HomeMy WebLinkAboutDe Anza Specific Plan�
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Specific Plan
Prepared for the Town of
Marana
��—�� Accepted:l0/2/2007
MARANA Ordinance No.: 2007.27
PCZ-05113 ,�!!�
October 3, 2005
Rev. September 26, 2006
Rev. April 3, 2007
Rev. September 5, 2007
Rev. January 11, 2008
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F. ANN RODRIGUEZ, RECORDER
RECORDED BY: 1J1�
' DEPUTY RECORDER
1134 AS2
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TOWN OF MARANA
ATTN: TOWN CLERK
I1555 W CIVIC CENTER DR
MARANA AZ 85653
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AMOUNT PAID
MARANA ORDINANCE NO. 2407.27
13155
1510
5
20071940399
io/o5/200�
15:36
$ 8.00
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR
THE DEANZA SPECIFIC PLAN.
WHEREAS, Red Point Development represents the property owners of approximately 133
acres of land iocated within a portion o�f Sections 26 and 23, Township 12 South, Range 12 East, as
described on Exhibit "A", attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on August 29, 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 October 2, 2007 and has
determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing
the land use designation from "C" {Large Lot) to "F" (Specific Plan), 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 133-acres of land located
within a portion of Sections 26 and 23, Township 12 South, Range 12 East, about a quarter mile
north of the Cortaro Farms Road, on the west side of Hartman Lane (the "Rezoning Area"), changing
the land use designation from "C" (Large Lot) to "F" (Specific Plan).
Section 2. The zoning of approximately 113 acres of land located within a portion of Sections 26
and 23, Township 12 Sauth, Range 12 East, about a quarter mile north of Cortaro Farms Road, on
the west side of Harttnan Lane (the "Rezoning Area"), is hereby changed from Zone "A" (Small Lot
Zone) to "F" (Specific Plan) creating the DeAnza Specific Plan.
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family
housing, subject to the following conditions, the violation of which shall be treated in the same
manner as a violation of the Town of Mazana Land Development Code (but which shall not cause a
reversion of this rezoning ordinance):
1. Compliance with all applicable provisions of the Town's Caies, and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements.
Marana Ordinance No. 2b07.27
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2. The project shall maintain a minimum of 44 percent of the site as open space/drainage as
depicted in the tentative development plan. Approximately 31 percent of the site shall be
delineated� as Natural Undisturbed Open Space, which with the approval of the Planning
Director may be enhanced by adding additional native vegetation or removing non-native
piants or remove trash. Approximately nine percent of the site shall consist of passive/active
park/recreation areas, with approximately four percent allowed for the development of the
necessary interceptor channel.
3. The rezoning is valid for five years from the date of Town Council approval. If the
developer fails to have a final subdivision plat recorded prior to the five years, the Town
may initiate the necessary action to revert the property to the previaus zoning (C - Large
Lot) upon action by the Town Council.
4. Upon demand by the Town the developer shall dedicate or cause to have dedicated (within
90 days) the necessary rights-of-way for Hartman Lane, per the Town of Marana adopted
Major Routes Right-of-Way plan.
5. 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 responsible
engineer prior to the approval of the finai plat.
6. No approval, pernut or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to determine any action necessary to assure compliance with applicable laws and
regulations.
7. The subject rezoning site shall be limited to a maximum of 311-lots.
8. A copy of the approva1404 permit shall be provided to the Town of Marana prior to any
allowable site disturbance.
9. The property owner shall not cause any lot split of any kind withaut the written consent of
the Town of Marana.
10. 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 plat.
11. 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 said properry. If Type I or Type II is needed on said properry, the Town
and developer/landowner shall arrive at an agreeable solution to the use of those water
rights appurtenant to said Iand.
12. Minor grammatical and illustrative changes per the Planning Directors directive shall be
ma.de to the document prior to fmal acceptance of the document.
