf .- O, O N Q i.) =0 0 M E C C 0 L w C0.2 �o a) EDM .oar Q-Ws�aow$ -0 cc C CMOa � o 0 CO - EL -:E w o rnT o 0 0 O o -o - C y� o E a)•- w� _ N�ado-M03: n�3 �w,w om �tl aws w> E.o'm 0 0o"w`am`20 03a �a m wm Q`Q 0 y - - o w oa-OE.NE- 'do 2w>0- 02 0- o= 0 � WO E � � y 00i m nai E c w0 3'0 o a m o coi E oc� m O C O. O• N •) J! C 'C 0 MO O~ .� LL GS �.- p ` > c o E o o O E m w O W N 7 3 m 2 Q N >. LL m C w wow E o cv w 2L o c r �' y o E t d C C L E t a 'C .0 p �v am 3Lv o0 6 0 Ev 33a Py 3 U 0 U) O m w m o, 'a V d o y0 �O � m E c C 0 .O c 0 O O 3 N C W 0- 0 - o O GCT C IIE O N O Lei •'> 'x a0w c io •= w w 0 0 U .o C Q M CL O w GS W C a) y w 0 of IM ~ O Q C O ` m N > Y O 7FL E wt 00)0 0 " flE%mo C U O CC w mm o c 3Gsd 0 > X E U Of To now w mE5wawi O U U CL X E od C C w w N 2O-0oE (0 N W N v y C - C R O d UJ F-0ECU- Page 29 O LO N CL The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.C.3: Arizona Game and Fish Department Letter Page 30 'J Q _F— Z Z Q U J 0- - G.4 0- 4- - 0 O CO O N f-+ M 3 a a� F oo ti �i P ON a�oo N C 'C +�'•r,d O W QaA U Q U d w STM Page 30 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report 4. Geology and Soils This portion of the Development Capability Report identifies geological features and soil associations within the site. a. Geologic Features The project site is flat without topographic or geologic features. There are no peaks or rock outcrops within the site. b. Soils The site soils consist of sands with varying amounts of silt and gravel, lean sandy clays, and sandy silts. The upper 1 to 2 feet of soils were likely disturbed due to agricultural operations. Exhibit II.C.4 shows soils within the project area based on Pima County Land Information System (POLIS). Soils described in this map are based on best available soil data from U.S.G.S. Soil Conservation Service. U.S.G.S soil mapping and descriptions predate site disturbances such as agricultural or cotton cultivation. These disturbances have impacted the soils described in Exhibit II.C.4. Currently, the primary subsurface soil horizon within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan is the Vinton -Anthony Sandy Loam. Current on-site soil characteristics include: (1) Vinton -Anthony Sandy Loams [Vu] Vinton is a sandy, mixed, and thermic (Alluvial). Vinton soils are deep and well drained. Typically, they have brown loamy sand surface layers 15 to 40 cm (6 to 16 in) thick and yellowish brown loamy sand or loamy fine sand subsurface layers to 150 cm (60 in) or more. Vinton soils occur on floodplains with slopes of 0 to 2 percent. These soils have low available water capacity and rapid permeability. They are moderately alkaline and calcareous throughout. They have slow runoff and a low water erosion hazard, but they are subject to wind erosion. The series was established in New Mexico in 1940. (2) Gila Loam (GbA): TM Gila is a coarse -loamy, mixed (calcareous), thermic (Alluvial). Gila soils are deep and well drained. Typically, they have a grayish brown loam surface layer about 15 cm (6 in) thick. The underlying material to a depth of 165 cm (66 in) is brown loam, silt loam and gravelly sandy loam. Gila soils occur on nearly level to gently sloping floodplains and low alluvial fans with slopes of 0 to 2 percent. These soils have high available water capacity and moderate permeability. They are moderately alkaline and Page 31 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report calcareous throughout the profile. Runoff is slow and the hazard of erosion is moderate. The series was established in the Salt River Valley in 1900 and the name was taken from Gila County. 5. Archaeological and Historical Resources The site has been disturbed, altered, leveled and re -leveled for agricultural activities and some minor building activities that took place in the past. The SWCA Environmental Consultants have been consulted. Results are included in the SWCA Environmental Consultants Letter dated November 9, 2005, submitted under separate cover. 6. Viewsheds This portion of the Development Capability Report identifies viewsheds onto and across the site and areas of high visibility from adjacent off-site locations. a. Viewsheds Onto and Across the Site Views onto the site from adjacent areas include views from Tangerine Road, Patton Road, and from Frontage Road. Exhibit II.C.6.a: Views Across the Site indicates the locations of photos taken around the site. Site photos corresponding to that exhibit are also included. b. Areas of High Visibility from Adjacent Off -Site Locations TM There are no structures or areas on the site observed from adjacent off-site locations that are of high visibility. The only visible above ground onsite structure is a mobile construction water tank located at the former developed area in the southwest portion of the site. The water tank is visible only from the property south boundary. The northern -half portion of the site is planted with a cotton crop and is visible from adjacent off-site areas, including Frontage Road and Patton Road. There is moderate visibility from the site to the adjacent land uses to the west and south. Sand and gravel operation, located south of the site, is visible from the property boundaries. Visible from the property and located to the southwest is also a landfill site owned by Pima County. Page 32 VDI The Shops at Twigerine & I -IO Motorplex at Tungerine Specific Plan —Development Capability Report Exhibit ILCA: Sails m", r �'NG'1T�66RIN(i COMPANY SCALE: 1 "=1500` DATE: 08-09-07 Page 33 The Shops tit Tangerine & 1-10 Motorplex at Tangerine Specific Plait —Development Capability Report 0 a 0 Cx z 0 F, ANGERINE F T.., ENGINEERING COMPANY EXHIBIT II.C.6.a: Views Across the Site SCALE: 1"=1500' DATE: 08-09-07 Page 34 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —Development Capability Report Site Photos Photo 1: Looking west from the southeast property corner, at the intersection of Tangerine Road and Frontage Road, showing the southern property boundary. Photo 2: Looking west along Tangerine Road at the southern site boundary near intersection of Tangerine Road and Granite Construction entry, showing irrigation canal. am'M ENGINEERIAIG COMPAiVY Page 35 The Shops at Tangerine & I -I0 Motorplex at Tangerine Specific Plan Development Capability Report Photo 3: Looking northwest onto Frontage Road. Photo 4: Looking southwest from the southeast property comer, showing adjacent property to the south. Page 36 The Shops at Tangerine & I -I0 Motorplex at Tangerine Specific Flan Development Capability Report Photo 5: Looking southwest from the intersection of Tangerine Road and Frontage Road, showing the adjacent property located south of Tangerine Road. Photo G: Looking northeast onto the site near the intersection of the farm road and Tangerine Road. TM ENGINEEitING COMPANY Page 37 The Shops at Tangerine & I -I© Motorplex at Tangerine Specific Plan Development Capability Report Photo 7: Looking east along the southem site boundary, showing irrigation canal. Photo 8: Looking north from the southern site boundary onto the farm road splitting the site. TM Page 38 The Shops at Tangerine & 1=-10 Motorplex at Tangerine Specific Plan Development Capability Report Photo 9: Looking northwest along the farm road onto the site, showing a mobile water tank and irrigation canal. Photo 10; Looking south from the southern site boundary onto adjacent property, showing Granite Construction. TA' ENGINEERING COMPANY Page 39 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report Photo 11: Looking northwest from the southwest corner of the site into adjacent property, showing CMID station. INVI Photo 12: Looking south along the farm road showing the western site boundary. m'�' r ENGINEERING COMPANY Page 40 The Shops at Tangerine & I -I © Motorplex at Tangerine Specific Plan Development Capability Report Photo 13: Lookinb west into adjacent property. Photo 14: Looking southeast across the site from the western site boundary. TM Page 41 The Shops at Tangerine & I -I0 Motorplex at Tangerine Specific Plan Development Capability Report Photo 15: Looking east from the western site boundary, showing the irrigation canal and a farm road. Photo 16: Looking northeast across the site and toward Interstate 10 from the farm road, showing the cotton fields. ENGINEERING COMPANY Page 42 The Shops at Tangerine do I-10 Motorplex at Tangerine Specific Plan Development Capability Report Photo 17: Looking southeast along the eastern site boundary, showing Interstate 10 and the cotton fields. Photo 18: Looking southeast along Frontage Road and the eastern site boundary, showing the irrigation canal. TM Page 43 The Shops at Tangerine & 1--10 Motorplex at Tangerine Specific Plan Development Capability Report Photo 19: Looking east from the eastern property line toward Frontage Road and Interstate 14. Photo 20: Looking west across the site near the intersection of farm road and Frontage Road, showing the cotton fields. MMT" ENGINEERING COMPANY Page 44 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan Development Capability Report Photo 21: Looking southwest across the site from Frontage Road, showing cotton fields and the landfill in a far distance. MMI" E%1G1NEF,RING COMPANY Page 45 The Shops at Tangerine & I-10 Votorplex at Tangerine Specific Plan Development Capability Report 7. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife, and views has been combined to form the McHarg Composite Map displayed as Exhibit II.C.7. 8. Existing Structures, Other Developments, Land Use, Zoning, and Road Network This section of the Development Capability Report identifies: (a) existing structures on-site and off-site within 1J mile radius; (b) pending rezonings, conditional rezonings, and subdivision/development plans approved within mile of the project boundary; (c) land uses and zoning on-site; (d) land uses and zoning within a ✓ mile radius; and (e) existing road network serving the area and the project site. a. Existing Structures i TVA ENGINEERING COMPANY This portion of the Development Capability Report identifies on-site structures and provides an inventory of off-site structures within 1/ mile of the Specific Plan boundary. (1) Existing Structures On -Site: The CMID irrigation canals stretch along the site's perimeter and along the internal farm roads on the site. There is a mobile water tank located at the former developed area in the southwest portion of the site. There is also an electrical pole located near the water tank. (2) Existing Structures within 6 Mile of the Plan Boundary: Existing structures within 1/ mile of the Specific Plan boundary include: the sand and gravel operation buildings owned by Granite Construction to the south, two Cortaro Marana Irrigation District (CMID) wells — one located immediately southwest of the project boundary, and the other one further to the north, and a mobile office within Pima County Landfill area. There are electrical poles along the southern side of Tangerine Farms Road and Frontage Road. Page 46 N 0 The Shops at Tangerine & 110 Motorplex at Tangerine Specific Plan —Development Capability Report EXHIBIT II.C.7: McHarg Composite Map • D + ♦ ♦ r s01 + O • i ` • o 0 a • cp * Q � . I ' � ♦ 3 a f�0 R � l ' ROAD • a ♦ ♦ + � r 1 \ S _ 43 ♦ O t I IV r . " I t I s s r ROAD I ROAD U—NGERINE FARMS ---- , a f . . f f f f I l f Ul ENGINEERING COMPANY SCALE: 1"=1500' DATE: 08-09-07 Pal -c 47 The Shops at Tangerine & 1 -IO Motorplex at Tangerine Specific Plan Development Capability Report (3) Heights of Existing Buildings within 1/ Mile of the Plan Boundary: A sand and gravel operation site, located southwest of the property's southern boundary, contains a resource extraction processing plant and concrete batch plant equipment exceeding two stories. b. Other Developments within f Mile of the Site Boundary TM L:NGINEERING COMPANY This portion of the Development Capability Report identifies: (1) pending rezonings; (2) conditional rezonings: and (3) subdivision/development plans approved within S mile of the site boundary. (1) Pending Rezonings within % Mile of the Site Boundary: There is no pending rezoning within 1/ Mile of the site boundary. (2) Conditional Rezonings: Conditional rezonings within the area are the Gladden Farms II Specific Plan and the Gladden Farms II Specific Plan Amendment for the property west of the site boundary, and Tangerine Commerce Park Specific Plan for the property to the south of the site boundary. (3) Subdivision/Development Plans Approved: The Final Block Plat for Gladden Farms II has been approved by the Town of Marana. The proposed subdivision is for 634 -acre residential and limited commercial development. Exhibit II.C.8.b shows other developments within 1/ mile of the site. Page 48 The Shops at Tangerine c& I-10 Motorplex at Tangerine Specific Plan Development Capabilily Report EXHIBIT II.C.8.b: Other Developments within '/4 Mile 0 a 4 100. jo M0 • ROAD ♦+�• r s '+ t ♦ • • E y • CD L -L- ROA z 1 ROAD TANGRINE FARMS R'�Lu CD GER E LAN6F,ILL q ., f- v CO RICE ARK _ _ z -SPECI AN • � z RESOURCE CD EXTRACT. v LEGEND CAP LINE offl", ENGINEERING COMPANY SCALE: 1 "=1500' DATE: 08-09-07 Page 49 The Shops at Tangerine & 1-10 Motorplae at Tangerine Specific Plan Development Capability Report C. Existing Land Uses and Zoning On -Site T� Ed�ICd\EERING Ci�MPANY (1) Existing Land Uses On -Site: The property is currently agricultural land. (2) Permitted Uses within the Rezoning Area: According to the current zoning designations, Zone B, Zone C, and Zone E, the overall allowable uses within the Specific Plan area include residential, commercial, industrial, and quasi -public. (3) Existing Zoning On -Site The Town of Marana Land Development Code designates three zones on the property: Zone B, Medium Lot Zone; Zone C, Large Lot Zone; and Zone E, Transportation Corridor Zone. Prior to April 6, 1993, the Town of Marana was divided into five zones, including the above-mentioned zones and the Zone A and the Zone D (Town of Marana Land Development Code 05.01). According to the Land Development Code, these zones are to remain in place until reclassified by the property owner, or the Town. Subsequent to April 6, 1993, the Town of Marana established a new set of zones and criteria for those zones which are reflected in Section 5.10 through 5.12, inclusive. (a) Zone B, Medium Lot Zone This zone allows for any residential, commercial, industrial, or quasi -public land use as long as each separate land use is conducted on a lot larger than 2.5 acres but no larger than 25 acres and is consistent with the Significant Land Use Change Procedure described in Section 05.03 of the Town of Marana Land Development Code. (b) Zone C, Large Lot Zone This zone allows for any residential, commercial, industrial, or quasi -public land use as long as each separate activity is conducted on a lot no smaller than 25 acres and is otherwise consistent with the Significant Land Use Change procedures as described in Section 05.03 of the Town of Marana Land Development Code. (c) Zone E, Transportation Corridor Zone This zone allows for commercial, industrial, or quasi -public land use which is consistent with the land use element of the General Plan of the Town of Marana and the Significant Land Use Change Page 50 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report Procedure described in Section 05.03 of the Town of Marana Land Development Code. Exhibit ILC.8.c (3) shows existing zoning on-site. (4) Proposed Zoning On -Site (a) Specific Plan (F) (5) Proposed Land Uses On -Site (a) Regional Retail Center (The Shops at Tangerine) The Shops at Tangerine & I-10 Motroplex at Tangerine Specific Plan includes approximately 141 acres for the Regional Retail Center. The Regional Retail Center is intended to allow the conduct of a wide range of businesses and services serving a regional area, primary involved in the retail sale of shopping goods and services, and a variety of commercial and professional activities. These activities and intended to provide business and employment opportunities for the residents of the Town of Marana. (b) Auto Park (I-101VI6torplex at Tangerine) The Shops at Tangerine & I-10 Motorplex at Tangerine. Specific Plan includes approximately 132 acres of automotive sites. Auto Park is intended to meet market demands for both local and regional population. Exhibit II.C.8.c (5) shows proposed land uses on-site. TM Page 51 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plait —Development Capability Report EXHIBIT II.C.8.c (3): Existing Zoning On -Site a 0 z 0 I MOOR ROAD �B M DIU 0T ONE ti 0 40 LARGE �Q LOT + ZONE TANGERINE FARMS ROAD I ROAD I 0mT", ErrcitiLLRrvc; Cc�Mt�.a�v SCALE: 1"=1500' DATE: 08-09-07 Page 52 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Capability Report EXHIBIT II.C.8.c (5): Proposed Land Uses On -Site Note: The total acreage excludes the new proposed public ROW connecting the new 1-10 traffic interchange to Tangerine Farms Road. Legend Auto Park ELj�L{�E RMANEN, The Shops SCHICK a At Tangerine BRUNO Project Boundary ARCRRECTURE PLANNING ,..s i aw.nxe rnua urn -: r^u ca iearsscr QM711 L'NC31NLERIN0 COMPANY Page 53 The Shops at Tangerine & I-10 MMotorplex at Tangerine Specific Plan Development Capability Report d. Existing Land Use and Zoning Off -Site (1) Existing Land Use within % Mile of the Project Boundary: The site is surrounded primarily by vacant lands. North: Frontage Road; Interstate 10; Union Pacific Railroad; vacant desert land South: Tangerine Road; Tangerine Farms Road; Granite sand and gravel operation; the Tangerine residential and commercial landfill to the southwest; farm land East: Interstate 10; Union Pacific Railroad; vacant desert land West: farm road; farm land Exhibit II.C.8.d (1) shows existing land uses within 1/ mile of the project boundary. (2) Existing Zoning within 1® Mile of the Project Boundary: The existing zoning within 1/4 mile of the site is provided as follows: North: Town of Marana Lone LI (Light Industrial) and Zone E (Transportation Corridor) South: Town of Marana Zone F (Specific Plan) and Zone C (Large Lot Zone) East: Town of Marana Zone LI (Light Industrial) and Zone E (Transportation Corridor) West: Town of Marana Zone F (Specific Plan) Exhibit II.C.8.d (2) shows existing zoning within 1/ mile of the project boundary. TM ENGI\EERING CC7MPANY Page 54 Q The Shops at Tangerine & 1=10 Motorplex at Tangerine Speefre Plan —Development Capability Report EXHIBIT H.C.8.d (1); Existing Land Uses within 1/4 Mile T» L a ENGINEERING COMPANY SCALE: 1"=1500' DATE: 05---2005 Page 55 VD, The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plait —Development Capability Report EXHIBIT II.C.8.d (2): Existing Zoning within I/a Mile iM ENCINEL'RING COMPANY SCALE: 1"=3000' DATE: 08-09-07 Page 56 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report C. Traffic Circulation and Road Network This portion of The Shops at Tangerine & I--10 Afototplex at Tangerine Specific Plan identifies traffic circulation and existing road network currently serving the site. (1) Existing and Proposed Off -Site Streets: M'ITM ENGINEERING COMPANY The following is a description of roadways abutting the site. Interstate 10: Interstate 10 has a 380 foot right of way and is currently a 4 lane limited access facility providing access to the site via the Tangerine Road Interchange. Tangerine Road Tangerine Road has a 60 -foot right of way and is currently a two-lane roadway that extends from the I-10 west frontage road east approximately 15 miles to connect to Oracle Road (State Road 77). Tangerine Road is designated Interstate/Expressway in the Town of Marana General Plan, and is also designated as a State Route for possible Future Jurisdiction by ADOT. The road is between Oracle Road and Interstate 10 owned and maintained by Pima County, Marana, and Oro Valley. The future road improvements include widening of the road east of the freeway to a limited access corridor within a 300 -foot right of way. Other improvements include a short portion of Tangerine Road immediately west of Interstate 10 to be developed into an 8 -lane roadway by 2025, as forecasts by the Transportation Element of the Town of Marana General Plan. The noted Transportation Element also forecasts the balance of Tangerine Road west of the freeway and Tangerine Farms Road Loop, which traverses the Tangerine Commerce Park Specific Plan area, as a 4 - lane arterial by 2025. Frontage Road Frontage Road is a two-lane access road, which runs along both sides of the I-10 providing access to the Town. The eastbound Frontage Road is a one-way roadway and the westbound Frontage Road currently provides two -direction traffic flows. There are traffic flow adjustments along the Frontage Road proposed in the future improvement plans. The roadway improvements are anticipated to provide for safer traffic accessibility to the Town. Page 57 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report Tangerine Farms Road At the southwest corner of the site, Tangerine Road turns into the proposed Tangerine Farms Road as it heads westerly toward the Gladden Farms developments. The Tangerine Farms Road alignment has been modified to facilitate efficient traffic flow at the future interchange. The 250 -foot Tangerine Farms Road right of way has been dedicated to the Town of Marana. Tangerine Farms Road is designed to accommodate 4 travel lanes, multi -use lanes, and sidewalks on both sides. A new I-10 interchange is planned approximately one-half mile north of the existing Tangerine Interchange. The new interchange will provide a "bridge" cross-over, over the railroad tracks and will connect with existing Tangerine Road at approximately the southwest corner of the TRICO facility. On the west side, the access from the new interchange will connect to Tangerine Farms Road, approximately one-half mile west of the I-10 Frontage Road. Currently, studies, reports and plans are being prepared for both ADOT and the Federal Highway Administration; this process should take about one year. Clark Farms Boulevard Clark Farms