13. The developer has agreed to voluntarily contribute $1200 per dwelling unit to mitigate the
effects of the proposed development on tlie Marana Unified School District. Fees are to
be collected at time of building permit issuance.
Marana Ordinance No. 2007.27
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14. This project is located within the Marana's South Transportation and Parks/Recreational
Benefit Areas and will be subject to those fees at time of 6uilding permit issuance.
15. Upon adoption of the ordinance by the Mayor and Council approving tlte DeAnza Specific
Plan, the applicant shall provide the planning department with the following final edition
of the DeAnza Specific Plan: one non-bound original; forty bound copies; and, one digital
copy in Microsoft Word or other acceptable format, within sixty days of the recordation of
the ordinance.
16. Covenants, codes and restrictions will be established for this project with a homeowner's
association established to manage the open space areas, private streets and any
undeveloped areas and submitted with the final plat.
17. 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.
18. A native plant permit (waiver not acceptable) €or ail disturbed area must be obtained prior
to any allowable site disturbance.
19. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to detem�ine any action necessary to assure compliance with applicable laws and
regulations.
20. The applicant shall provide a public equestrian easement through the Hardy Wash, as
accepted by the Planning Director and the Town Engineer.
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 Mazana Town Council in conflict with the provisions of tlus Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2007.27.
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.
Marana Ordinance No. 2007.27
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PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this �
2 day of October, 2007.
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Mayor E Honea �
ATTEST:
elyn C. onson, Town Clerk
APPROVF�D AS TO FORM:
Marana orainance rro. Zoo�.2�
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EXHIBIT A
LEGAL DESCRIPTION FOR DeANZA SPECIFIC PLAN
?ARCE� 1:
Thot portion of ±he Northeast quarter of the Northwest quorter of
Section 26, To+✓nshi�, 12 South, Rangs 12 �ost, Gila ond Sait River
i3ase and 44eridian, Pima Co�nty. Arizona. lying Northeasteriy of the
Northeasteriy Itne of the Propefty described i� �eed recorded in
4ocket 2418 et Page 72, records of °imo Caunty, Ar+zona. �
EXCEPT the North 45 feet thereot.
PARC£l 2:
That portion of the Nartfiwest quo►ter of the Northwest qucrter o`
Section 26, rownship 12 South. Range 12 East. Gila an0 Salt River
Base and dAerielian, Pimu Cou�ty, Nizona, lying Northeasterly of the
Northeasterly line of the p�operty Gescribed in Deed recorded in
Docket 2336 ot Page 82, records of Pima County, Mzono,
EXCEPT the Notth 45 fieet thereof.
PARCEI 3:
An easement for ingress, egress and utilities across those portions
of Section 23, Township 12 South, Range 12 £ast, Gila and Sa1t
River 8ase ond Meridian, PimQ County, Ar;zona, dascribed as
follows:
The Worth 30 feet of the North haff of the Southeast qwarter;
The South 30 feet of tha Southeast quarter of the No�thwest
quarter, The East 30 feet a�d the West 30 feet of the North 30 feet
of tfie No�theast quarter of the Southwest quarte� The East 3U feet
of the Northwest quarter ofi tfie Southwest quarter,
The North 30 faet af the Northeast quarter of the Southwes# quorter
of the Southwest quarter; The East 15 feet of the West half of the
Northeast quarter ofi the Southwest quorter of the Southwest
qua�ter,
The West JS feet of the East half of the No� quarter of the
Sou#hwast quarter of the Southwest quorter,
The West 15 feet of the Northeast quarter of the Sautheast quarter
of the Southwest quarter of the Southwest quarter,
The Evst 15 feet of the West half of the Southeast qua�ter vf the
Southwest quarter of the Southwest quarter a�d the West 15 feet of
the Southeest quarter of the Southeast quarter of the Southwest
qvarter of the Southwest quarter.
PARCEL 4:
T�e Southea�t quarter of the Soatheast quarter of Section 23
Townsh�p 12 South �2ange 12 East, Gila and Solt River 8ase and
Meridian. Pima Covnty, Arizona;
PARCEI. 5:
The Northeast quarter of the Northeast quafte� of SecEion 26
Township � 2 South f2ange 12 East�, Gila and Soit River Base ond
Meridian. Pimo County. Arizona:
EXCEPTlN� THEREFRD�! that portion of �ea! property conveyed to the
i'own of Morane i� Docket 11476 page 459.
PARC0. 6:
The East half of the Norfh half of #he Northwest quarter of tMe
Northeast quarter of Section 26, Township 12 Soutfi, Range 12 East,
Gila and Salt River 8ase a�d Meridian, Pima County, Arizono.
TO�EII-1ER WlTt�l an easement for ingress, egress and utitities, over,
undef upon and ac�oss tfie West 30 feet of the Southwast quarter of
the Southeast Quarte� of Section 23, Township 92 South, Range 12
East, Gila and Saft River 8ase vnd Meridian, Pima County, Arizona.
AND TOGETHEi2 1NIT11 an easement for ingreas, eg�ess and utr�ities.
over, under, upon a�d across the North 30 feet of the West half of
the Tdorth half of the Northwest quarter of the Northeast quarter of
Section 26, Township 12 South, Range 12 East, Gila a�d Sait River
Base and Meridian, Pima County, Arizona.
PARCEL 7:
The West hclf of the North half of the Northwesi quarter of the
Northeast quarter of Section 26, Township 12 South. Range 12 East,
G+la and Saft River Base and Meridinn, ?ima County, ��zona;
TOGEfHER WliN a� easement for _i�gress, eg�ess and utilities over,
under, upon and across the West 30 feet of the Southwest qua�te� of the
Southwest quarter of the Southeast quarter of Section 23. Tow�ship
) 2 South, Range i 2 East, Gila and Satt �ver 8ose and Meridian,
Pima County, A�izona.
RESEt7WNG unEo the Grantor an easement for ir�gress, egress a�d
utilities over the North 30 feet of captioned property.
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F. ANN RODRIGUEZ, RECORDER
RLCORDED BY: JCC
DEPUTY RECORDER
0305 PE1
SMARA
TOWN OF MARANA
ATTN: TOWN CLERK
11555 W CIVIC CENTER DR
MARANA AZ 85653
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13178
839
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20072170316
11/08/2007
14:03
$ $.00
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CONSENT TO CONDITIONS OF REZONING AND
WAIVER OF CLAIMS FOR POSSIBLE DIlIZINUTION OF VALUE
RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2007.27
K� - H�x't�►rr LArtE PROPER'rY, L.L.C., an Arizona limited liability company, and
FIDELTTY NATTONAL TITLE COMPANY Irrc., an. Arizona corporation, as trustee under Trust
Nos. 60,104 and 30,199 (collectively, the-"Owners") own the land referred to in this instrument
as the "Property," which is particularly described in Exhibit A attached to Mazana Ordinance
No. 2007.27 (the "Rezoning Ordinance") and incorporated by this reference in this instrument.
The Property is the subject o€ Town of Marana rezoning case number PCZ-05113, filed on
behalf of the Owners, which �he Mazana Town Council approved with conditions on October 2,
2007 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 tha.t
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
1Recorder, to give notice of this instrursent and its effects to successars in interest of the Property,
who sha11 also be bound by it.
Dated this � day of October, 2007.
KAI - HARTMAN LANE PROPERTY, L.L.C.,
an Arizona limited liability company
B�'�����'. �i���G ,
Herbert Kai, Managing Partner
FIDEI:ITY NATIONAL TT1ZE COMPANY, INC.,
an Arizona corporation, as trustee under
Trust No. , I04 only and not in its
corporate pacity
By:
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Martha L. Hill, Trust 4fficer
" - .