Boulevard is designed as a 150 foot right of way to accommodate a traffic flow coming to the I-10 Motorplex from the west. The right-of-way will be dedicated to the Town of Marana upon request or by block plat. Clark Farms Boulevard is designed to accommodate 4 travel lanes, multi -use lanes, and sidewalks on both sides. Exhibit II.C.8.e (1) Traffic Circulation and Existing Right -Of -Ways shows traffic circulation and existing right of ways. (2) Existing Internal Traffic Circulation Currently, the site is accessed via Tangerine Road to the south, Frontage Road to the east, a farm road along the western site boundary, and via three internal farm roads (2 north -south, 1 east -west) located within the site. Exhibit II.C.8.e (2) Existing Internal Traffic Circulation shows existing internal traffic circulation. (3) Existing Streets within One Mile of the Project Boundary: TM ENGINEERING COMPANY Table 2 shows all existing roadways within one mile of the project boundary. Information provided in Table 2 is based on: the Town of Page 58 The Shops at Tangerine & I-10 tllotorphx at Tangerine Specific Plan Development Capability Report Marana Transportation Plan; the Town of Marana General Plan; Pima Association of Governments: and the Arizona Department of Transportation. (4) Existing and Proposed Intersection within One Mile of the Project: BoundM most Likely to be Used by the Site: (a) Tangerine Road/Interstate 10 Interchange — Existing with proposed improvements; (b) Frontage Road/Tangerine Road — Existing with proposed improvements; (c) Tangerine Road Corridor/Frontage Road — Proposed; (d) New Frontage Road Alignment/Frontage Road — Proposed; (e) New Tangerine Road Corridor Alignments/New Frontage Road Alignment — Proposed; and (f) New Clark Farms Blvd./Tangerine Farms Road — Proposed. (5) Existing Bicycle and Pedestrian Wadjacent to the Site: There are no existing bicycle lanes or sidewalks adjacent to the site. Page 59 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plait —Development Capability Report EXHIBIT H.C.8.e (1): Traffic Circulation and Existing Right -©f --Ways 1 6' -'-N QOORE R87 le LEE ANGERINE FARMS UMT11 EiJGINELRI�]G C'.Of<4PANY TANGERINE ROAD SCALE: 1 "1500' DATE: 08-09-07 Page 60 I\ The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —Development Capability Report EXHIBIT II.C.8.e (2): Existing Internal Traffic Circulation Um"m ENGINEERING COMPANY ■w® SCALE: 1"=1500' DATE: 05-2005 Page 61 The Shops at Tangerine & I -l0 Motorplex at Tangerine Specific Plan Development Capability Report TABLE 2: Existing Roadways Within One -Mile of the Project Area Page 62 Future Future Street Tangerine Moore I-10 Tangerine Clark Farms Name Road Road Farms Road Boulevard I-10 WB Sanders Trico Road Frontage Road Marana to Not Not Segment Thornydale to I-10 Tangerine Available Available Road Limited Functional Access Classification Arterial Arterial Facility Arterial Arterial Median No No Yes Yes Yes Existing 100 feet/ 60 feet 380 feet 250 feet 150 feet R.O.W. varies Travel Lanes 2 2 4 4 Lanes 2-4 Lanes (planned) (planned) Speed Limit 40-50 35 75 40-45 Not Known Recorded 8,044 2,175 48,000 Not Not ADT Available Available Source/Year PAG PAG PAG Not Not ADT 2005 2006 2005 Available Available Recorded Bicycle Lanes No No No (planned) (planned) Pedestrian No No No (planned) (planned) Ways Town Town Ownership of Marana Town of Marana Town (site of Marana ADOT of Marana vicinity) (site vicinity) Surface Paved Paved Paved Proposed Proposed Condition Paved Paved Program for Yes Yes Yes Under Future Improvements Construction Construction Responsible program Town of Town of Town of Town of for through Marana/ Marana/ Marana/ Marana/ Impry/Constr. RTA Developer ADOT Developer Developer Page 62 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report 9. Open Space, Recreational Opportunities, Parks and Trails The following documents have been consulted for the development of this portion of the Development Capability Report: Pima County Trail System Master Plan; the Town of Marana Park, Trail, and Open Space System Master Plan, 2000; the Santa Cruz River Corridor Plan, 2001; the CAP Aqueduct Trail Plan; the Town of Marana Master Transportation Plan; the Northwest Marana Area Plan and the Town of Marana General Plan. A primary goal of the Town of Marana is to provide an interconnected trail system that will tie the major rivers to the Tucson and Tortolita Mountain ranges and to residential areas. The spine of the Town of Marana trail system is the Santa Cruz River Park, located approximately a half a mile south of the site. Along with regional trails provided along the CAP canal, the Town of Marana trail system is planned to accommodate the alternate modes of transportation connecting the system with other regional trails and providing recreational opportunities to local population. As suggested in the Town of Marana General Plan, the incorporated trail system should be considered integral element of all new specific plan developments. According to the Town of Marana Park, Trail and Open Space System Master Plan, there are three existing or proposed trails within one mile of the site. Juan Bautista De Anza National Historical Trail is located along the Santa Cruz River Corridor and the proposed liner park, approximately a half a mile south of the site. The CAP Aqueduct trails run approximately a half a mile east of the site, and east of the Interstate 10, and continues further to the south. The Wild Burro Wash trail is also located east of the Interstate 10. See Exhibit II.C.9.a for the locations of existing open space, recreational facilities, parks, and trails within one mile of the site boundary. A description of these trails is provided in Table 3. TNi Page 63 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report TABLE 3: Inventory of Trails within One Mile of the Site Boundary Candidate Trail Santa Cruz River Corridor CAP Aqueduct Trail Wild Burro Wash Trail Trail Map Code Trail # 8 Trail # 3 Trail # 36 Trail Type P P C Wash/River River No Wash Utility/Road R.O.W. No Yes No Linear Park Yes No No Foot Yes No Yes Horse Yes No Yes Mountain Bike Yes No No Road Bike Yes No No Trail Type Code: P = Primary Trail, C = Connector Trail TM ENGINEERING COMPANY Page 64 The Shops at Tangerine & I -I0 Mntarplex at Tangerine Specific Plan -Development Capability Report EXHIBIT II.C,9.a: Open Space, Recreational Opportunities, Parks and Trails TN ENGINURING COMPANY MEMNON SCALE: 1"=3000' DATE: 08-09-07 Page 65 • e, 11 1111111 '"'\`�-$_ „��wilil lnufll• r � �i r • � - ` r �\ h nluumr piunnun e7 J c r1e1,n1p b� rtmr.. p � U t • ���. �� `may � ■■ ■ ��;: r7ini�7n � r_ � it •7.`r': _ I ■ V■ ■�—I�°Is/iia. �` � AVRA - VALLEY 1 N- - ���lll�■■ii,7 TN ENGINURING COMPANY MEMNON SCALE: 1"=3000' DATE: 08-09-07 Page 65 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report 10. Existing Infrastructure and Public Services This portion of the Development Capability Report identifies existing infrastructure and public services within a one mile radius: (a) schools; (b) sewers; (c) fire services; (d) major transportation corridors; (e) public facilities; (f) water; (g) private utilities; (h) solids waste disposal; and (i) effluent use. a. Schools The proposed land uses for The Shops at Tangerine & I-10 Alotorplex at Tangerine Specific Plata area include: regional retail center and auto park. Schools are not anticipated to be affected by the proposed development. b. Sewer A sewer connection will be necessary to serve the proposed uses of the site. The project area can be provided with an offsite sewer to the south along the alignment of the proposed Tangerine Farms Road. The sewer for the site is proposed to tie into the public sewer to be constructed for the Gladden Farms, Blocks 26 through 43, west of the site. The Gladden Farms Blocks 26-43 is connected into an 18 -inch sewer proposed in Moore Road. Projects flow calculations for project areas indicate a 10 -inch sewer on-site and 12 -inch sewer off-site will be required. The 12 -inch sewer could tie into a proposed 15 -inch or 18 -inch gravity sewer proposed in the eastern portion of Gladden Farms. Based on the flow calculations the proposed sewer in Gladden Farms will not need to be oversized for the flows from the project area. Final flow calculations may need to be adjusted to include proposed developments upstream of the site. Exhibit II.C.10.b Sewer shows existing and proposed sewer lines within the site. The project site is tributary to the Marana Wastewater Treatment Facility. However, the treatment plant is currently operating under full capacity and an additional expansion of the plant would be necessary to meet new demands (See Exhibit II.C.10.b(1), Pima County Wastewater Capacity Response Letter). C. Fire Services SM 81 ENGINEERING COMPANY The project area has recently been annexed into the Northwest Fire District and will be served by the Northwest Fire District. Exhibit Page 66 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report II.C.10.c, Fire Services shows the project area as part of the Northwest Fire District. d. Police Protection The Town of Marana Police Department, located within the Marana Municipal Complex at 11555 W. Civic Center Drive, will respond to public safety calls from the Shops at Tangerine & I-10 Motorplex at Tangerine commercial center. The facility is located approximately two miles from the property. e. Major Transportation Corridors The primary corridors serving the project area are: Interstate 10, Frontage Road, and 'Tangerine Road. Proposed corridors anticipated to serve the project area in the future are: Tangerine Farms Road and Clark Farms Blvd. In addition, a detail Traffic Study for the project area will be submitted under separate cover. The Traffic Study provides an overview of the traffic operations and the recommended improvements for The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan area. . f Public Facilities The public facilities within one mile of the project area are: Central Arizona Project (CAP) Pump Station located south of the site, and Pima County owned Tangerine Landfill located approximately 500 feet southwest of the site. Exhibit II.C.10.e shows the public facilities location. g. mater The project site is located within the Town of Marana Water Service area. A 16 -inch water transmission main and a parallel 8 -inch non -potable line are designed and will be constructed within the Tangerine Farms Road right of way. A water service agreement between the developer and the Town of Marana needs to be obtained. h. Private Utilities TM ENGINEERING COMPANY Private utility companies exist within the project area and will provide services to the site. Electrical services for this site will be provided by Tucson Electric Power (TEP). TEP currently has facilities in Tangerine Road, along the western I-10 frontage road, and in Moore Road. TEP Page 67 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report anticipates the system reinforcements within the future Tangerine Farms Road. Natural gas service is to be provided by Southwest Gas, which is likely to extend its system along the Tangerine Farms Road, making service available to the project site. Qwest communications will most likely provide telephone service and Comcast will provide cable service to the site. i. Solid Waste Disposal There is no waste disposal currently provided on the site. The waste disposal locations will be provided during development of the site. The proposed regional center will contract private waste vendors, such as Waste Management, for waste services. j. Effluent Use/Non Potable Water FM ENGINEERING COMPANY There are no effluent water facilities currently available at the property. A non -potable water line will be developed within Tangerine Farms Road to provide an opportunity for landscape irrigation with non -potable water sources. Two Cortaro Marana Irrigation District (CMID) wells are located along the site's western boundary; one approximately 35 feet from the site's southwestern corner, and the other one more to the north. CMID is obligated to provide, and landowners obligated to accommodate, delivery of irrigation water to the `high quarter corner' of properties within the District. Upon development and retirement of the farm fields, a secondary water system will be required throughout the site with service provided to all parcels. The secondary water system is also required by the Town of Marana as a condition of potable water service. The secondary water system will likely be maintained by the Marana Water Department. There are also two major irrigation canals along Tangerine Road and Frontage Road, which were used for previous agricultural activities. All canals located on or adjacent to the property will be placed underground or otherwise protected from public access as approved by the Town of Engineer and CMID. Page 68 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plait Development Capability Report AVRA VALLEY Tll MM ENGINEERING COMPANY EXHIBIT II.C.10.b: Sewer SCALE: 1"=3000' DATE: 08--09-07 Page 69 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.C.10.b (1): PC Wastewater Capacity Response Letter a Pima County Wastewater Management Department 201 N. Stone Ave., 8th Floor Michael Gritzuk, P.E. Tucson, Arizona 85701 Visit our website: Director (520) 740-6500 http:/hvww.pima.gov/wwm November 3, 2006 Mary Solorzano Rick Engineering Company 1745 E. River Road, #101 Tucson, AZ 85718 Capacity Response No. 06-344 RE: Westcor Marana, 295 Commercial Acres on Parcels # 217-55-012A, -012C, -013D & -013E. Greetings: The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF). At this time, all available capacity has been allocated. The current rated capacity of the MWTF is 200,000 gallons per day (gpd). Current flows are in excess of 120,000 gpd. If development continues as projected, flows will reach 200,000 gpd by the end of 2006. An additional increment of 0.5 million gallons per day (MGD) treatment capacity is scheduled for completion by late 2006, with at least 1 MGD operational in 2007. Bond funding is available for this new facility. No sewer conveyance is adjacent to the property. One option is for the developer to build an off site sewer along 1-10 (north and west) and connect into the extension being built in West Moore Road to serve the Vanderbilt subdivision. This is not a commitment of conveyance capacity but a statement of the status of the system as of this date, and is valid for 90 days. If further information is needed, please feel free to contact us at (520) 740-6500. Respectfully, Robert G. Decker, P.E. Development Services Manager RD:ks c: Subhash Raval, DSD; Ilene Deckard T11, R11, Sec. 36 M Page 70 kD, The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.G.10.c: Fire Services mm", ENGINEERING; COMPANY SCALE: 1"=3000' DATE: 08-09-07 Page 71 0 The Shops at Tangerine & I -IO Motorplex at Tangerine Specific Plan Development Capability Report EXHIBIT II.C.10.e: Public Facilities mm%m�� SCALE: 1"=3000' DATE: 05-2005 ENGINEERING COMPANY Page 72 The Shops at Tangerine & M0 Motorplex at Tangerine Specific Plan Development Plan Section III Development Plan TM ENGINEERING COMPANY Page 73 The Shops at Tangerine & I-10 Alotorplex at Tangerine Specific Plan Development Plan A. Introduction The Development Plan Section of The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan is used as a method to implement the General Plan at a more detailed site-specific level for a focused area. The Specific Plan identifies the planning considerations of such parcels and imposes regulations and controls to guide development in orderly and compatible manner. The Specific Plan establishes the type, location, density, and character of development within the Plan area. The Plan provides the standards and the guidelines to ensure that future development will occur in a controlled manner with infrastructure in place. This section of The. Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan includes the development concept and the Land Use Designations for 281 acres of land. The development concept serves as a framework for the logical phased use of the site. The Land Use Designations identify type, location and intensity of land uses, circulation patterns, character, and inter -relationships of the phased development. This section also contains goals, objectives, and policies of the plan combined with various plan components. These components provide the rationale for the Development Regulations found in Section IV. B. Development Plan Concept The development plan for The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan will be designed to be consistent with the economic development vision of the area. The development plan concept is intended to provide the framework for economic and employment opportunities for the Town of Marana in the form of tax revenue and employment generating businesses, and roadway improvements. The development concept furthers the overall vision of the Town of Marana by: Strengthening the partnership among the land owners, the Town of Marana and ADOT with respect to Marana's regional transportation improvements needs; e Addressing drainage constraints such as watershed impacts and storm water flows currently impacting the site; M Including a regional center that will establish a community gateway and economic development opportunities along the I-10 Corridor and within the Town of Marana's northwest growth area; Page 74 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Plan • Supporting economic development efforts within the area. C. Relationship to Adopted Plans In accordance with the Town of Marana General Plan, The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan is located in the Town of Marana Northwest Growth Area and the Northwest Marana Area Plan. The Town of Marana General Plan identifies the Northwest area as a prime area for the development of commercial and industrial uses along the I-10 corridor, urban villages, and a town center area as identified in the Northwest Marana Area Plan. The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan addressed the needs of the Northwest growth area by offering a variety of both small and larger scale commercial uses in the area. The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan contains goals and policies that are in conformance with those outlined in the Town of Marana General Plan. D. Land Use a. Designated Land Uses The following land uses are designated within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan: • Regional Retail Center (RRC) • Auto Park (AP) b. Land Use Definitions YAi 03 ENGINEERING COMPANY The designated uses within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan area are defined as follows: (i) Regional Retail Center (RRC) This land use is intended to accommodate regional and local businesses and services, and a variety of commercial and professional activities. The regional retail center encompasses approximately 166 acres. Principle uses include but are not limited to major department stores, retail shops, appliances stores, theaters, etc. Compatible uses are identified in the Regional Commercial (RC) zone of the Marana Land Development Code. Page 75 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Plan (ii) Auto Park (AP) The Specific Plan includes a regional auto park, encompassing approximately 115 acres of the project site. Principal uses include but are not limited to automotive supplies and service stations, auto dealers, service stations, and car washes. The auto park is intended to serve both the local and regional markets of the area. Additional land uses allowed are found in RRC of The Shops at Tangerine and 1-10 Motorplex at Tangerine Specific Plan. TABLE 4: Planning Areas Planning Land Use Acreage Areas 1 Regional Retail +/-166 ac Center (RRC) 2 Auto Park (AP) +/-115 ac �Tm ENGINEERING COMPANY Page 76 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Plan E. Circulation As displayed in Exhibit III.E, Proposed Access Points and Traffic Signal Locations, there are two primary access points, with traffic signals, from Tangerine Farms Road to the I-10 Motorplex at Tangerine (AP). One secondary access point is provided from Clark Farms Boulevard and one from the Interstate 10 Frontage Road. There are three primary access points, with traffic signals, from Tangerine Farms Road to The Shops at Tangerine (RRC), as shown in Exhibit III.E. In addition, six secondary access points, four from the Interstate 10 Frontage Road and two from the Tangerine Road Interchange provide direct access to RRC. 1. Existing and Proposed Right -of -Ways The circulation element for The Shops at Tangerine & I-10 Motor°plex at Tangerine Specific Plan includes the following components: a. Tangerine Farms Road The Tangerine Farms Road alignment has been modified to facilitate efficient traffic flow at the future interchange. The right of way for Tangerine Farms Road is 250 feet wide and has been dedicated to the Town of Marana. The Town upon the completion of new developments will abandon the Tangerine Road right of way. Figure A shows the cross section for Tangerine Farms Road. b. Clark Farms Boulevard Clark Farms Boulevard along the site's western boundary will be extended from the Gladden Farms II Specific Plan located west, and from the Rancho Marana, Specific Plan located north of the site. Clark Farms Boulevard will have a 150 -foot right of way to accommodate 4 travel lanes, multi -use lanes, and sidewalks on both sides. The right of way will be dedicated to the Town of Marana upon request or by block plat. Figure B shows the cross section for Clark Farms Boulevard. c. Bypass Frontage Road VIA The I-1.0 freeway currently has a two-way frontage road that will be converted to allow only one-way traffic in the future. In order to provide access to the site, this connection road will be constructed to tie into exiting Bypass Frontage Road. Any modifications of access to the Page 77 The Shops at Tangerine & 1-10 Motorpltw at Tangerine Specific Plan Development Plan frontage road will be subject to review by the Town of Marana and Arizona Department of Transportation. d. Access Management Tangerine Farms Road is designed with three median openings to allow for right and left turns on and off of the site. As indicated on the circulation concept plan, the right turn lanes provide access from Frontage Road only, as Frontage Road is to be reconstructed to allow only one-way traffic in the future. A proposed access point on Clark Farms Boulevard will provide direct access to the I-10 Motorplex. e. Internal Circulation Internal circulation of the project includes a network of the 60 foot and the 90 foot right of ways, which serve as collectors within the project. The required landscaping will be located within the 90 foot right-of-ways. The new Tangerine Interchange connector road that runs through the Regional Retail Center will be a 4-6 lane arterial roadway within a right- of-way wide enough to fully contain the roadway and the required fill slopes. The right-of-way will be dedicated to the Town by plat. See Figure C for a collector street cross-section. TM ENGINEERING COMPANY Page 78 The Sloops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Plait Iw. '.r1-11WeUlm-x Proposed Access Paints and Traffic Signal Locations Legend Auto Pack ® Auto Park - �"'; Main Access With Signal ® The Shops Secondary Access At Tangerine Regional Retail Center: Project Boundary Q Main Access With Signal O Secondary Access ami" ENGINEERING COMPANY I ELLERMANN, SCHICK BRUNO UNIiEMPI PI1UYIfM6 i��tn w iaanmr 09.10.07 REVISED 11.05.07 REVISED 11.21.07 Page 79 The Shops at Tangerine & I -I0 Motorplex at Tangerine ,Specific Plan Development Plan 1-10 Motor Plex At Tangerine 3 �� OCir P¢shecEF¢rmsRodd �� 11 Fufure , J `— Commercial ------T-----__ p��� � Parcel r-- �s rTttTs�n W'T-rTTT TM N ENGINEERING COMPANY EXHIBIT 111. E.1: Conceptual Master Site Plan THE SHOPS At TANGERINE Win, Aflrlli Legend tvestcor Q Auto Park. Q Town of Marano (T.O.M.) approved Traffic Signal The Shops with full median opening At Tangerine. Project Boundary The Shops At Tangerine Conceptual Master Site Plan Site Plan is for Illustrative purposes only and subject to drange. NOT U A PART Page 80 Q [=W Qq 7007 pgraa 2M 1B oECE.3M ]WS fJ1F3iNMN, $MUNNO & QAI The Sloops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Plan QM "' "" , •, • STRIICM& SECTION TO K PROVIDED WITH EM SUBDIVISION REVIEW s MEANDERING SIDEWALK NE A MI NO SCALE FIGURE A: Tangerine Farms Road Typical Section with Full Median RM M • STRUCTURAL SECTION TO K PROVIDED WITH EACH SUBDIVISION REVIEW a IEAIBERINO SIDEWALK R/W STREET SECTN� FIGURE B: Clark Farms Boulevard Typical Section with Full Median TM FM ENGINEERING COMPANY Page 81 SO 209 (TYP) The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Development Plan 90' 90' R/W STREET SECTION C NO SCALE FIGURE C: Town of Marana Urban Collector — 90' R1W (for Auto Park roads) MMT", ENGIN�RRING COMPANY RM Page 82 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Plan F. Drainage Design As mentioned in Section II.C.2 Hydrology and Water Resources, there are off-site flows from the culvert under I-10 that are likely to affect the subject property from the east. The existing RCBC is partially buried and its outflow is partially blocked by the frontage road. The nature and quantity of these flows will be further evaluated in the drainage report(s) prepared for the frontage road design and/or the development of the site. The necessary improvements to convey the flows will be determined at that time and will be incorporated into the drainage improvements for the frontage road and/or the development. The project site will accept the existing runoff and discharge the onsite flows in a manner similar to the pre -development conditions. In order to accomplish this, a retention basin and/or underground retention basin system will be required. The storage volume required must meet the Town of Marana Development Requirements for Drainage in Northern Marana. Therefore, 94 acre-feet of storage will be required. For a basin with a maximum depth of 2.5 feet, the surface area of the basin would be 38 acres (1,655,000 square feet). The existing flow will be conveyed across the project site or will be accommodated by the appropriate drainage facilities so that there will not be significant encroachment. The improvements will not modify the existing drainage patterns. Exhibit III.F: Conceptual Drainage Plan depicts the proposed drainage pattern for the project site. G. Goals and Objectives The goal of The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan is to establish a development framework that will provide for economic development and compatible land uses. Objectives: • Identify compatible land uses that will add to the Town's tax revenues, employment opportunities, and to the overall attractiveness of the town. • Provide design guidelines that promote compatibility between land uses. • Provide circulation and right of way that is compatible with future circulation requirements. • Identify parameters for development that address drainage patterns, and other infrastructure issues. TA7 Page 83 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —Development Plait EXHIBIT III.F: Conceptual Drainage Plan ,ROAD Z� < OFFS I TEs WATERSHEDS - 1 � 1/ -)RETENTION B A S I N S — 0 - lil ,gyp RE TENT I ON BASINS�' aI W- mr-n :ROAD v _ - , FANG I ROAD a T MM" ENGINEERING COMPANY -%m%m SCALE: 1"=1500' DATE: 05-2005 Page 84 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan Development Regulations Section IV Development Regulations Page 85 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Regulations A. Introduction These Development Regulations serve as the primary mechanism for implementing The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan. They set forth a framework for planning in an orderly and consistent manner while providing the flexibility needed to anticipate future needs. As provided in the Development Plan section of this document, principal land use designations within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan are: • Regional Retail Center (RRC) • Auto Park (AP) B. Applicability of Town of Marana Land Development Code If an issue, condition or situation arises or occur that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code shall apply. Compatible land use designation is Regional Commercial (RC) of the Marana Land Use Code. C. Development Standards The following standards have been assigned to each land use designation within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan. Each designation has a list of permitted uses and development standards to ensure quality of design. 1. Regional Retail Center (RRC) a. Permitted Uses ■ Regional Shopping Malls ■ Lodging Facilities ■ Banks and Financial Institutions ■ Professional/Medical/General Office ■ Restaurants ■ Retail and Wholesale Uses ■ Recreational Uses ■ Personal Services ■ Government/Public Service Facilities ■ Supermarkets ■ Home Improvement Centers ■ Pet and Pet Supply Stores mm'M1' ENGINEERING CoMP�NY Page 86 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Regulations TM1t ENGd�EBRING COMPANY ■ Theaters ■ Personal Storage ■ Gas Stations and Service Centers ■ Motels and Hotels ■ Similar Uses as Allowed by the Planning Director b. Development Standards ■ Minimum Site Area: None ■ Maximum Site Coverage*: 30% (*includes only building coverage of the site) ■ Exterior Boundary Building Setbacks for the Entire Center: 50 feet ■ Maximum Building Height: 65 feet ■ Building Separation: Per Building Code ■ Loading Areas shall be per store requirements. Must be acceptable to the Planning Director. ■ Setbacks Along Internal/ External Boundary Line: ■ Parking Regulations: n Parking stalls may be 90°, 70', or 60° or parallel. 70° parking rows shall be 56 feet on center. See Detail D, 701 Parking Stall for example. Figure E shows a detail of diamond plater. © Overall site -parking ratio shall be 4.5 per 1,000 S.F. of gross leaseable area. C. Drive-thru Standards ■ All drive-thru lanes will be designed per the Pima County Subdivision and Development Street Standards. Page 87 Landscape Building Location Setback Setback Tangerine Farms Road 50 ft. 50 ft. (Retention) Clark Farms Blvd. 40 ft. 50 ft. (Retention) Highway I-10 Frontage Min 10 ft. 50 ft. Future Public Road within the RRC Min 15 ft. 15 ft. 15 ft. from Internal Pads adjacent drives ■ Parking Regulations: n Parking stalls may be 90°, 70', or 60° or parallel. 70° parking rows shall be 56 feet on center. See Detail D, 701 Parking Stall for example. Figure E shows a detail of diamond plater. © Overall site -parking ratio shall be 4.5 per 1,000 S.F. of gross leaseable area. C. Drive-thru Standards ■ All drive-thru lanes will be designed per the Pima County Subdivision and Development Street Standards. Page 87 The Shops at Tangerine & I-10 Votorplex at Tangerine Specific Plan Development Regulations 2. Auto Park (AP) TFM1 ENGINEERING CO�tP?�NY a. Permitted b1ses ■ Uses associated with auto parks and sales, servicing and maintenance of autos. ■ Automobile Sales ■ Automobile Service Stations ■ RV's Sales (including servicing and maintenance) ■ Boats Sales and Servicing ■ ATV's Sales and Servicing ■ Motorcycles Sales and Servicing ■ Car Washes ■ All permitted uses listed in Regional Retail Center. ■ Similar Uses as Allowed by the Planning Director. b. Development Standards ■ Minimum Site Area: None ■ Maximum Site Coverage*: 30% (*includes only building coverage of the site) ■ Minimum Building Setbacks (from any parcel line or public street right-of-way): o Front: min 20 feet o Side: 10 feet © Rear: 10 feet o Corner: min 20 feet ■ Minimum Landscape Setback: 15 feet ■ Maximum Building Height: 60 feet ■ Building Separation: Per Building Code ■ Parking Regulations: Q Cars will be allowed to be displayed at each dealership entry. a Dealership display cars are allowed along the front of the dealers' lots so the autos can be visible from the public streets. Page 88 Tlie Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Development Regulations O z m FIGURED: 70° Parking Stall Detail O z m D CHI BUND 11.17.07 Page 89 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan --Development Regulations FIGURE E: 6'x 6' Diamond Planter Detail ELLERMANN, SCHICK & BRUNO zw Page 90 09.10.07 The Shops at Tangerine & I-10 Motofplex at Tangerine Specific Plan — Implementation and Administration Section V Implementation and Administration The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Implementation and Administration A. Purpose and Intent This section provides information regarding general administration and amendment procedures. The regulations and guidelines contained in this Specific Plan prescribe the implementation of development on The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan site. For the purpose of identifying those responsible for implementation of the improvements of The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan area, two entities must be identified. These are the Builder and the Town of Marana. The Builder is the purchaser of a development area responsible to build for ancillary roadways and building within the areas of ownership following the precepts provided in the Development Regulations and Design Guidelines sections of this document. The Town of Marana is the entity responsible for ensuring the basic infrastructure facilities are planned and constructed to serve the development areas within The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan. The Town of Marana is also the entity responsible for the maintenance and management of all dedicated public roads. The basic procedures specified for processing projects within the Specific Plan boundaries are: (1) Development Plan Review Process for each commercial project within the Specific Plan area; and (2) Preliminary/Final Plats for the processing of any project requiring lotting. B. Applicability of Town Ordinances The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. The Specific Plan may also be regulated by terms of a development agreement between the Town and the landowner. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan or the development agreement, those regulations of the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be used by the Planning Director and the Planning Department as the guidelines to resolve the unclear issue, condition or situation. Approval of the proposed development of this site will follow all applicable Town and Land Development Code requirements in effect at the time of application, or as modified. Tit Page 92 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Implementation and Administration C. Development Plan and Plat Review Process All development plans and plats within The Shops at Tangerine & I-10 Motorplex at Tangerine shall be subject to and implemented through the review and approval process adopted by the Town of Marana. In addition, all development is subject to the building permit process as outlined by the Town of Marana. D. General Implementation Responsibilities The owner of the lands designated for Regional Retail Center is the implementation entity responsible for the engineering and implementation of spine infrastructure serving the commercial and employment -generating uses within the site. The owner of the lands designated for Auto Park is the implementation entity responsible for Auto Park uses. E. Specific Plan Administration 1. Enforcement The Shops at Tangerine & I-10 Motosplex at Tangerine Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Town of Marana Land Development Code, Town Code and stipulations provided in the Development Agreement between the Town of Marana and landowners within the Specific Plan, or as modified. 2. Administrative Change YM ENGINEERING C©MPANY Any changes that may need to be made to The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan must conform to the goals and objectives of the Specific Plan. The Town of Marana Planning Director may make certain changes to the explicit provisions in the Specific Plan administratively, providing said changes are not in conflict with the overall intent as expressed in the Specific Plan, or as modified. The Planning Director's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal by the Town of Council. Categories of administrative change include, but are not limited to: Page 93 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan Implementation and Administration ■ The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; ■ Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity in the Specific Plan area; ■ Changes to development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the Specific Plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval; or ■ Changes to development regulations that are in the interest of the community and do not affect health or safety issues. Substantial Change This Specific Plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. Interpretation Interpretation of the provisions of this Specific Plan shall be the Planning Director responsibility. Appeals to the Planning Director's interpretation may be made within fifteen (15) days from the date of the interpretation to the Board of Adjustment. 5. Fees FM ENGINEERING COMPANY Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the same time of development. Page 94 The Shops at Tangerine & I-10 Alotorplex Specific Plan —The Shops at Tangerine Design Guidelines Section VI The Shops at Tangerine Design Guidelines Page 95 The Shops at Tangerine & I -IO A1otorplex Specific Plan —The Shops at Tangerine Design Guidelines A. Purpose and Intent The purpose of the Shops at Tangerine Design Guidelines is to establish clear design and development standards for commercial development that foster high-quality, attractive development that is compatible with the town's General Plan principles and policies. Furthermore, the guidelines are intended to: a. Encourage consistency in the quality of commercial development within the town. b. Establish a set of baseline review criteria for commercial projects (both new development and renovation of existing centers) that provide consistency for town staff, elected officials, and the development community. C. Foster a more creative approach to commercial development in the town. d. To serve as the foundation for the development of future commercially oriented specific plans. e. Assure the fair and consistent application of the town's design objectives for commercial projects; and f. Ensure that commercial development is functional and safe. B. Applicability of Town of Marana Land Development Code If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code shall apply. C. Relationship to Other Documents The Guidelines are one of several documents providing design guidance or restriction for the development and will be the primary document for use by the Declarant, Declarant's builders, end users and tenants in undertaking any improvements, expansions, alterations or remodels. Other documents (available from Declarant) relating to the physical development of the I-10 Motorplex at Tangerine, but are not limited to: A. The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan. 2 Page 96 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines B. Marana Commercial Design Standards within the Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan (Section VI). C. Declaration of Covenants, Conditions, Restrictions and Easements for I-10 Motorplex at Tangerine (the CC&R's). D. Tract Declarations affecting certain Parcels. E. Marana Land Development Code. F. Master Circulation Exhibit. G. Master Access Exhibit (MAE). D. Interpretation These Guidelines establish a minimum standard of quality to ensure compatibility. All deviations from these Guidelines will be subject to the approval of the Declarant's Design Review Committee, the Planning Director, and a variance application, if applicable. For purposes of interpretation of these Guidelines, the following provisions apply: • The use of "may" or "should" means permissive, recommended or advised, but not mandatory. • The use of "shall," "must," "will," "prohibited" or "not allowed" means compliance is mandatory and not voluntary or permissive. • Where terms or phrases are subject to more than one reasonable interpretation, the more stringent interpretation shall be intended. • Where two (2) or more provisions conflict within this document, the more specific controls the more general and the more stringent controls the less stringent. • Where two (2) or more provisions conflict between what is described in this document and what is described in any other document that has authority within the I-10 Motorplex at Tangerine, the more restrictive applies. FM EhGIi!'EERNG COMFANY Page 97 The Shops at Tangerine & I-10 .Votorplex Specific Plan —The Shops at Tangerine Design Guidelines The Declarant reserves the right to amend the standards and criteria contained herein. It is the obligation of the Applicant to request updated copies of the Guidelines. Approved Variances do not necessarily set precedent for future Variance applications/requests, denials or approvals. ENGINEERING Ct7MPr�NY Page 98 The Shops at Tangerine & I-]0Motorplex Specific Plan —The Shops at Tangerine Design Guidelines E. Design Guidelines Comparison Chart This section of The Shops at Tangerine & 1-10 Motorplex Specific Plan includes a comparison chart that explains the variations between the adopted Town of Marana Commercial Design Guidelines and proposed The Shops at Tangerine & I-10 Motorplex Specific Plan Design Guidelines. SHOPS AT TANGERINE Design Guidelines Section COMPARISON CHART T.O.M. Commercial Design Guidelines The Shops @ Tangerine Proposed Section Revisions Remarks Al b(1) Revised Majority of buildings should have The concept of the center does not entrances facing primary public or main allow for all buildings having the street. primary entrance facing the primary public street. Al b(1)(b) Does not affect the project. We meet all The site plan is designed for the requirements. Pertains to pad various building sizes and districts. buildings. Site plan dated 8-30-07 meets the intent. Al (b)2(ii) Revised Encourages a portion of the development We cannot enclose the main street to define a pedestrian or vehicle access due to the requirement of the corridor. stores as well as the required visibility. Retail areas cannot be enclosed or Al (b)2aiii Deleted otherwise restricted from view. Retail areas cannot be enclosed or Al (b)2aiv Deleted otherwise restricted from view. Al (b)3a Substituted encourage for maximum This provision is not applicable. extent practicable. The section is not applicable to this project. Changed town guidelines. A2(a)l Added areas to end of sentence. To clarify there will be different areas of retail. 2b3a Changed word; 'away to 'screened' from Flexibility is needed for buildings major roadways and adjacent residential near major roadways. areas. Changed word 'separated' and 'located away to screened. TM ENGINEERING COMPANY Page 99 The Shops at Tangerine & M0 Motorplex Speciflc Plan —The Shops at Tangerine Design Guidelines T.O.M. Commercial Design Guidelines Section Shops @ Tangerine Proposed Revisions Remarks 2b3a Added loading areas shall be per store Each store has its own requirements. requirements. 2b4b ii Changed word: 'any to'major'. Some adjacent walks may not Not applicable to auto park. warrant continuing. 2b4b Added - Pad building may access adjacent street walkways to fulfill these requirements. Deleted word 'continuous'. Added (e) Parking Added this section to clarify parking for this size of center. (1) Parking stalls may be 90°, 70°, or 60° or parallel. 700 parking rows shall be 56 ft. on center. (2) Overall site -parking ratio shall be 4.5 per 1000 S.F. of gross leaseable area. A3a2 Deleted paragraph 2 and substituted: Incorporate shade trees to provide opportunities for pedestrians to seek refuge from the harsh desert elements. 