FIDELTTY NATIONAL TTTLE COMPANY, INC.,
an Arizona corporation, as trustee under
Trust No. 0,199 only and not in its
carpora capacity
By:
Martha L. Hill, Trust Officer
STATE OF ARIZONA � SS
County of Pima )
The foregoing instrument was acknowledged before me on October 35L, 2007 by Herbert Kai,
tll@ Mari3ging PaTtller Of KAI - HARTMAN LANE PROPERTY, L.L.C., an Arizona limited liability
company, on behalf of the LLC.
My commission expires: otary Public
a _ / t� .. � [j pFFiGtAL SEAL
LAURA E. �MARTINEZ
NOT:A�iY �l;BLIC • STATE OF AflIZONA
PIMA COUNTY
STATE OF ARIZONA � M�r Comm. ExPires June 1. 2009
SS
County of Pima )
. ��„� �,, .
The foregoing instrt�ment was acknowledged before me on ��s�e3be��; 2007 by Martha L. Hill,
Trust Officer of FIDELrrY NATTOx�. Trn,� Co�A1�t, Irtc., an Arizona corporation, as trustee
under Trust Nos. 60,104 and 30,199 only and not in its co orate capa
�
My commission expires:
��� �.�d�
STATE OF ARIZONA � SS
County of Pima )
• ---� / pFc��iAISEAL
'"�pp�OTHY KESTOL
,: idotar�f PU�� State o� Anzona
i�ER�A COUNTY
My Cam�n �Ap�res Feb
The foregoing instrument was acknowledged be
Leung, beneficiary of FmELrt'St NA'r�ox�u.. Trr1,E
My commission expires:
os-���—
{00006614.DOC /}
Rezaning Prnp 207 Waiv� DeAtua Specific Plan
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THE DEANZA PROJECT TEAM
DEVELOPER:
RED POINT DEVELOPMENT
H71 O N. THORNYDALE ROAD, SUITE 12O
TucsoN, AZ 85742
CONSULTANTS:
CARL WINTERS & ASSOCIATES
P.O. Box 3032
Tucson, Arizona 85702-3032
RICK HARRISON SITE DESIGN STUDIO
HH32 SEVENTH AVE. NORTH
MINNEAPOLIS MN 55427
PRESIDIO ENGINEERING
4582 N. 1 ST. AvE.
SUITE 12O
TucsoN, AZ 85718
CMG DRAINAGE ENGINEERING
4574 N. 1 sT AvE.
TucsoN, AZ 85718
WESTLAND RESOURCES
2343 E . BROADWAY BLVD.
SUITE 2O2
TucsoN, AZ 85719
KIMLEY-HORN AND ASSOCIATES
1860 E . RIVER ROAD
$UITE 1 �0
TucsoN, AZ 85718
TIERRA RIGHT OF WAY SERVICES
1575 EasT RivER R�.
SUITE 2O1
TuCSON, AZ 85718
TABLE CJF CQNTENT�
Introduction ...................................................................................................................................................... l
The Project Site ................................................................................................................................................2
Coving ................................................................................................................................................................. 3
PART I- DEVELOPMENT CAPABILITY REPORT
Topography Slope Analysis ................................................................................................................. 7
Hydrology and Water Resources ............................................................................................................... 9
Vegetation Wildlife Habitat ..............................................................................................................16
Vegetation ...................................................................................................................................................16
Wildlife ........................................................................................................................................................16
Geology Soils ......................................................................................................................................... 24
Paleontological and Cultural Resources ................................................................................................. 24
Previous Archaeological Work in the Project Area ........................................................................ 24
Findings ...................................................................................................................................................... 24
Existing Uses ....................................................................................................................................... 28
Existing Use - Offsite ................................................................................................................... 28
Adjacent Lots and Structures ............................................................................................................... 28
Existing Infrastructure ........................................................................................................................... 28
Roadways ......................... a......................................................................................................................... 3 3
Schools ........................................................................................................................................................ 41
Recreation, Open Space and Trails ..................................................................................................... 41
PART II - SPECIFIC PLAN
Introduction ................................................................................................................................................... 44
Land Use Proposal ........................................................................................................................................ 44
Compatibility with Surrounding Uses ................................................................................................... 46
Development ............................................................................................................................. 47
Permitted ......................................................................................................................................... 47
Accessory ................e..............................................................,.......................................................... 47
Prohibited ........................................................................................................................................ 48
Property Development Standards—General .........................a.......................................................... 48
Transportation and Circulation .............................................o.....,....................................................... 51
Public Facilities ........................................................................................................................................ 57
Public Safety ...................................................................................e.e..................---................................... 57
Grading ................................................................................................................................:...................... 57
Hydrology ......................................................................................................................................... 58
Recreation and Open Space .................................................................................................................. 62
DesignGuidelines .......................................................................................................................................... 65
GeneralProvisions .................................................................................................................................... 65
Introductionand Purpose ...................................................................................................................... 65
SiteDesign .........................................................•--...................................................................................... 65
Phasing, Construction and Maintenance ................................................................................................ 68