3bl a Delete the word: 'strongly. 3b1 bii Landscape retention will be located at the perimeter of the site which will not be able to be reduced. 3b1fi Added: '... in Main Street area'. vii Added: '...in Main Street area'. viii Added: '...and graphic panels as art'. Added:'... at Developer's discretion'. ix Added: 'Non -advertisement graphic panels'. g Added: ' ...or shade trees'. 3b2a Deleted: '... special'. Page 100 The Shops at Tangerine & I-1 d Motorplex Specific Plan —The Shops at Tangerine Design Guidelines T.O.M. Commercial Design Guidelines Section Shops @ Tangerine Proposed Revisions Remarks vii Added: 'Shade trees'. A6 Landscaping has been revised. A6 b3bi Revised to: "A minimum 3' masonry Due to the need for store signage visibility and the driver safety wall..." concerns. A7a4 Revise to: 'partially' protect views from Interstate 10. 7bib Revised to maximum unbroken fence or wall plane shall be 60 feet. Added: 'options' between the words following and to. 7b1 c Revised paragraph. 7b Added outdoor lighting items 1,2,3, and 4. Added this section to clarify site lighting. 131 bia Added:'... while allowing for corporate design elements for major stores and pad buildings'. bviii Added:' Shaded pedestrian walks'. biv Added: '...at building entrances'. 61 b2aAdded: '... that reflects the front facade' to first sentence. b Revised to: 'shall incorporate variations in wall design which shall include consideration of textures, colors, accent and decorative features and relief features.' 3b Added:'... while incorporating corporate design elements'. MM, ENGINEERING COMPANY Page 101 The Shops at Tangerine & I-10 Alotorplex Specific Plan —The Shops at Tangerine Design Guidelines T.O.M. Commercial Design Guidelines Section Shops @ Tangerine Proposed Revisions Remarks 4b Deleted "To the maximum extent feasible' and added: '... are encouraged to' between structures and be. Added: '...on one side' to end of 1st sentence. B2 biaii Deleted pronounced recesses and projections. Added: '(vii) Shaded pedestrian walks.' v Added:'... at building entrances.' 2b4 Deleted building transparency section. Other architectural features can accomplish same intent while being acceptable to national tenants. B3 biaiii Added: 'smooth', 'stained' CMU. Added: 'Textured tilt -up concrete panels; iv or panels incorporating decorative reveals.' ix Added: 'including spandrelite glass.' 2ai Replaced word 'or' with 'and'. v Added: '...does not preclude spandrelite glass.' Page 102 The Shops at Tangerine & I-10 ?hTotorplex Specific Plan —The Shops at Tangerine Design Guidelines F. The Shops at Tangerine Design Standards 1. Site Planning A. Site Layout and Building Orientation 1. Intent a. To ensure that the organization of multi -building commercial centers helps to define primary street frontages and development entrances, and to establish a more compact, pedestrian -friendly pattern of development. b. To encourage a less engineered, more naturalized approach to the treatment of washes, drainage basins, and other natural features in commercial developments. 2. Design Standards Tia (a) General 1. A majority of commercial buildings should be oriented with the primary building entrance facing the primary public or main street, unless topographical or other site features make such orientation infeasible. 2. The layout of large, commercial developments shall be designed to break the site into a series of smaller "blocks" defined by pad site buildings, pedestrian walkways, streets or other vehicular circulation routes. (b) Building Relationships and Orientation 1. Buildings within multi -building centers shall be arranged and grouped so that their primary orientation complements one another and adjacent, existing development and either: (i) Frames the corner of an adjacent street intersection or entry point to the development; Page 103 The Shops at Tangerine & M0 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines (ii) Encourage a portion of development to define a pedestrian and/or vehicle access corridor. (c) Washes/Natural Features 1. Encourage the incorporation of visual and functional amenities (e.g., naturalized drainages, pedestrian connections). B. Circulation and Access 1. Intent a. To provide safe, efficient, and convenient vehicular and pedestrian access and circulation patterns within and between development areas; b. To preserve the efficiency of arterial roadways as additional development occurs; and C. To ensure that delivery, trash, and loading facilities are located and sized so as to function without impeding regular vehicular and pedestrian circulation and access routes. 2. Design Standards (a) Preliminary Site Plan Requirements 1. In addition to preliminary site plan requirements outlined in Title 10 of the Land Development Code, the following shall be illustrated: (i) Vehicular circulation and access; (ii) Pedestrian circulation and access; (iii) Stacking capacity of drive-thru lanes, if applicable; (iv) Location and access to trash receptacles; and (v) Loading and delivery circulation and access. TM Page 104 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines ENGINEERING CgMPANY (vi) Building layout and orientation. (b) Vehicular Circulation and Access 1. Vehicular connections shall be provided from a development site to adjoining roadways or circulation routes on adjacent properties to allow convenient access to multiple businesses and to help reduce the overall number of access points on arterial roadways. 2. Circulation patterns for drive-thru facilities shall be designed to accommodate the stacking of vehicles without interfering with the movement of vehicles or pedestrians on primary circulator routes. 3. To the maximum extent feasible, drive aisles shall utilize a two-way traffic circulation pattern unless buildings are configured in a "Main Street" pattern that can efficiently accommodate on -street parking, a one-way traffic flow, or other alternative circulation pattern. 4. The preferred parking design shall be 90° parking stalls, with two-way traffic. (c) Loading, Trash Receptacle, and Delivery Area Circulation and Access 1. Loading and delivery facilities shall be screened from customer parking, pedestrian areas, and main drive aisles and screened from major roadways and adjacent residential areas. The subject screen shall consist of a solid wall on a minimum of two sides. 2. Developments that include fuel dispensing facilities shall delineate the delivery vehicle radius to safely deliver the fuel without conflicting with the operation of the facilities. 3. On smaller sites, where separate facilities may not be feasible (e.g., gas station), a Circulation and Access Plan must demonstrate that loading and unloading of goods and trash receptacles may be accomplished without disrupting primary vehicular access and circulation. Page 105 The Shops at Tangerine & I-10 Motorplex Specific Plan -The Shops at Tangerine Design Guidelines RE 4. Loading areas shall be per stores requirements and acceptable to Planning Director. (d) Pedestrian Circulation and Access 1. All on-site sidewalks and pedestrian walkways shall be a minimum of 6 feet in width. 2. A network of on-site pedestrian walkways shall be provided to allow for direct access and connections to and between the following: (i) The primary entrance or entrances to each commercial building on the site, including pad site buildings; (ii) Major sidewalks or walkways on adjacent properties that extend to the boundaries shared with the commercial development; (iii) Any public sidewalk system along the perimeter streets adjacent to the commercial development; (iv) Where practicable and appropriate, adjacent land uses and developments, including but not limited to adjacent residential developments, retail shopping centers, office buildings, or restaurants; and (v) Where practicable and appropriate, any adjacent public park, greenway, or other public or civic use including but not limited to: schools, places of worship, public recreational facilities, or government offices. (vi) Pad building may access adjacent street walkways to fulfill these requirements. 3. On-site pedestrian walkways shall not "dead-end" without a logical connection. 4. At each point that a designated on-site pedestrian walkway crosses a parking lot, street, or driveway, the Page 106 The Shops at Tangerine & M O Vlotorplex Specific Plan —The Shops at Tangerine Design Guidelines walkway shall be clearly visible to pedestrians and motorists through the use of one or more of the following delineation methods: (i) A change in paving material or paving color; (ii) A change in paving height; (iii) Decorative bollards; (iv) A painted crosswalk; (v) Signage; or (vi) A raised median walkway buffered by landscaping. (e) Parking 1. Parking stalls may be 90°, 70°, or 60° or parallel. 70° parking rows shall be 56 feet on center. 2. Overall site -parking ratio shall be 4.5 per 1,000 S.F. of gross leaseable area. C. Pedestrian Amenities and Refuge Areas 1. Intent a. To provide opportunities for outdoor patio dining, plazas, and other outdoor gathering spaces that encourage pedestrian activity within commercial developments. b. Incorporate shade trees to provide opportunities for pedestrians to seek refuge from the harsh desert elements. 2. Design Standards TM (a) Outdoor Gatliering Spaces 1. The incorporation of plazas, pocket parks, patio dining spaces, and other outdoor gathering spaces is encouraged for all commercial development, particularly in large, multi -building developments. Page 107 The Shops at Tangerine & I-10 ,Votorplex Specific Plan —The Shops at Tangerine Design Guidelines 2. Developments that incorporate outdoor gathering spaces shall be eligible for the following incentives: (i) For each 2,000 square feet of dedicated outdoor dining space, a 2 -foot reduction in the required perimeter landscape buffer may be granted. (ii) For each 8,000 square feet of dedicated plaza, pocket park or similar outdoor gathering space, a 5 foot reduction in perimeter landscape buffer may be granted. 3. Incentives shall be evaluated in conjunction with parking lot screening alternatives to evaluate eligible level of credit. The following limitations shall apply: (i) Cumulative credits shall not exceed a 10 -foot reduction in the required perimeter buffer; (ii) Reductions may not be granted where the reduction in perimeter landscape buffer would occur adjacent to a separate residential area. 4. Outdoor gathering spaces shall be integrated as part of the overall design of the center and shall be located within close proximity of anchor tenants, transit stops (if applicable), or attached to the building that they are intended to serve. 5. Single -tenant or in-line centers with a limited site area shall incorporate outdoor gathering spaces by expanding pedestrian walkways along the front or side of the building, to the maximum extent feasible. A minimum of 4 feet in depth shall be dedicated for the outdoor gathering space to maintain clear circulation for pass-through pedestrian traffic. 6. Outdoor gathering spaces shall incorporate a variety of pedestrian -scaled features such as the following options: Page; 108 The Shops at Tangerine & I-10 Ylotorplex Specific Plan —The Shops at Tangerine Design Guidelines MMT", ENGINEERING CGMP<4NY (i) Bollards; in main street area; (ii) Tables and chairs; (iii) Benches; (iv) Seat walls and/or raised landscape planters; (v) Shade trees; (vi) "Comfort Station" (restrooms), trash receptacles; (vii) Pots or hanging baskets filled with seasonal plant material; in main street area. (viii) Information kiosks or signage; and graphic panels as art at Developer's discretion. (ix) Non -advertisement graphic panels. 7. Shade structures (either freestanding or integrated with the building wall or shade trees) shall be integrated with outdoor gathering spaces, particularly those with western or southern exposures. 8. Outdoor gathering spaces shall have direct access to the sidewalk and pedestrian walkway network. (b) Pedestrian Refuge Areas 1. To the maximum extent practicable, primary pedestrian circulation routes shall be anchored by design features that establish them as pedestrian refuge areas, or areas where pedestrians are physically separated from the flow of vehicular traffic and/or are protected from the desert elements. Appropriate design features may include, but shall not be limited to the following: (i) Arcades, porticos, shade trees or other shade structures; (ii) Pedestrian light features and information kiosks; Page 109 The Shops at Tangerine & 1-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines (iii) Bollards; (iv) Seat walls or benches; (v) Landscape planters; (iii) Other urban design elements; including public art; and (vii) Shade trees standards. See Figure F for a Shade Tree Detail. 2. Design features used to create pedestrian refuge areas shall be constructed of materials that are similar in quality and consistent with the overall architectural character of the center. D. Cart Storage Areas 1. Intent a. To ensure that cart storage areas are located and designed so as to minimize conflicts with primary drive aisles, parking areas, and pedestrian walkways. b. To ensure that the appearance of cart storage areas is consistent with the overall theme of the development in terms of their materials, color, and design character. C. Shopping cart corrals shall be distributed throughout the development to provide reasonable access for the customers. 2. Design Standards M (a) Cart Storage Areas 1. Where retail tenants are providing shopping carts for the customers, long -terns shopping cart storage areas shall be provided within or adjacent to tenant space and shall be located behind a decorative screening wall that is at least as high as the height of the carts. Page 110 The Shops at Tangerine & I-10 'Vlotorplex Specific Plan —The Shops at Tangerine Design Guidelines 2. Shopping cart corrals that provide short -tern storage shall be designed with durable materials and design features that complement the architectural character of the center. 3. Shopping cart corrals and storage areas shall be located so as not to encroach upon vehicular and pedestrian circulation patterns. E. Signage 1. Intent a. To ensure that signage for multi -tenant, or phased commercial developments is consistent with the overall character of the development in terms of its materials, design features, and scale; and b. To reduce the visual clutter created when numerous signs are placed along arterial roadways. 2. Design Standards ro a. A Planned Sign Program shall be reviewed for all multi -tenant commercial developments prior to final approval. Signage Plans shall provide specifications on sign: (i) Type; (ii) Materials; (iii) Height; and (iv) Location. b. On-site signs shall incorporate deign elements that are consistent with each other and with the overall architectural character of the development, in terms of their materials, height, and lettering style, to reinforce the visual continuity of each center. Page 111 The Shops at Tangerine & I -IO Motorplex Specific Plan —The Shops at Tangerine Design Guidelines FIGURE F: Shade Tree Detail A1N1MUM- 36" BOX IRIS 6' MINIMUM PEDfSIIAN 'WAHWAY �YPIfALl- EDfSTRIAN R -U U G I Page 112 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines F. Landscaping 1. Intent a. The landscape program for THE SHOPS AT TANGERINE is consistent with Marana planning design principles, while integrating and unifying the development, both within the commercial center and with the surrounding desert context. The landscape design reinforces the overall land use concept of THE SHOPS AT TANGERINE by helping to define major entries, focal points, circulation and parking. Further, the landscape helps to buffer less intensive and adjacent land uses while integrating it into the Sonoran desert context by utilizing native and drought tolerant plants. The complete plant palette to be utilized at THE SHOPS AT TANGERINE, shown in Appendix A, includes both native plants and non-native drought resistant species. The species included were selected for colorful foliage and flowers, interesting texture and architectural form. All trees and plants shall meet Arizona Nurserymen's Association minimum guidelines as to caliper and height. b. A minimum of 10% of the entire site shall be landscaped, as per the Land Development Code Section 17. Existing regulated native plants, should they occur on this site, shall be preserved and salvaged according to the Land Development Code guidelines. 2. Design Standards fflo ENGINEERING COMPANY (a) Main Street Landscaping Bold street tree plantings shall be utilized along the main entry axis to create a vibrant design statement and an inviting pedestrian environment. Main street trees shall be spaced at regular intervals and spaced to avoid conflict with overhead light fixtures. A single species may be selected and utilized in single lines or staggered linear groupings with the intent of reinforcing the main axis. At the main circulation nodes and intersections, a different tree species shall be massed. Page 113 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines Street trees are to be a minimum of 24" box size. Street trees and low profile shrubs and vegetation shall be utilized primarily along Main Street to maximize visibility throughout the site. Where screening of parking lots is appropriate, larger evergreen shrubs are utilized. Trees and shrubs may be planted within the Sight Visibility Triangle, but shall not interfere with the visibility plane described by two horizontal lines located 30 inches and 72 inches above finish grade or roadway surface. (b) Parking Lot Landscaping An equivalent of one tree for every four parking stalls is required, consistent with the Land Use Code. Parking lot trees shall be clustered or arranged in regularly spaced 6' x 6' diamond-shaped planters (see Figure E) within the rows and in 6' x 18' planter islands at the end of parking rows, as best fits the needs of each portion of the site. Additional trees and shrubs may be planted in front of stalls to provide additional shade and screening of the parking area. Vegetative ground cover within parking lots shall be utilized only in areas where foot traffic will not destroy the plant materials. All landscape areas within parking lots will be covered by inert ground cover. (c) Interior Landscape Planting Informal groups of trees and shrubs shall be planted ad.acent and around structures to enhance architecture, create a human scale and to provide visual corridors to points of interest. Landscape berms, when used, shall be undulating and no more than 3 ft. in height. Accent plant materials or specimen trees may be used at building entries but not allowed to encroach into the streetscape setback at the site entries or at sign locations. Plants with spines and thorns shall not be utilized near pedestrian walkways or gathering areas, unless they are able to be set back into the landscape planter area a minimum of 6'. Shrubs and accents with intense colors and interesting textures are utilized adjacent to most intense pedestrian use areas to soften the hardscape and visually cool the environment. Landscape materials are also utilized extensively within and adjacent to the pedestrian amenities and refuge areas. Page 114 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines TM Deciduous shade trees are utilized for shading in the summer and to allow sun penetration in the winter months. Trees for shading are carefully placed not to infringe upon the visibility to the commercial structures. Understory plantings are utilized in conjunction with outdoor furniture and accent paving to create pedestrian -scale interest. (d) Perimeter Landscaping A landscaped buffer is provided along the perimeter of THE SHOPS at TANGERINE. The landscape buffer may include landscaped basins and drainage channels as appropriate for the on-site water retention scheme. All screening devices such as walls and fences shall be integrated with the architectural character of the surrounding properties as described in these standards. Landscape plantings along the perimeter shall be natural in character and planted informally to emphasize the textures and colors of the indigenous Sonoran desert landscape. The perimeter of all parking lots shall be screened from adjacent streets and parcels with landscape buffers or through the use of one of the following in combination with a reduced buffer yard: 1. A minimum 3' masonry wall with a 15' landscape buffer. 2. Informal plantings a minimum of 3' tall with a 10' landscape buffer. 3. Informal plantings a minimum of 3' tall with a 10' landscape buffer and masonry retaining wall where a significant variation in grade exists. Screen walls and landscaping shall be sited so as not to block the sight lines of vehicular circulation routes as they enter, exit or pass through the site. A landscape buffer shall be provided adjacent to the Interstate 10 Highway. (e) Project Entry The project entry monument shall serve as a major focal point for the site and shall be coordinated with the landscape to produce a refined design concept that sets the Page 115 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines lh6 ENGI�EERiNG CoMI'ANY aesthetic tone for the project. An optional landscaped median at the entrance further gives emphasis and legibility to the project entrance. Plant materials utilized at the entries shall compliment the monument sign in size, texture and color. Plantings are lush to create an inviting character, giving visual relief from the desert heat. Trees combined with under story planting lower than 3' shall be utilized extensively at the project entry to allow for visibility into the site and at the main access point. All elements utilized at the project entry, including landscape plants and monument signs, shall not interfere with the sight visibility triangles. (fi Public Art • Developer agrees to work with Town of Marana with intent to provide a form of Public Art suitable to the Town and Developer. • Artwork should reflect the "Southwest" heritage of the area. • Artwork should be located so that is reasonably visible or accessible to the public from a major road, open space area or building entrance. (g) Irrigation All landscaped areas shall be irrigated using an underground drip irrigation system. Non -potable water will be provided by the Town of Marana, and made available for landscaped open areas, including the buffer and streetscape areas along arterial and collector roads. Non - potable water lines will be available for landscaped open areas, recreation sites and public facilities from valve connections at sidewalk. All areas irrigated with non - potable water will be clearly identified with appropriate warning signs. Page 116 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines G. Fencing and Walls 1. Intent a. To promote visually interesting and attractive streetscapes along the town's arterials; b. To encourage creativity in the design of fencing and walls; C. To ensure that fencing and walls are consistent with the character of the development they serve; d. To partially protect views from Interstate 10. 2. Design Standards UM (a) General 1. Colors, materials, and forms used for fences and walls shall complement the architectural character of the primary building or overall development. 2. The maximum length of continuous, unbroken fence or wall plane shall be 60 feet. Walls shall be articulated using a combination of the following options to break up the length of longer spans: (i) Decorative columns; (ii) Diversity in texture and/or materials; (iii) Offset (iv) Landscape pockets; or (v) Serpentine design; or (vi) Similar features. 3. Screen walls located along a primary street frontage or that are visible from Interstate 10 shall emphasize the intent of the Design Guidelines as stated herein in F.G.1, Fencing and Walls on Page 115, and will include the following: attention to emphasis on the design of the wall in terms of size, height, building materials, color and integration with landscape. The purpose and intent of this provision is to create visually pleasing Page 117 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines views and streetscapes consistent with the architectural theme of the development. 4. The use of chain link fencing or exposed cinder block walls is not permitted. K Outdoor Lighting 1. Lights shall be full cutoff to conform to Arizona Dark Sky Regulations. 2. Parking lot lights may be metal halide. 3. The lighting design will be based on Option 2,300,000 Mean Lumens per Net Acre, per Table 6 of the Marana Outdoor Lighting code. 4. The height of a pole -mounted luminaire shall not exceed 42 feet total height. II. Building Design and Character A. Architectural Character 1. Intent a. To encourage commercial development to incorporate design features that are unique to each center or development, yet that are evocative of Marana's farming and ranching heritage or its Sonoran Desert context. b. To achieve a unified appearance for multi -building or phased commercial developments through the use of compatible materials, colors, and architectural character as they build out over time. C. To ensure building materials used for commercial developments are durable and have low maintenance requirements when used in a desert environment. 2. Design Standards (a) unified Theme Page 118 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines 0 1. The architectural design of buildings within a commercial center, including freestanding pad buildings, shall provide complimentary architectural styles in terms of the character, materials, texture, color, and scale used on the buildings while allowing for corporate design elements for major stores and pad buildings. 2. Buildings shall include features typical of Marana's farming and ranching heritage or desert context, such as, but not limited to: (i) Architectural shade devices, (ii) Low -slung buildings with a strong, horizontal orientation; (iii) Deeply recessed windows; (iv) Covered porches or arcades; at building entrances; (v) Shed roof form; (iv) The use of earthy materials, colors, and textures associated with the region. (vii) The use of architectural accent features and/or colors for visual interest. 3. The above standard is not intended to promote "cookie cutter" commercial development or the literal replication of Southwestern or ranch -style architecture; rather, it is intended to promote a creative and modern interpretation of vernacular architectural elements that are unique to each development and to Marana. (b) Four-sided Desitin 1. Although the front facade of a building is expected to be the focal point in terms of level of architectural character and features, all sides of a building shall incorporate architectural detailing that has a character Page 119 The Shops at Tangerine & I-10 Motofplex Specific Plan —The Shops at Tangerine Design Guidelines that reflects the front facade. Blank walls void of architectural details or other variation are prohibited. 2. The backs or sides of buildings that are clearly visible from an arterial roadway or from Interstate Highway 10 shall incorporate variations in wall designs, which shall include consideration of textures, colors, accents and decorative features and relief features. (c) Pad Site Buildings Pad site buildings shall incorporate materials and colors that are similar to and compatible with those used on the primary building(s) in the development or center. 2. Themed restaurants, small retail chains, and other similar tenants may be required to adjust some aspects of their "standard" architectural model in order to meet the above standard while incorporating corporate design elements. (d) Parking Structures 1. Parking structures shall be designed to incorporate a comparable level of architectural detailing and quality of materials as found on primary buildings on the site. 2. Parking structures are encouraged to be "wrapped" with active uses, such as retail storefronts, at the street level on one side. This is particularly important where parking structures are located adjacent to major pedestrian walkways, outdoor gathering spaces or other pedestrian -oriented spaces, or along a pedestrian -oriented "main street" within a larger development. B. Building Massing 7U ENGINEERING COMPANY Intent a. To add character and visual interest to the blocky building forms typical of commercial development; and Page 120 The Shops at Tangerine & M0 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines b. To break up the visual mass of large -format or "big box" retail uses and to establish a more pedestrian -friendly scale at the street level and at primary entrances. 2. Design Standards am (a) Building Massing The perceived mass and scale of commercial buildings, including large -format retail uses, shall be reduced by incorporating a series of smaller design elements that are consistent with the center's architectural character. Design elements may include, but are not limited to at least 4 of the following: (i) Variations in roof form and parapet heights; (ii) Pronounced recesses and projections; (iii) Wall plane off -sets; (iv) Distinct changes in texture and color of wall surfaces; (v) Ground level arcades or second floor galleries/balconies, at building entrances. (vi) Protected and recessed entries; (vii) Vertical accents or focal points; and (viii) Shaded pedestrian walks. 2. In-line commercial centers or building walls that exceed 100 feet in length shall incorporate a minimum of 4 of the following elements to distinguish the modulation of individual storefronts (where applicable) and break up the appearance of lengthy wall spans: (i) Distinct change in color; (ii) Change in material or texture; (iii) Change in plane of the building wall that incorporates offsets, reveals, recesses, archways, and/or projections; Page 121 The Shops at Tangerine & I-10 Alotorplex Specific Plan —The Shops at Tangerine Design Guidelines 2 (iv) Deep set windows with mullions; (v) Awnings or pedestrian canopies; (vi) ground level arcade; and/or (vii) Window or door openings. (b) Primary Building Entrances 1. Primary building entrances shall be designed to be visually prominent and to provide shade for pedestrians. This objective shall be accomplished through the use of a combination of 2 or more of the following features at the primary building entrance: (i) A canopy, portico, archway, arcade, or similar overhang that provides architectural interest and pedestrian protection; (ii) Peaked roof forms; (iii) Raised corniced parapets over the door; (iv) Outdoor pedestrian features such as seat walls and landscaping with seasonal color or permanent landscape planters with integrated benches; and/or (v) Architectural detailing such as tile work and moldings integrated into the building structure. (c) Multi-Stoiy Buildings 1. All multi -story buildings shall incorporate a recognizable base, middle, and top through the use of changes in material, architectural accents, or other features. Other methods for providing architectural character may be used if approved by the Planning Director. Page 122 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines C. Exterior Building Materials and Colors 1. Intent a. To avoid the appearance of bland, "cookie -cutter" commercial development; b. To encourage the creative incorporation of a broad range of colors in commercial development that reflect the rich, natural tones found in Marana's Sonoran Desert context; and C. To achieve a unified appearance for multi -building or phased commercial developments through the use of compatible materials and colors. 2. Design Standards (a) Permitted Materials 1. Materials shall be of high quality and proven durability in the harsh desert environment. Permitted materials include: (i) Brick; (ii) Stone (natural or simulated); (iii) Integrally -colored, smooth, stained split -face, stained or ground face concrete masonry units (CMU); See Detail G for example of Integral/Stain C.M.U. (iv) Textured tilt -up concrete panels; or panels incorporating decorative reveals. (v) "Traditional cement hardcoat stucco; (vi) Exterior Insulation and Finish Systems (EIFS); (vii) Standing seam metal roofs; (viii) Concrete and clay tile roofs; TNI Page 123 The Shops at Tangerine & 1-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines (ix) Clear and tinted glass, including spandrelite glass; (x) Mosaic tile; (xi) Wood (limited to architectural accents); and (xii) Architectural metal. 2. Additional materials may be considered provided they are of a comparable quality, durability, and character, as determined by town staff. (b) Prohibited �Vaterials 1. The following materials shall be prohibited: (i) Un -textured and unarticulated tilt -up concrete panels; (ii) Pre -fabricated steel panels (as sole material); (iii) Corrugated metal (Corten or rust finish acceptable as an accent element); (iv) Asphalt shingle roofs; and (v) Mirrored or otherwise highly reflective glass. It does not preclude spandrelite glass. (e) Exterior Building and Roof Colors 1. Bland, monotonous color schemes comprised of variations on a beige palate shall be avoided. 2. Each commercial development shall incorporate a distinctive color palate that reflects the rich range of colors found in Marana's Sonoran Desert context, such as: (i) Earthy browns, sepias, and tans; (ii) Dark reds and maroons; (iii) Dark oranges to pinks; T', mm ENGINEERING CGMPA�Y Page 124 The Shops at Tangerine & I-10 Motorplex Specific Plan —The Shops at Tangerine Design Guidelines TXI (iv) Dark greens; (v) Deep sky blues to gray -blues; (vi) Deep purples; (vii) Ochres, yellow -browns; or (viii) Variations of the above colors that result from natural weathering or oxidation processes (rusts, grays, etc.). (d) Metal Finishes 1. The use of metals shall be limited to paints and coatings within the color range described above or natural finishes which derive their character from weathering and oxidation. 2. No bright or highly reflective metal finishes shall be allowed on any exterior building material or building element other than for accent materials that enhance, but do not dominate the architectural character. Page 125 The Shops at Tangerine & I-10 Motorplex Specific Pian —The Shops at Tangerine Design Guidelines FIGURE G: Integral /Stain C.M. U ELLERMANN, SCHICK � BRUNO BNCNIiECTNNE PUNNIBB •m f wr�.�uvcm zisanrvwv:c�,� 09.10.07 Page 126 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines Section VII The I-10 Motorplex at Tangerine Design Guidelines Page 127 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines A. Purpose and Intent To ensure a consistent standard of quality, the 1-10 Motorplex at Tangerine has established this set of Design Guidelines (Guidelines). These Guidelines are intended to define the physical development of the improvements within the I-10 Motorplex at Tangerine and to ensure the design of each Parcel remains true to the theme and character established for the I-10 Motorplex at Tangerine by the Declarant. This document establishes the framework through which design continuity can be achieved while accommodating various dealers, materials, building methods, and building elements, as well as addressing site criteria for each end user. Further, it provides standards and criteria for new construction, remodels and additions. S. Project Location and Description The I-10 MOTORPLEX AT TANGERINE and the SHOPS AT TANGERINE consist of an overall development area of approximately 280 net acres. The I-10 Motorplex is situated on approximately 115 acres of the total parcel. It is bounded by I-10 Interstate to the north, (future) Clark Farms Road to the west, and Tangerine Farms Road to the south. The I-10 MOTORPLEX AT TANGERINE is a distinguished collection of auto dealerships clustered together to create a convenient, pleasant destination for the automotive buyer. Here dealership styles remain distinct while the common architecture, monumentation, hardscape, landscape, lighting and signage unify the overall environment. TM Page 128 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines C. The I-10 Motorplex at Tangerine Design Guidelines I. Site Planning A. General The following site planning criteria has been established to ensure a high level of quality and image for the I-10 MOTORPLEX AT TANGERINE. It includes those identifiable and unifying elements that promote consistency and overall excellence within the I-10 MOTORPLEX AT TANGERINE. B. Setbacks General Setback dimensions for the 1-10 MOTORPLEX AT TANGERINE are set forth in the Specific Regional Site Plan. The Occupant shall contact the Declarant's Design Review Committee for specific setback requirements prior to preliminary design submittal. In the case of a discrepancy, the more restrictive setback will apply. C. Building and Site Orientation 0 The sitting of a structure and its orientation should reflect its functional needs and should be sensitive to Parcel characteristics & adjacent Parcels. It is important that the sitting and three- dimensional character of each building be considered as it relates to views of the building, its affect on the complex, and the massing of consecutive Parcels. However, no Parcel is entitled to an unobstructed view. The Declarant's Design Review Committee and the Town of Marana shall consider each Parcel independently, but will give consideration to view corridors, impact on adjacent buildings, drainage patterns, impact to existing Parcel conditions and driveway access in an effort to facilitate the best consumer experience. At the Declarant's determination the use of additional setbacks may be applied to specific Parcels to enforce specific sitting issues. Two (2) or more Parcels may be joined to specific Parcels to enforce specific sitting issues or to provide a larger Parcel area subject to the provisions of the Declaration and applicable law. Page 129 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The 1-10 Motorplex at Tangerine Design Guidelines When Parcels are combined, the architectural scale of the building and site planning should be compatible with adjacent uses and are subject to approval by the Town of Marana. D. Easements Any improvements built within easements are the sole responsibility of the Owner or Tenant and may be subject to removal at the expense of the Owner or Tenant. E. Sidewalks zw ENCINI:ERING COMPANY (a) General Where the Declarant has installed or required a 5'-0" minimum sidewalk along streets, these must remain as installed unless replaced for driveway entrances. Replacement sidewalks across driveways, replaced by Declarant/Builder, must be traffic rated and conform to Handicap Accessibility Standards per the Town of Marana Code. (b) Internal Sidewalks Sidewalks can be provided along any fagade featuring a customer entrance that exits into a parking area or travel lane. Such sidewalks shall be located at least 6'-0" from the fagade of the building to provide planting beds or sidewalks for foundation landscaping. Landscaping plans shall take into consideration site-specific geo-technical recommendations that may require additional protection to prevent infiltration of water into unsuitable soils under foundations. The use of low water use or drought resistant plants may be necessary in these conditions. A continuous internal pedestrian walkway must be provided from the perimeter public sidewalk, if any, to the principal customer entrance. Walkways must be distinguished from driving surfaces through the use of special pavers, bricks or patterned concrete to enhance pedestrian safety and the attractiveness of the walkway in public areas. Page 130 The Shops at Tangerine & I-10 Motorplcx at Tangerine Specific Plan —The 140 Motorplex at Tangerine Design Guidelines P. Site Coverage (a) General Refer to The Shops at Tangerine c1'r. I-10 Motorplex at Tangerine Specific Plan, Section IV, Development Regulations for site coverage and height restrictions. (b) Storage No storage in parking areas. (c) Trash Enclosures Trash enclosures shall have opaque metal gates and be set back, screened and/or recessed to minimize the visual effect from the street. Trash enclosures shall, under no circumstances, face or front a public street. No chain-link fencing with slats around trash enclosures permitted. Trash enclosures, refuse collection areas, loading areas, docks or facilities be located or designed to avoid backing maneuvers by vehicles into or on public streets. (d) Refuse Collection Areas All refuse from any Parcel shall be accumulated in an approved dumpster container for such Parcel provided by the Declarant or a licensed refuse company. All refuse collection areas in the I-10 MOTORPLEX AT TANGERINE shall be located where the dumpsters are least visible to the public. No refuse collection area shall be permitted between any street and the respective building setback line. All exterior refuse collection areas shall be screened by building walls 6' in height. All dumpster enclosures in the 1-10 MOTORPLEX AT TANGERINE shall meet the requirements of the Town of Marana. The location of all such enclosures shall allow for adequate ingress and egress by collection trucks. All waste and refuse shall be frequently and regularly removed from the Parcel. Page 131 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines T'i (e) Bay Doors Exterior service and bay doors shall be fully screened by architectural walls or features consistent with the building. (f) Senlice Areas Materials, supplies or equipment including firm -owned or operated trucks or vans should be stored in an area on a Parcel, which is less visible from a street, freeway or common area to minimize visibility. The only exception shall be vehicles that are a part of a dealer's customer display. Screening Application shall be subject to review and approval by the Declarant. To preclude visibility into the service area, driveways into such service areas shall be secured by a solid or opaque door or gate. Doors and gates shall, in combination with building walls, exceed the highest elevation of the service roof or roof -mounted equipment. Door, gate and screening of service shall be subject to review and approval by the Declarant. (g) Loading All loading and unloading in the I-10 MOTORPLEX AT TANGERINE are to be conducted in designated loading areas. Loading areas are to be designed as an integral part of the facility and shall be maintained in a neat and clean manner so as to not detract from the appearance of the I-10 MOTORPLEX AT TANGERINE. Loading areas should be located in the least visible area of the buildings. Rear building loading is preferred, however side building loading may be allowed provided the loading areas are adequately screened. Loading will not be permitted on the street, in public parking areas or at the front of any building in the I-10 MOTORPLEX AT TANGERINE or in any area fronting on a public street with the exception of display vehicles during operational business hours. Page 132 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines (h) Fencing/Walls The Town of Marana shall approve all fence and wall locations, materials, and heights. Fence materials shall match the building walls in material, color and texture. Fences exceeding 200' in length shall be articulated by change in height, plane or other significant feature approved by the Declarant. (i) Screen Walls Perimeter and screen walls permitted behind building setback lines in the I-1.0 MOTORPLEX AT TANGERINE shall be 6' to 8' high. Garden walls or parking screen walls permitted within the building setbacks shall be a maximum of 3' high. Screen walls shall be used to conceal loading areas, refuse collection areas, storage areas, service yards, truck docks, ramps, electrical equipment, storage tanks and other exterior equipment. If demising screen walls along property lines are used, at a minimum, they shall be constructed of a masonry interlocking fence system. Where directly visible from TANGERINE FARMS ROAD, screen walls shall be constructed of slump block, brick, textured and/or patterned masonry, or common masonry with a stucco or mortar wash finish designed to match or complement the building(s) on the Parcel. Such screen walls have a surface and finish treatment consistent with the architecture of the building(s) on the Parcel and are subject to review and approval by the Declarant. Appropriate landscaping shall be used to reduce the impact of screen walls in accordance with Appendix A of The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan— Landscape Design Guidelines. (j) Rooftops Rooftops and parapets including rooftop equipment and the rear of parapets that are visible from the I-10 and any overpasses shall be designed and have a surface and finish treatment consistent with the architecture of the building(s) Page 133 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines T.N ENGI\EERING COMPANY on the Parcel. These areas are subject to review and approval by the Declarant. (k) Equipment The building parapet shall substantially screen all roof - mounted equipment and ventilators projecting above the roof of any building in the I-10 MOTORPLEX AT TANGERINE. Federal rules/regulations will apply to all communication devices, i.e. antennas, satellite dishes, etc visible by the public. No secondary screen elements are allowed. No wall -mounted equipment shall be permitted on the front or sides of any building. Ground -mounted building, electrical or mechanical equipment will be allowed only in side or rear yards and must be screened from view by walls and/or dense landscaping. Storage tanks and process equipment (e.g., except for gasoline tanks which will be underground, propane tanks and other equipment as typically found in an auto mall operation with similar allowed uses) will be allowed only in side or rear yards of parcels in the I-10 MOTORPLEX AT TANGERINE. Such tanks and equipment must be located where they will be the least visible to the public and screened by screen walls approved by the Declarant. No storage tanks or process equipment shall be located between any street and the respective building setback line. (l) Utility Lines and Antennae No utility lines or wires in the I-10 MOTORPLEX AT TANGERINE shall be constructed, placed or maintained anywhere in or upon any Parcel other than within buildings or structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground concealed in or under buildings or other structures. Roof - mounted microwave or satellite antennae must meet and follow Federal rules/regulations for all communication devices. No antennae for the transmission or reception of telephone, television, microwave or radio signals shall be placed on any building, improvement or Parcel unless the consent of the Declarant shall first have been obtained. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities Page 134 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines TM incidental to the construction or repair of improvements of any Parcel. (in) Construction Phase In order to minimize soil erosion by water and wind, practical combinations of the following procedures shall be used: • Sediment basins (debris basins, desilting basins or silt traps) shall be installed and maintained to remove sediment from runoff waters during construction. • If landscaping is not installed prior to the issuance of a certificate of occupancy for all or a portion of the Improvements, a bond shall be posted with the Declarant and the Town of Marana to guarantee the landscaping will be installed within 90 days. The Owner is responsible for determining the location of existing underground utilities and for their protection during construction. The Owner shall contact Blue Stake at the appropriate time prior to any excavation or grading. Areas under construction on a job site shall be fenced and shall be maintained in a neat and orderly manner. All trash shall be kept in enclosed containers and removed frequently. Construction access shall be as approved by the Declarant. Special care shall be taken to protect existing pavement, sidewalks and landscaping from damage. Owner is liable for repair of damage to paving, sidewalks, landscaping, utilities and irrigation lines caused by Owner or its agents, contractors and representatives. Construction entrances should be constructed with the use ABC, decomposed granite and/or metal mats to reduce dirt and mud in adjacent streets. Page 135 The Shops at Tangerine & DIO Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines G. Vehicular Circulation (a) General The circulation system must provide a safe environment for automobile and pedestrian traffic. (b) 1Wain Entries The main entry shall be situated at curb cut locations as indicated on the appropriate improvement drawing. The Design Review Committee prior to development shall approve any deviance. (c) Secondary Entries Secondary entries shall be situated at curb cut locations as indicated on the appropriate improvement drawing. The Declarant prior to development shall approve any deviance. (d) Access Locations Refer to the Master Access Exhibit prepared by Rick Engineering. H. Parking ru (a) General Requirements Each Owner shall provide adequate off-street parking to accommodate all parking required by The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan, Section VI C., The Shops at Tangerine Design Guidelines, and the CC&R's. (b) Location of Parking Areas Parked cars are allowed to be stored on each dealership parcel. Parking facilities need not be located in a single consolidated area of a particular Parcel but may be separated by landscaping and building elements. Landscape Page 136 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines TM areas shall be provided in and around parking areas in accordance with Appendix A- Landscape Design Guidelines. Each Owner shall provide at least ten (10) customer public parking spaces although extensive customer parking is encouraged. Customer parking should be clearly identified and designed to easily accommodate customer parking. (c) Auto Dealership Display Parking Parking for dealership display must observe all required setbacks. Cars will be allowed to be displayed at each dealership entry. Dealership display cars are allowed along the front of the dealers' lots so the autos can be visible from the public streets. All parking adjacent to roadways must be screened by a screen wall consistent with fencing of facility materials or grass and earth berm a minimum of 12" in height. The wall will be measured 3 feet from the finished elevation of the parking area directly behind the wall or berm. Visitor parking screen walls should be placed a minimum 3 feet from the end of the parking stall to allow for landscaping. If the Declarant provides a common landscape area along I- 10 Interstate, Clark Farms Blvd., and Tangerine Farms Road which includes a 12" berm measured from the top of the adjacent curb, this berm may vary in its relation to the grade of the Parcels depending upon the finished grade of the adjacent street and this berm shall be preserved and integrated into the final screening solution. No vehicle overhang will be put in/over the landscape setback. Each display area along the street will be set back by sidewalk and landscaping. Landscaping to include berming and placing/planting of landscape materials (to include sod, ground covers, plants and trees) in such a manner as to minimize the impact of the "display" areas from an aesthetic standpoint, while allowing reasonable views of the "display" areas by the public from the public streets. On -street parking is prohibited throughout the development. Page 137 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines (d) Size of Spaces and Construction Standards The size of all parking spaces, driveways, landscape islands in parking areas, and other improvements in the parking areas must conform to the requirements of the Specific Regional Site Plan. All driveways and parking areas must be paved with concrete, asphalt or concrete pavers, concrete poured -in-place shall be constructed at all edges of any paving. Asphalt curbs are prohibited. The use of parking bumpers/stops is prohibited. (e) Canopy Structures Canopy or shade -type structures may be installed in approved parking areas. No covered parking structures will be permitted in the front of any parking area as perceived from the street or common area. Structural elements, beams and columns shall be tubular or boxed forms. Edges of the structures shall be finished with fascia in colors which match or complement building colors. The design of canopy structures shall be subject to approval by the Declarant. I. Driveways The Declarant and the Town of Marana must approve the locations of all driveways. J. Sound Attenuation T.bl All painting, wheel and tire work, body repair work and all compressor work shall be performed in an enclosed or masonry - screened area only. Air compressor exhaust stack shall contain a muffling device, and exhaust stacks and loudspeakers shall be incorporated into building architecture. Exterior loudspeakers, if approved by the Declarant, shall be mounted no higher than 10' above immediate finished grade and must not be seen or heard from adjacent properties. Page 138 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines II. Architectural Design Criteria T.S ENGINEERING CQMPANY A. General Thoughtful master planning assures that exposure is maximized for each Parcel and that traffic flow is efficient and consumer shopping experience is superior. It is the intent of the Declarant that all Owners build a visibly prestigious auto center with a mixture of architectural styles. The Declarant must approve materials and colors at the time of schematic submission. Each Applicant shall present a material board with complete preliminary specifications of finishes, color, and if possible, brochures on materials such as tile and masonry units. The approval of building exterior materials including type, color, texture, durability, and the extent of use of any single material or combination of materials shall be solely at the discretion of the Declarant. B. Building Form and Design The architectural objective is to use materials, color and other architectural treatments to create visual continuity and an identifiable character. These Guidelines provide a framework for the development of architectural plans that are consistent with the overall image of the 1-10 MOTORPLEX AT TANGERINE including the following: • Building masses are to be simple in form and of strong geometry. • Excessively long unbroken facades will not be permitted. Stepping, fenestration or similar architectural treatments should break up building masses. • Changing planes of walls and roof forms are desired to be used to provide diversity and visual interest. Building walls shall not exceed 200' in length without a change of plane or height. Building walls shall not exceed 30' in height without a change in plane, roof overhang, architectural feature, or like treatment to mitigate building mass. Page 139 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines rro� ENGI\EEitINC COME'ANY • Recessed entries and other architectural treatments may be used to add human scale to buildings. • Because of the rather large floor areas in the dealerships, it is desirable to have a mixture of sloping roofs and flat roofs. All flat roofs must be below a parapet and no roofs shall drain over building walls. Gutters, downspouts and vents should be painted to match the surface to which they are attached unless used as a major design element in which case the color is to be consistent with the color scheme of the building. C. Building Height All buildings shall not exceed the maximum height allowed by The Shops at Tangerine do I-10 Motorplex at Tangerine Specific Plan for this area. Automobile storage on the second level of a building shall be fully screened from view. Display areas may be permitted as approved by the Declarant. D. Building Materials No single exterior building material shall comprise more than 90% of the total exterior building surface area. Each building shall have a minimum area of exterior fenestration (glass, glass block, etc.) of not less than 10% of the total exterior surface area exclusive of service and bay doors. Approved Materials • Common clay brick • Architectural metal • Poured -in-place, tilt -up or precast concrete provided that surfaces are painted or have attractive, approved exposed aggregate. Concrete walls should have architectural relief Projects including this type of material will be reviewed on a case-by-case basis. • Stucco or "dryvit" type systems • Textured integral color concrete block • Granite, marble or other natural stone • Ceramic tile • Town of Marana may approve other materials. Page 140 The Shops at Tangerine & I-10 Aiotorplex at Tangerine Specific flan —The I-10 Motorplex at Tangerine Design Guidelines 2. Non -Permitted Materials • Asphalt shingles, wood shakes or wood shingles • Wood siding E. Color Harmonious and complementary colors are to be used to visually unify the dealership. An overall color theme has been developed with approved complementary accent colors. Dissident or distracting colors as well as highly contrasting graphic patterns on facades should be avoided. III. Landscape Design Criteria A. General 7k1 Landscaping for the I-10 MOTORPLEX AT TANGERINE will enable the building architecture to integrate appropriately into the surrounding area. The aim is to achieve a balance of consumer friendly environment and landscape that is sensitive to the desert environment and which conserves water resources while still being attractive. All landscaping installed by the Builder/Declarant will be subject to minimum standards as enforced by the Town of Marana. • A minimum of 12% of the entire site, from property line, excluding roads shall be landscaped. The landscape buffers may be included in this area. • The use of large non -vegetated areas is not permitted. In landscaped areas where turf is not used, a minimum of 60% must be planted with shrubs and groundcovers. The exception to this shall be those areas designated for future development. These areas must be maintained in a condition free of weeds and dust. • A minimum of 1 tree for each 10 parking spaces will be provided for customer parking areas. The trees may be grouped and/or spaced unevenly to allow for creativity in the landscape design. Page 141 The Shops at Tangerine & MO Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Desien Guidelines • Landscape berms are encouraged to reduce the visual impact of screen walls. Slopes of berms shall not exceed 4:1. • Plant material should be utilized within individual Parcels to emphasize building entries, screen service areas, and enhance auto display areas. • Additional screening methods will be required including walls, berms, landscaping and innovative design to screen offensive features or uses from public view. Areas of concern include, but are not limited to, service areas, roll -up doors, refuse collection areas and vehicle storage areas. • The Town will review all landscape plans. A landscape architect registered in the State of Arizona must prepare landscape plans. • Owners are responsible for erosion as well as weeds and dust control until Parcels are developed and landscaped. • All turf areas shall be maintained in summer and winter grass. B. Interior Road Landscape The I-10 MOTORPLEX AT TANGERINE has been designed as a unique destination to serve customers' every automotive need. This allows most of the individual Parcels to be internalized with access from internal roads. Since these interior roads, including ring road and TANGERINE FARMS ROAD are the dominant circulation elements of the I-10 MOTORPLEX AT TANGERINE; their streetscape will set the tone for future development. The road landscape will consist of an enhanced transitional plant palette. The road landscape will be installed by the Declarant and maintained in accordance with the CC&R's. The landscape buffers along interior roads within the I-10 Motorplex at Tangerine shall be a minimum of 15 feet. C. Entrance Landscape r� ENGINEERING COMPANY As planned, the main entrances to I-10 MOTORPLEX AT TANGERINE occur from Clark Farms Boulevard and Tangerine Farms Road and will be clearly defined by the use of date palms, and specimen trees, and Monument Entry Icons. Page 142 The Shops at Tangerine & I-10 Alotorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Desi -an Guidelines D. Individual Site Landscape Design Landscaping on individual Parcels will be the responsibility of Owners. These Guidelines should be used in the landscape design in order to maintain a unified appearance throughout the I-10 MOTORPLEX AT TANGERINE. E. Planting Materials All landscape plant materials shall be chosen from the Approved Plant Palette in Appendix A—Landscape Design Guidelines. F. Irrigation Standards The irrigation system shall be a fully automatic irrigation system maintained in proper working order to avoid the unnecessary loss of plant material or excessive water runoff onto adjacent Parcels or streets. All nuisance water must be retained on Site. Water meters and pressure vacuum breakers shall not be visible from public streets. All water meters will make use of grey water, according to Town of Marana specifications. G. Turf Watering 2 Turf should be watered in the early morning cool period 1-3 hours before sunrise (before 5 AM) to minimize excessive evaporation loss from wind and sun and to provide maximum water to roots. Water should be applied to evenly distributed areas and often enough to avoid wilting in between watering periods. Turf shall be watered no more and no less than to a depth of 8"-10". The use of low gallon -age heads is encouraged. Irrigation controllers should be re -programmed to accommodate seasonal changes. Sprinkler heads should be adjusted to prevent over spray onto sidewalks, walls and streets and to provide head- to-head coverage. The following table shows the recommended monthly frequency (maximum days between watering) for warm and cool season grasses. Page 143 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines *Grass dies out. H. Tree, Shrub, Groundeover and Vine Watering (a) Water and Irrigation Requirements Plant material shall receive sufficient water to meet basic health needs to maintain vigor and an active state of growth. The Parcel Owner must replace any plant material, which dies due to improper irrigation practices. (b) Frequency and Quantity Watering cycle shall be adjusted during the rainy season so as to not water after rains. Shade portions of the landscape may receive 30% less water than areas in full sun. (c) Application Rates and Depth • Trees should be watered to at least a 3' depth. • Shrubs should be watered to a 2' depth. • Groundcovers, cacti and annuals should be watered to a 1' depth. I. Mowing and Edging (a) Turf Heights EZ Turf 3/" - 1 %2" Perennial Rye 3/" - 2 %" (b) !Mowing - Peak Growing Season Height (inches) 1 0 Frequency (days) 2-3 4-5 Page 144 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Warm 30 21 14 7 4 3 3 4 4 6 14 30 Cool 14 10 7 4 3 * * 3 10 14 *Grass dies out. H. Tree, Shrub, Groundeover and Vine Watering (a) Water and Irrigation Requirements Plant material shall receive sufficient water to meet basic health needs to maintain vigor and an active state of growth. The Parcel Owner must replace any plant material, which dies due to improper irrigation practices. (b) Frequency and Quantity Watering cycle shall be adjusted during the rainy season so as to not water after rains. Shade portions of the landscape may receive 30% less water than areas in full sun. (c) Application Rates and Depth • Trees should be watered to at least a 3' depth. • Shrubs should be watered to a 2' depth. • Groundcovers, cacti and annuals should be watered to a 1' depth. I. Mowing and Edging (a) Turf Heights EZ Turf 3/" - 1 %2" Perennial Rye 3/" - 2 %" (b) !Mowing - Peak Growing Season Height (inches) 1 0 Frequency (days) 2-3 4-5 Page 144 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The 1-10 Motorplex at Tangerine Design Guidelines Turf shall be cut uniformly with no more than 30 percent of the blade removed. Contractor will rake, bag and remove all clippings the same workday as mowing takes place unless a mulching mower is used. All trash and debris should be gathered and removed prior to mowing. Uneven or gouged mowing should be corrected the day the damage results. Sprinklers should be checked after each mowing. J. Winter Rye Winter Rye "Futura 2000" should be applied at a rate of no less that ten (10) pounds per 1,000 square feet. Seed areas that do not germinate should be re -seeded promptly. K. Scalping and De -Thatching All turf should be scalped and de -thatched to remove excessive growth if required and dethatching should occur during the fall months to allow Bermuda grass to recover for the following growth period. L. Tuf Aeration Aeration should be performed at least two (2) times per year or when the turf grass is growing vigorously. Avoid aerating during the season of active weed germination. Do not aerate with a solid - tined punch tool. Allow soil plugs to remain onsite until the next turf mowing breaks them up. Fertilize and irrigate immediately after clean up of the cores. M. Edges 01 Curbs, walkways, building edges, tree borders, planting beds and fence lines shall be edged or trimmed by weed eater with each mowing to maintain a clean appearance. Mechanical, blade mounted edgers should be used along sidewalks, walls, curbs, drives and other areas where a uniform, clean edge is desired. Extreme care should be taken to protect tree trunks from damage. Page 145 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The 1-10 Motorplex at Tangerine Design Guidelines N. Meed Control All granite -covered areas shall be free of weeds at all times. O. Pruning Standards All plants should be allowed