Introduction............................................................................................................................................... 68
Construction and Maintenance Responsibilities ............................................................................. 68
SpecificPlan Implementation .................................................................................................................... 75
GeneralProcedures ................................................................................................................................... 75
GeneralAdministration .......................................................................................................................... 75
SpecificPlan Annual Reports ................................................................................................................ 75
Appendix
Appendix A- Subdivision Street Standards Design Exception ..................................................76
AppendixB- Comparison Tables ........................................................................................................ 81
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T�1BLE QF FIGURES
Figure - Location Map ................................................................................................................................2
Figure Aerial View .................................................................................................................................... 3
Figure - Typical Subdivision .....................................................................................................................4
Figure - Coved Subdivision .......................................................................................................................4
Figure S- Typical Layout vs. Coving ........................................................................................................ 5
Figure 6- Photograph of a Coved Neighborhood ................................................................................. 6
Figure Topography Map ........................................................................................................................ 8
Figure 8- Summary of Discharge Rates ..................................................................................................10
Figure - Watershed Map ..........................................................................................................................11
Figure 10 - CP#1- CP#3 Watershed Boundaries ..................................................................................12
Figure FEMA Map .................................................................................................................................13
Figure 12 - CP#5 Watershed Boundary ..................................................................................................14
Figure 13 -100 Year Floodplain Limits ....................................................................................................15
Figure 14 - Game �st Fish Department Letter .........................................................................................17
Figure - Soils Map ................................................................................................................................... 26
Figure 16 - Archaeology E�iibit (included under separate cover) ................................................. 27
Figure 17 - Zoning � Land Use Map ...................................................................................................... 29
Figure 18 - Adjacent Lots &� Structures ................................................................................................. 30
Figure 19 - Marana Water Department Letter ...................................................................................... 31
Figure - Wells Map ................................................................................................................................ 32
Figure Average Daily Trips ................................................................................................................ 33
Figure 22 - E�sting Sewer Exhibit ......................................................................................................... 35
Figure 23 - Pima County Wastewater Management Department Letter ..................................... 36
Figure - Roadways Map ....................................................................................................................... 37
Figure 25 - Site Generated Traffic (2008) e ............................................................................................ 38
Figure 26 - Background Traffic (2008) .................................................................................................. 39
Figure 27 - Total Traffic (2008) ............................................................................................................... 40
Figure - Schools Map ............................................................................................................................. 42
Figure 29 - Parks &� Recreation Map ...................................................................................................... 43
Figure 30 - Marana General Plan Land Use Map ................................................................................ 44
Figure 31- DeAnza Tentative Development Plan ................................................................................ 45
Figure 32 - DeAnza Communities .....................................................................a..................................... 46
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Figure - DeAnza Lot Dimensions ........................................................................................................ 48
Figure - DeAnza Setbacks ..................................................................................................................... 49
Figure - Primary Entrance Median ..................................................................................................... 53
Figure 36 - Typica136' Roadway - DeAnza ........................................................................................... 54
Figure 37 - Vehicular Circulation E�ibit .............................................................................................. 55
Figure 38 - Typica136' Roadway - DeAnza Estates ............................................................................ 56
Figure 39 - DeAnza Interceptor Channel Detail ................................................................................... 60
Figure 40 - Concept Drainage Plan .......................................................................................................... 61
Figure 41- DeAnza Specific Plan Open Space ...................................................................................... 62
Figure - Recreation E�ibit ................................................................................................................. 63
Figure - Open Space E�iibit ............................................................................................................... 64
Figure - Sewer Exhibit .......................................................................................................................... 70
Figure - Archaeology E�ibit .............................................................................................................. 74
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Definitions
patio structure. A structure that is unenclosed on at least 3 sides and is generally
located in the rear of a home (main structure) being either directly attached to or
unattached to the main structure.