to grow to their natural form and size unless specifically noted. Plants should be pruned to promote structural strength and to accentuate their natural form and features. P. Palm Tree Maintenance Palm trees shall be pruned annually to a neat appearance and skinned. Pruning should take place between May 15 and June 15, before flowering and when the flower stalks have developed. Q. Grading and Drainage • All Site grading and drainage must comply with the Master Drainage Plan. • Site grading shall control drainage and provide for onsite retention. • Landscaped areas may be used for detention of storm water. Basins shall hold and retain all water resulting from a 100 year, two (2) hour storm event. Retention shall be designed so as not to cause damage to landscaping or other improvements. • Owners shall not allow runoff from their Parcels to drain onto adjacent Parcels except through common drainage easement areas. • The maximum depth of a retention basin exposed to direct public view shall be 4' with side slopes of not more than 4:1. Where space is limited, retaining walls and/or increased slopes may be used. Such walls shall complement the building architecture. • Site grading shall not obscure access to the buildings. R. Maintenance Standards TM The Plant Palette for the I-10 MOTORPLEX AT TANGERINE was chosen based on a transitional desert environment with xeric plants in flowing masses. Appropriate maintenance of the plantings Page 146 The Shops at Tangerine & M0 Motorplex at Tangerine Specific Plan —The M0 Motorplex at Tangerine Desinn Guidelines is important to maintain the viability, appearance and style that are consistent with this theme. A permanent, underground automatic irrigation system shall be provided to all plant material creating a viable landscape and will make use of grey water. The Declarant has created the landscape maintenance specifications. In addition, all landscape areas should be maintained according to their approved landscape plans and original plant palette. Each Owner shall be responsible for the installation and maintenance of its landscape and irrigation. Should Owner's landscape or irrigation require maintenance, repair or replacement, the Town of Marana shall give Owner thirty (30) days written notice to effect said maintenance or repair or replacement. Should Owner fail to comply, the Dealership Association may undertake the necessary repairs and Owner shall reimburse the Declarant for all repair costs within ten (10) days from receipt of the Association's invoice. S. Planting Standards Proper site distances shall be maintained adjacent to all street intersections. The Town will allow for trees to be planted within the site visibility triangles as long as they are planted with branches at 72" or greater. T. Plant Replacement 2 Plants that are dead, diseased, unattractive or have poor shape should be removed and replaced with the same plant as per the original landscape plan, at current size, within fifteen (15) days of plant demise or when notified by the Town of Marana. All plants should be disease-free, healthy specimens. In addition, plants should be replaced in the same location with the soil removed and replaced. The Town, prior to planting, should approve any changes to plant material type. If plant material is destroyed or the shape altered due to improper pruning, the Owner's Landscape Maintenance Contractor shall replace the plant material `yin like kind". Page 147 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines U. Site Maintenance 747 It is the responsibility of the Owner's Landscape Maintenance Contractor to maintain the project construction site in a clean, safe and respectable manner. (a) Debris Pick -Up All areas of responsibility are to be kept clean and free of debris including, but not limited to, trash, leaves, branches, dead plant material, windblown trash and plant debris. In addition, human litter such as cigarette butts, cans, bottles and paper shall also be removed. Debris is to be picked up and removed on a daily basis. Debris as a result of landscape maintenance operations should be disposed of promptly. (b) Debris Removal The Owner's Landscape Maintenance Contractor must remove all rubbish and waste material at the construction site. The Owner's Landscape Maintenance Contractor shall keep the construction site clean and orderly, removing rubbish and waste material on a daily basis. (c) Dust Mitigation It is the responsibility of the Owner's Landscape Maintenance Contractor to mitigate dust quantities caused during normal work activities on the construction site. (d) Hardscape Maintenance Hardscape surfaces such as sidewalks, medians, curbs and entrances should be swept or blown off on a weekly basis or more frequently if needed. (e) Paved Surfaces Pathways, sidewalks, gutters, curbs and other hard surfaces should be kept clean and free of debris. Litter, dirt, gravel, etc. should not be allowed to accumulate. Irrigation gate valves should not be used to wash paved areas. Page 148 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10,Wotorplex at Tangerine Desi --n Guidelines A neat border should be maintained by not allowing overspill between paved surfaces and gravel mulch, planting, and turf areas. (f) Gravel Areas Concrete headers should be maintained in a neat condition. Maintain gravel mulch and soil levels at the correct grade in relation to concrete headers. Re -grade or fill as necessary all stained or missing gravel to match existing. Keep mulches at least 2" - 4" from plant stems or trunks. Gravel depths should be maintained in a clean, uniform and neat manner throughout the construction site. Gravel should be replaced when necessary to repair damage from vandalism, irrigation, chemical breakdown, erosion, maintenance, vehicles, human impact, etc. All granite areas are to be raked to an aesthetically pleasing appearance as needed but no less than once a month. (g) Storni Grate Cleaning Storm grates are to be clean and free of debris and checked after major storms. V. Miscellaneous T.N (a) JYlaintenance Vehicles Maintenance vehicles should not arrive at the construction site with vehicle surfaces or tires dirty or full of debris. The construction site should not be entered by maintenance vehicles loaded with pruned material and dirt from another location. Boots and uniformed clothing should be clean upon arrival at the construction site. Soil, mud and chemicals that could carry disease organisms should be removed from shoes and persons before entering the construction site. Page 149 The Shops at Tangerine & I-10 _ lotorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines (b) Equipment and Tools Tools and equipment should be thoroughly cleaned of sap, mud, etc. after use at another location. (c) Sterilization Tools and equipment should be thoroughly sterilized after each use on diseased plant material and after use at another location. (d) Imported Soil Imported soil should not be used without written permission from the Town of Marana. If soil does need to be imported, a Horticultural Consultant, Soil Scientist or other source approved by the Town should provide testing. Testing of soils is required to determine the agricultural stability of the soil in question. Soil analysis testing should include macro and micro nutrient testing, pH, cec, saturated paste boron, percent of organic material, chemical residue and soluble salts. IV. Standard Sign Elements TM ENGItiEEIZING Coh4PANY These criteria have been established for the purpose of maintaining continuity and aesthetics throughout the I-10 MOTORPLEX AT TANGERINE for the mutual benefit of all Owners and to comply with The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan for the development, building and electrical codes of any governmental authority having jurisdiction. All traffic -related signs and posts will conform to the Manual on Uniform Traffic Control Devices and Town of Marana standards. Conformance will be strictly enforced, and any non-compliant sign(s) installed by an Owner shall be brought into conformance at the sole cost and expense of the Owner. At the time of design review process with the Town of Marana, a comprehensive sign package will be submitted by applicant/developer. Page 150 The Shops at Tangerine & I-101Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines A. General Criteria Each Owner/Developer shall submit or cause to be submitted to the Declarant for approval, prior to installation, four (4) copies of detailed drawings indicating the location, size, layout, design color, illumination, materials and method of attachment for all signage. All signs shall be constructed and installed at the Owner's sole expense. The Owner's representative shall obtain all permits for signs and their installation as required by the Town of Marana. The Owner shall be responsible for the fulfillment of all requirements including installation and maintenance of the signage. All signs shall be reviewed for conformance with these criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole right of the Town. At the time of development review with the Town of Marana, the comprehensive sign package will be submitted by applicant/ developer. B. Specifications - Owner Signs Tho ENGINEERING CCiIMPANY (a) Specifications • No animated, flashing or audible signs will be allowed within the interior of the project/site and are restricted to use only within 200' (East to West) of the property bordering the length (from North to South) of the I-10 Freeway. • All signs and their installation shall comply with local building and electrical codes. • No exposed raceways, crossovers or conduit shall be permitted. Pursuant to the Town of Marana Ordinances, all Owner building -mounted signage shall consist of individual letters and logos installed onto the building's wall surfaces in accordance with corporate identification programs established by the respective brands. Monument signs shall meet the specifications agreed to by the Town of Marana and Developer in the approved Planned Sign Program. Page 151 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines 2 • All cabinets, conductors, transformers and other equipment shall be concealed. • Painted lettering shall not be permitted except as approved by the Declarant. (b) Location of Signs All wall -mounted signs and devices shall be attached to building surfaces specifically designed to accommodate the signage in accordance with corporate identification programs established by the brand(s) marketed by the Owner. Monument signs shall be located adjacent to driveways best suited to provide the function intended and shall integrate with all required landscaping. (c) Design Requirements Individual illuminated letters and logos may include pan channel metal letters with acrylic sign faces, reverse pan channel "backlit" illuminated letters, and,'or any combination thereof Electrical connections shall be concealed to remote and/or self-contained transformers. All signage shall be installed in compliance with the Town of Marana electrical code and UL 2151 / UL 48 specifications. The Owner at Owner's sole expense shall repair any sign installation found to be non-compliant immediately. (d) Logo Standards All exterior logos shall be reviewed by the Declarant and follow the same standards set for sign copy. (e) Building Sign Area The maximum aggregate sign area (SF) for each building elevation shall be in accordance to the specifications agreed to by the Town of Marana and Developer in the approved Planned Sign Program. Page 152 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —The M0 Motorplex at Tangerine Design Guidelines 0 ()q Letter Heiglit and Placement Restrictions Dealership signage shall be installed in accordance with the Planned Sign Program. All Brands shall be permitted to utilize their standard corporate identification program subject to sign area limitations. All signage shall be reviewed and approved by the Town of Marana and shall be compatible with surrounding building features, general environment, and thematic design of the I-10 MOTORPLEX AT TANGERINE. The Town of Marana shall have the sole and separate discretion in varying any provision of these specifications. In no event shall any sign exceed seventy-five (75%) percent of the building elevation and/or wall surface upon which it is placed. The available wall or mounting surface of the sign band shall regulate individual letter and/or logo height. Each Applicant will submit a sign program that is in accordance to the specifications agreed to by the Town of Marana and Developer in the approved Planned Sign Program. (g) Letter Style or Logo Restrictions Copy and/or logos utilized shall be Owner's choice subject to the approval of the Declarant. (h) Illumination Owner building signage may be internally illuminated, backlit to create a silhouette, exposed neon, and/or a combination of lighting methods mentioned herein. Monument signage may be internally illuminated, ground illuminated, and/or a combination thereof. Directional signs may be internally and/or ground illuminated and may utilize reflective vinyl graphics. Page 153 The Shops at Tangerine & I-101Votofplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines (i) Construction Requirements All exterior signs shall be secured by concealed stainless steel, nickel or cadmium plated fasteners. They shall be fabricated using full welded construction or similar method to conceal light leaks. All penetrations of the building structure required for sign installation shall be neatly sealed in a watertight condition. No labels or other identification shall be permitted on the exposed surface of signs except those required by local ordinance, which shall be applied in an inconspicuous location. The Owner shall be fully responsible for the activities of the Owner's sign contractors and shall indemnify, defend and hold Declarant harmless for, from and against damages or liabilities on account thereof. V. Exterior Lighting A. General To provide safety and continuity in design of the fixtures as well as the color and intensity of light. The Lighting Section of The I-10 Motroplex at Tangerine Design Guidelines shall meet the Town of Marana Outdoor Lighting Code requirements. At the time of design review process with the Town of Marana, a comprehensive outdoor lighting package will be submitted by applicant/ developer. R. Street Lighting Public streets will utilize the standard Town of Marana streetlight fixture. Specific locations and heights will be approved by the Town and will meet the Town's requirements for illumination. C. On -Site Lighting 2 All exterior lighting must be shielded and confined within the site boundaries. Pole mounted illumination of the site and parking area is encouraged over building mounted fixtures. The Owner will be Page 154 The Shops at Tangerine & I-10112otorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Design Guidelines required to submit a sight lighting analysis to the Town of Marana for review. It is also required that parking lot lighting meet IESNA recommended illumination criteria. The average light level for the parking lot area shall meet the Declarant's requirements. The following requirements are proposed to accommodate Marana's Dark Sky Ordinance: Luminaire mounting height of 40 feet. Metal halide fixtures for all pole and building mounted site lighting fixtures. Lighting Area E3 Commercial and Industrial designation. D. Pedestrian Lighting Walkways within landscape areas will be adequately lighted for safe nighttime pedestrian traffic. Pedestrian lighting fixtures will be of uniform design throughout the project and will be selected to complement the architectural theme. E. Landscape Lighting Select landscape features, specimen trees and directional signage will be highlighted throughout the project with "up -light" and/or floodlight fixtures, as mutually agreed to by the Town of Marana and Developer. Lighting will emphasize the informational and dramatic elements within the landscape, (monument signs, groups of trees and shrubs and architectural features) rather than uniform, flat lighting of the entire development. Special attention will be given to lighting the project entries and building entries. VI. Maintenance Standards A. Maintenance oflmprovements Other Than Landscaping T.N ENGINEERING COMPANY Each Owner shall maintain Improvements in good and sufficient repair. Improvements, which are damaged by any cause, shall be repaired promptly. Page 155 The Shops at Tangerine & I-10 ,Votorplex at Tangerine Specific Plan —The I-10 Motorplex at Tangerine Desitin Guidelines The Site shall be maintained in a safe, clean and neat condition free of rubbish and weeds. Roads and pavements shall be kept true to line and in good repair. B. Maintenance Compliance If the Owner does not meet minimum maintenance standards, the Town of Marana shall issue a letter to the Owner requesting corrective action. If the maintenance deficiency is not remedied with thirty (30) days, the Declarant shall have the maintenance work performed and shall charge the Owner who shall be obligated to reimburse the Declarant for all costs incurred. T41 ENGIN EERI�IG COMF'A�IY Page 156 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette Appendix A Plant Palette Page 157 The Shops at Tangerine & 1-10 Votorplex at Tangerine Specific Plan —appendix A: Plant Palette A. Plant Selection Guide The following approved plant palette is composed of plant material that has low water requirements and is compatible with The Shops at Tangerine and I-10 Motorplex at Tangerine streetscape palette. Plant material that has higher water usage, such as turf, shall be used in carefully designed areas to achieve a formal effect. It is the intent of the Guidelines to present a consistent selection of plant material throughout the entire development. Plant material not on the list will be considered by the Town of Marana on a case-by-case basis. PARKING LOT / PAD's Trees Acacia farnesiana Sweet Acacia Acacia salicina Willow Acacia Brachychiton populneus Bottle Tree Dalbergia sissoo Sissoo Tree Fraxinus velutina 'Rio Grande' Fan Tex Ash Parkinsonia hybrid'AZT' Hybrid Palo Verde Prosopis thornless 'Phoenix' Thornless Mesquite Prosopis glandulosa thornless'AZT' Thornless Honey Mesquite Shrubs / Accents Agave sp. Agave Bulbine frutescens Bulbine Caesalpinina pulcherrima Red Bird of Paradise Dalea veriscolor'Mountain Delight' Mountain Delight Dalea Dalea frutescens 'Sierra Negra' Sierra Negra Dalea Eremophila maculata `Valentine' Valentine Emu Bush Eremophila dicipiens Slender Fuchsia Euphorbia rigida Gopher Plant Hesperaloe funifera Giant Hesperaloe Hesperaloe parviflora Red Yucca Leucophyllum langmaniae'Rio Bravo' Rio Bravo Sage Leucophyllum zygophyllum Blue Ranger Muhlenbergia capillaris'Regal Mist' Regal Mist Grass Ruellia peninsularis Desert Ruellia Senna lindheimeriana Velvet leaf Senna Tecoma stans Mexican Yellow Bells Tecoma alata Orange Bells Groundcovers Calylophus hartwegii Calylophus Dalea capitata Golden Dalea Lantana montevidensis Trailing Lantana Tetraneuris acaulis Angelita Daisy ,', mm ENGINBERINCi COMPANY Page 158 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette MAIN STREET Trees Acacia farnesiana Acacia salicina Dalbergia sissoo Fraxinus velutina `Rio Grande' Parkinsonia hybrid'AZT' Prosopis thornless `Phoenix' Quercus buckleyi Shrubs / Accents Agave sp. Bougainvillea sp. Caesalpinia mexicana Calliandra hybrid 'Sierra Starr' Carissa macrocarpa Dalea veriscolor'Mountain Delight' Eremophila sp. 'Valentine' Euphorbia rigida Hardenbergia violacea Hesperaloe funifera Hesperaloe parviflora Leucophyllum x 'Heavenly Cloud' Leucophyllum zygophyllum Muhlenbergia capillaris 'Regal Mist' Parthenocissus sp. 'Hacienda Creeper' Poliomintha maderensis Rosmarinus officinalis Ruellia peninsularis Senna lindheimeriana Tecoma stans Tecoma alata Groundcovers Calylophus hartwegii Dalea capitata Lantana montevidensis Lantana spp. 'Gold Mound' Tetraneuris acaulis Zephyranthes sp. STREET BUFFERYARD Trees Acacia salicina Chilopsis linearis Y�ZT'Bicolor' Ebenopsis ebano Olneyatesota Parkinsonia floridum 7L� ENGINEERING CpIv1PANY Sweet Acacia Willow Acacia Sissoo Tree Fan Tex Ash Hybrid Palo Verde Thornless Mesquite Red Rock Oak Agave Bouganvillea Mexican Bird of Paradise Sierra Starr Fairy Duster Natal Plum Mountain Delight Dalea Valentine Emu Bush Gopher Plant Purple Coral Pea Giant Hesperaloe Red Yucca Heavenly Cloud Texas Ranger Blue Ranger Regal Mist Muhley Hacienda Creeper Lavender Spice Trailing Rosemary Desert Ruellia Velvet leaf Senna Mexican Yellow Bells Orange Bells Calylophus Golden Dalea Trailing Lantana Gold Mound Trailing Lantana Angelita Daisy Rain Lily Willow Acacia Desert Willow Texas Ebony Ironwood Blue Palo Verde Page 159 The Shops at Tangerine & 1-10 ,Votorplex at Tangerine Specific Plan — Appendix A: Plant Palette Shrubs / Accents Agave sp. Buddleia marrubifolia Caesalpinina pulcherrima Calliandra eriophylla Cardia parvifolia Dasylirion sp. Dodonaea viscosa Hesperaloe parviflora Justicia californica Leucophyllum x'Heavenly Cloud' Leucophyllum langmaniae 'Rio Bravo' Leucophyllum zygophyllum Opuntia violacea v. Santa Rita Simmondsia chinensis Senna phyllodenia Tagetes palmeri Tecoma stans Tecoma alata Groundcovers Calylophus hartwegii Dalea capitata Lantana montevidensis Lantana spp `Gold Mound' Tetraneuris acaulis NODES Trees Acacia salicina Callistemom citrinus Citrus sp. Fraxinus velutina `Rio Grande' Leucaena retusa Olea europaea Prunus cerasifera `Atropurpurea' Sophora secundiflora Shrubs / Accents Agave sp. Bougainvillea sp. Bulbine frutescens Caesalpinia mexicana Calliandra hybrid'Sierra Starr' Carissa macrocarpa Carnegiea gigantea Dietes vegeta Eremophila sp. 'Valentine' Hesperaloe funifera Muhlenbergia capillaris'Regal Mist' Podranea ricasoleana Poliomintha maderensis TNI ENGINEERING COh�PANY Agave Wooly Butterfly Bush Red Bird of Paradise Native Fairy Duster Little -leaf Cordia Sotol Hop Bush Red Yucca Chuparosa Heavenly Cloud 'Texas Ranger Rio Bravo Sage Blue Ranger Purple Prickly Pear Jojoba Silver Leaf Cassia Mt. Lemmon Marigold Mexican Yellow Bells Orange Bells Calylophus Golden Dalea Trailing Lantana Gold Mound Trailing Lantana Angelita Daisy Willow Acacia Lemon Bottlebush Citrus Fan Tex Ash Golden lead ball Olive `Swan Hill' Purple- leaf Plum Texas Mountain Laurel Agave Bouganvillea Bulbine Mexican Bird of Paradise Sierra Starr Fairy Duster Natal Plum Saguaro Fortnight Lily Valentine Emu Bush Giant Hesperaloe Regal Mist Grass Pink Trumpet Vine Lavender Spice Page 160 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette Ruellia brittoniana Ruellia peninsularis Salvia clevelandii Salvia farinacea'Texas Violet' Tecoma stans Tecoma alata Groundcovers Asparagus densiflorus Calylophus hartwegii Lantana spp. `Gold Mound' Tetraneuris acaulis Zephyranthes sp. Barrio Ruellia Desert Ruellia Cleveland Sage Mealycup Sage Mexican Yellow Bells Orange Bells Asparagus Fern Calylophus Gold Mound Trailing Lantana Angelita Daisy Rain Lily DISTRICT / BUILDING FRONTAGE / POTS Trees Callistemom citrinus Lemon Bottlebush Citrus sp. Citrus Populus fremontii Cottonwood Pistacia hybrid `Red Push' Red Push Pistache Prunus cerasifera `Atropurpurea' Purple -leaf Plum Quercus buckleyi Red Rock Oak Shrubs / Accents Agave sp. Agave Agapanthus Agapanthus Azalea sp. Azalea Bambusa sp. Bamboo Bulbine frutescens Bulbine Caesalpinia mexicana Mexican Bird of Paradise Calliandra hybrid'Sierra Starr' Sierra Starr Fairy Duster Cycas revoluta Sago Palm Camellia sp. Camellia Dietes vegeta Fortnight Lily Dalea vveriscolor'Mountain Delight' Mountain Delight Dalea Dalea frutescens `Sierra Negra' Sierra Negra Dalea Eremophila maculata `Valentine' Valentine Emu Bush Eremophila dicipiens Slender Fuchsia Euphorbia rigida Gopher Plant Feijoa sellowiana Pineapple guava Hibiscus rosa sinensis Hibiscus Poliomintha maderensis Lavender Spice Ruellia peninsularis Desert Ruellia Salvia clevelandii Cleveland Sage Salvia farinacea'Texas Violet' Mealycup Sage Tecoma stans Mexican Yellow Bells Tecoma alata Orange Bells Groundcovers Asparagus densiflorus Asparagus Fern Calylophus hartwegii Calylophus Carissa macrocarpa `Prostrata' Prostrate Natal Plum 7M Page 161 The Shops at Tangerine & 140 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette Lantana spp. `Gold Mound' Gold :Mound Trailing Lantana Zephyranthes sp. Rain Lily NATURAL OPEN SPACE Trees Acacia greggii Catelaw Acacia Celtis reticulata Netleaf Hackberry Olneya tesota Ironwood Parkinsonia floridum Blue Palo Verde Prosopis velutina Native Mesquite Shrubs / Accents Carnegiea gigantea Saguaro Caliandra eriophylla Native Fairy Duster Dasylirion sp. Sotol Dodonea viscose Hopseed Bush Ericameria laricifolia Turpentine Bush Fouquieria splendens Ocotillo Ferocactus wislizenii Fishhook Barrel Justicia californica Chuparosa Larrea tridentate Creosote Bush Opuntia violacea v. Santa Rita Purple Prickly Pear Simmondsia chinensis Jojoba Groundcovers Baileya multiradiata Desert Marigold Penstemon parryi Parry's Penstemon NOTE: The plants in Appendix Aare grouped as they are primarily used within The Shops at Tangerine. However, plant species listed may be utilized throughout the development as deemed appropriate by the Landscape Architect. 2 Page 162 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette S. Plants not on the Arizona Department of Water Resources (ADWR) List (and not declined by ADWR) and allowed as acceptable plants throughout The Shops at Tangerine & I-10 Motorplex at Tangerine. Some plants are requested for inclusion for limited use (less than 15% of the total landscape area) in specialized areas of high pedestrian circulation. These plants may be utilized in mini -oasis areas to create cool micro - climates in areas of higher -intensity pedestrian use. While the water requirements of these plants are moderate to ample, these species plants have been historically in this region (Jones & Sacamano, 2000; Duffield & Jones 1992). Tree Species Pistacia hybrid 'Red Push' Red Push Pistache Prosopis thornless 'Phoenix' Thornless Mesquite Fraxinus velutina `Rio Grande' Fan Tex Ash Citrus species Citrus To be used as small patio trees within pedestrian gathering areas or in planters at main entrances. Citrus species appropriate to site temperature fluctuations will be exclusively utilized. Populus fremontii Cottonwood To be used only as a single -specimen accent plant or within retention basins where other and species cannot survive. This tree is a riparian native and serves to increase the diversity of the native plant materials on this site. It is appropriate to be utilized where water potentially will pool for extended periods of time. Prunus cerasifera `Atropurpurea' Purple -leaf Plum To be used as small patio trees within pedestrian gathering areas or in planters at main entrances. This tree species is appropriate where seasonal color and winter sun is required. Shrub & Accent Species Agapanthus Agapanthus Camellia sp. Camellia Azalea sp. Azalea These plants have similar water requirements to seasonal bedding plants but provide year round foliage that does not need on-going replacement. Many varieties are available in a range of colors and sizes to be utilized where winter protection from the frost is provided. Page 163 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix A: Plant Palette Bambusa sp. Several species available are low to very low water consumers. Small species provide good accents to color shrubs and larger species allow for significant screening without high water requirements. Many available varieties of this species are aesthetically appropriate in combination with ADWR approved low-water shrubs. Calliandra hybrid `Sierra Starr' Carissa macrocarpa Cycas revoluta Dietes vegeta Hardenbergia violacea Hibiscus rola sinensis Sierra Starr Fairy Duster Natal Plum Sago Palm Fortnight Lily Purple Coral Pea Hibiscus Parthenocissus sp. `Hacienda Creeper' Hacienda Creeper These species require only slightly more water than the most and species in the approved ADWR list but provide deep green color for significant visual cooling effects and accent. The accents within this group are effectively combined with many of the ADWR approved low-water shrubs and have historical widespread use in this manner. Tagetes palmeri Mount Lemmon Marigold Tecoma alata Orange Bells Ground Cover Species Asparagus densiflorus Asparagus Fern Carissa macrocarpa `Prostrata' Prostrate Natal Plum These species require only slightly more water than the most and species in the approved ADWR list. Both of these species effectively combine with many of the ADWR approved low-water shrubs and have historical widespread use in this manner. Lantana spp. `Gold Mound' TN, Gold Mound Trailing Lantana Page 164 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan —Appendix B: Definitions Appendix B Definitions Page 165 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix B: Definitions For purposes of the Design Guidelines in this Specific Plan, except as otherwise expressly provided herein or unless the context otherwise requires, the terms listed below shall have the following meanings. Accent Material Material covering twenty-five percent or less of the wall elevation. Applicant Such person or entity that is submitting an Application to the Town of Marana. Application The submittal or bundle of submittals required to achieve approval to construct improvements within the I-10 Motorplex at Tangerine. Articulation The manner in which various features are arranged on a building elevation. Berm An earthen mound designed to provide visual interest, screen undesirable views, decrease noise, control or manage surface drainage, and/or block headlights of parked cars facing roads. Buffer Open spaces, landscaped areas, fences, walls, berms, or any combination thereof, used to physically separate or screen one use or property from another so as to visually shield or block noise, lights, buildings, other nuisances, or provide privacy. Building The principal structure or structures on any Parcel, including all projections or extensions thereof and any ancillary structures, improvements and facilities. Building Form The shape and structure of a building as distinguished from its substance or material. Building Mass The three-dimensional bulk of a building -height, width, and depth. r.� ENGI\EERING Cob9PANY Page 166 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix B: Definitions Building Scale The size and proportion of a building relative to surrounding buildings and environs, adjacent streets, and pedestrians. Character Those attributes, qualities, and features that make up and distinguish a development project and give such project a sense of purpose, function, definition, and uniqueness. Common Access Easement An easement contained on the Subdivision Plat which provides for common ingress and egress over two (2) or more adjacent Parcels. Commercial Center A development containing one or more retail stores, restaurants, hotels, motels, and similar businesses within a single building or multiple buildings. Declarant The Master Declarant and its permitted successors and assigns. Declaration The Declaration of Covenants, Conditions and Restrictions (CC & R's) for the Property as recorded. Easement Restrictions placed on Parcels to provide a specific use such as vehicular and/or pedestrian access, public and /or private service of utilities or drainage across a Parcel as described by the CC&R's. Fagade Any side of a building that faces a street or other open space. The "front facade" is the front or principal face of a building. Guidelines The written Design Guidelines promulgated by the Declarant for the development of the Property. This document may be modified or supplemented by the Declarant from time to time in order to set forth the design standards and requirements for the construction and maintenance of Improvements on the Page 167 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan —Appendix B: Definitions Property. Declarant shall refer to the Design Guidelines in determining the acceptability of a particular proposed Improvement and/or use of a Parcel. Improvements Buildings, structures, signs, site furniture, driveways, parking, loading and/or storage areas, fences, sidewalks, other walkways and/or bicycle ways, paved areas, curbs, gutters, antennae, tanks, towers, hoppers, storage bins, fixed machinery, transformers, lighting, signage, walls, screens, barriers, retaining walls, bridges, drainage structures, stairs, decks, landscaping, water hydrants, poles, grading changes, loading areas, and all other structures or improvements of every type and kind, name and nature, and all additions, alterations and changes thereto. In-line Commercial Center Multiple retail stores organized in an in-line fashion. Individual stores within the center are attached, sharing one or more side walls but have separate entrances. In-line centers typically share a single parking area that is located at the front or front and side of the center. Land Use Plan The proposed Land Use Plan attached in Exhibit II.C.8.c (5). Large Format Retail A large format retail store contains 100,000 square feet or more (gross floor area). Maximum Extent Feasible No feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. Maximum Extent Practicable Under the circumstances, reasonable efforts have been undertaken to comply with the regulation or requirement, that the cost of additional compliance measures clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from the noncompliance. TU Page 168 The Shops at Tangerine & 1-10 Motorplex at Tangerine Specific Plan — Appendix B: Definitions Natural Features "Natural features" include but are not limited to flood plains and surface drainage channels, washes, stream corridors and other bodies of water, steep slopes, prominent ridges, bluffs, or valleys, and existing trees and vegetation. Official Record Deed Records of the Recorder's Office of Pima County, Arizona. Orient To bring in relation to, or adjust to, the surroundings, situation, or environment; to place with the most important parts (e.g., the primary building entrance and the designated "front" of a building) facing in certain directions; or to set or arrange in a determinate position, as in "to orient a building." Owner/Builder Any entity other than the Declarant that constructs improvements within the I-10 Motorplex at Tangerine. Owner At any particular time or times, any Person, including Declarant, and the successors and assigns of any thereof, that owns title to one or more Parcels as shown by the Official Records. A Beneficiary shall not be deemed to be an Owner so long as its interest in the particular Parcel(s) is for purpose of security only. Pad Site Building Typically used in the context of retail shopping center development, a building or building site that is physically separate from the principal or primary building and reserved for free-standing commercial uses, each such use typically containing no more than 15,000 square feet of gross floor area. Typical pad site uses include, by way of illustration only, free-standing restaurants, banks, and auto services. Parcel Any pad, plot, site, lot, tract or parcel of real estate contained within the Property as split, divided or subdivided on a Commercial Subdivision or Subdivision Map recorded in the Official Records. Page 169 The Shops at Tangerine & I-10 ,Votorplex at Tangerine Specific Plan — Appendix B: Definitions Parking Setback The minimum distance between the front edge (curb) of a parking area and a Property line. Person An individual, group of individuals, corporation, partnership, trust, unincorporated business, or such other legal entity as the context in which such term is used to imply. Personal Services Are those uses such as (but not limited to) barber shop, beauty shop, child care facility, cleaners (clothes), tailor shops, and including office uses that provide services such as insurance offices, tax consultation services, accounting services, travel related services, photographic services, child care facilities, florist shops, shoe repair, etc. Personal Storage Include, but not limited to, uses for the storage of goods and services for a fee. Primary or Principal Building The building or structure on a commercial development site used to accommodate the majority of the principal permitted use(s). When there are multiple buildings on a commercial development site, such as in a shopping center, the primary or principal building shall be the one containing the greatest amount of gross floor area. Buildings sited on pad sites or free-standing kiosk/ATM machines cannot be "primary" or "principal" buildings. Primary Material Material covering seventy-five percent or more of the wall elevation. Property All of the real Property subject to the Declaration and such additional real Property as may be added from time to time as provided therein. Record/Recorded With respect to any document, the recordation of said document in the Official Records. TM Page 170 The Shops at Tangerine & 1-10 ,Vlotorplex at Tangerine Specific Plan — Appendix B: Definitions Redevelopment Development on a tract of land with existing structures where all or most of the existing structures would be razed and a new structure or structures built. Sign Any structure, device or contrivance and all parts thereof which are erected or used for advertising, directional or identification purposes or any poster, bill, bulletin printing, lettering, painting, device or other advertising of any kind whatsoever which is placed, posted or otherwise fastened or affixed to the ground and/or structures within the boundaries of the Property. Site Furniture Any man-made or natural object used on the Site for decorative or incidental purposes (including artwork, flagpoles, fountains, statues, benches, tables, ramadas, canopies, shade structures and decorative walls) which is not a building, sign, parking structure, covered parking, parking area, driveway or landscaping. Any Site Furniture requires Design Review Committee approval prior to installation. Specific Regional Site Plan The specific site plan for the Shops at Tangerine and for the I-10 Motorplex at Tangerine. Standards Mandatory regulations. Standards are indicated by use of the terms "shall" and "must." Street Any public or private thoroughfare within the Property. Commercial Subdivision /Subdivision Map The certain plat of a subdivision for the Property or portions thereof. Tenant A business that rents or leases a commercial development building or part thereof. Town The Town of Marana. TLt ENGINEEIiiVG COMPANY Page 171 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Appendix C. Legal Description Appendix C Legal Description ENGI`'EEKI?JG Ct�MP.4NY Page 172 The Shops at Tangerine & 1-10 Motorplex at Tangerine Speck Plan —Appendix C: Legal Description FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit A That portion of Section 36, Township it South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, lying Southwesterly of those properties described in Docket 2000 at Page 547 and in Docket 2020 at Page 284; EXCEPT the South 65.00 feet of the Southeast quarter of said Section 36; EXCEPT the South 655.00 feet of the Southeast quarter of the Southwest quarter of said Section 36, excluding the West 52.00 feet of the South 65.00 feet of said Southeast quarter of the Southwest quarter; EXCEPT the South 44.00 feet of the West 52.00 feet of said Southeast quarter of the Southwest quarter; EXCEPT the South 44.00 feet of the Southwest quarter of the Southwest quarter of said Section 36; More particularly described as follows: COMMENCING at the Southeast corner of Section 36; THENCE North 00 degrees 42 minutes 58 seconds West, upon the East line of said Section 36, a distance of 42.46 feet to a point upon the Southwesterly line of that property described in Docket 2020 at Page 284; THENCE North 41 degrees 44 minutes 02 seconds West, upon said Southwesterly line, a distance of 29.96 feet to the POINT OF BEGINNING lying 65.00 feet Northerly of the South line of the Southeast quarter of Section 36, as monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 89 degrees 27 minutes 19 seconds West, upon a line 65.00 feet North of and parallel with said South line of the Southeast quarter, a distance of 2,626.63 feet to a point on the North-South centerline of said Section 36, monumented by a 518" rebar tagged "RLS 18557"; THENCE South 89 degrees 27 minutes 45 seconds West, upon a line 65.00 feet North of and parallel with said South line of the Southeast quarter, a distance of 1,269.15 feet to a point 52.00 feet East of the West line of the Southeast quarter of the Southwest quarter, monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 00 degrees 36 minutes 56 seconds East, upon a line 52.00 feet East of and parallel with said West line of the Southeast quarter of the Southwest quarter, a distance of 21.00 feet to a point lying 44.00 feet North of the South line of the Southwest quarter, monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 89 degrees 27 minutes 45 seconds West, upon a line 44.00 feet Northerly and parallel with the South line of the Southwest quarter of the Southwest quarter of Section 36, a distance of 1,373.10 feet to a point on the West line of Section 26, monumented by a 5/8" rebar tagged "RLS 18557"; THENCE North 00 degrees 38 minutes 23 seconds West, upon the West line of Section 36, a distance of 2,601.04 feet to the West quarter corner of Section 36; THENCE North 00 degrees 38 minutes 15 seconds West, upon the West line of Section 36, a distance of 2,107.99 feet to the Northwest corner of that property described in Docket 2020 at Page 284, monumented by a 5/8" rebar tagged "RLS 18557"; ALTA Commitment Schedule B - Section 2 TM Page 173 The Shops at Tangerine & I-10 Motorplex at Tangerine Specific Plan — Appendix C. Legal Description SCHEDULE B - Section 2 - Exceptions, Continued THENCE South 50 degrees 15 minutes 37 seconds East, upon the Southwesterly line of said property described in Docket 2020 at Page 284, a distance of 480.90 feet to a point monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 50 degrees 15 minutes 43 seconds East, upon said Southwesterly line, a distance of 2,780.32 feet to a point on the East-West centerline of Section 36, being the Northwesterly corner of that property described in Docket 2000 at Page 547, monumented by a %" rebar tagged "RLS 4527"; THENCE South 50 degrees 15 minutes 47 seconds East, upon the Southwesterly line of said property described in Docket 2000 at Page 547, a distance of 210.02 feet to the Southwesterly corner of said property, monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 50 degrees 15 minutes 47 seconds East, upon the Southwesterly line of said property described in Docket 2020 at Page 284, a distance of 1,207.90 feet to a point monumented by a %" rebar tagged "RLS 4527"; THENCE South 50 degrees 13 minutes 06 seconds East, upon the Southwesterly line of said property, a distance of 703.66 feet to a point monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 46 degrees 58 minutes 10 seconds East, upon the Southwesterly line of said property, a distance of 545.49 feet to a point monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 45 degrees 14 minutes 55 seconds East, upon the Southwesterly line of said property, a distance of 584.33 feet to a point monumented by a 5/8" rebar tagged "RLS 18557"; THENCE South 41 degrees 44 minutes 02 seconds East, upon the Southwesterly line of said property, a distance of 553.22 feet to the POINT OF BEGINNING. EXCEPT all percolating water reserved in Deed recorded in Book 314 of Deeds at Page 445; AND EXCEPT all coal, asphaltum, oil, gases, fertilizers, fossils, and other like substances, reserved in the Patent from the State of Arizona. FURTHER EXCEPT that portion conveyed to the Town of Marana of Tangerine Farms Road recorded in Docket 12837, page 5258. JV arbs 15,18, 21, & 23 Page 174