garage. A fully enclosed structure, either attached or unattached to a home, which is
used for the storage of motor driven vehicles when they are not in use.
front load garage. A garage that is oriented such that the vehicle entrance is from the
front of the lot.
side load garage. A garage that is oriented such that the vehicle entrance is from the
side of the lot.
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INTRODUCTION
In the first quarter of 2004, Red Point Development began exploring uses and concepts for the
approximately 133-acre DeAnza project. Several concept designs were created to maintain
continuity with the R-8 Cortaro Ranch project directly to the south of the DeAnza project and R-36
Hartman Ten project directly to the north. The resulting concepts divided the project into two
distinct planning areas separated by a natural buffer zone.
The approximately 93 acres comprising the southern portion of the project was designed with a
layout similar in style to the adjoining R-8 Cortaro Ranch project to the south. The result yielded
344 single-family lots. The approximately 40 acres comprising the northern portion of the project
was designed as 20, 36,000 s.f. minimum lots similar to the adjoining Hartman Ten project to the
north. With 364 total residential units designed to all Marana development standards and
compatibility with surrounding projects, the owners of the DeAnza project were ready to proceed.
Prepared to submit a rezoning application for 364 single-family residences, the owners of the
project agreed under Red Point Development's advice to redirect the project. With the emergence
of new urban concepts throughout the country, advances in urban planning, construction and
engineering, and impending revisions to Marana's development standards, the DeAnza project
became an opportunity to bring many of these elements to the project.
To the expense of a lot count reduction, time and cost, Red Point Development settled on the
current "coving" style design for the project. Red Point Development sought the services of
perhaps the foremost leader of modern coving design in the country, Rick Harrison, for the
DeAnza project. The result is what is contained within this Specific Plan.
The DeAnza project is planned for approximately 311 single-family residences, 14 of which are
one-acre minimum lots and 297 are from approximately 4,500 to 16,000 square feet with an
average of 8,000 square feet. Although the project will sacrifice many lots and add many
additional costs to construction, Red Point Development believes the plans will result in a project
that is not the traditional "cookie-cutter" layout, providing a more "walk-able" community, with more
useable park areas, and a more sustainable and visually appealing development.
The DeAnza Specific Plan functions to augment Marana's design standards as well incorporate
the best planning practices throughout the country. By creating specific guidelines for
development on the DeAnza property to follow the "coving" design concept, the Specific Plan
ensures the creation of a quality development, which will set a new standard for design excellence
in Marana and the Southwest.
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The Project Site
The subject property is located on Hartman Lane, north of Cortaro Farms Road, in the Town of '
Marana, Arizona. The site is comprised of five distinct parcels; Pima County tax code numbers
221190070, 221190060, 221190050, 221190040, and 22106032A, The project site is bounded �
by Hartman Lane on the east, Cortaro Ranch subdivision on the south, Joplin Lane (a private
utility easement) on the west, and various residences and the Hartman 10 subdivision to the north.
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Figure 1 - Location Map
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� Figure 2 - Aerial View
' All of the parcels are currently zoned "C" — Marana's Large Lot Zone that allows for residential use
with a minimum lot size per use of 25 acres, and does not provide a framework for the unique
design the developer is proposing. Although the design being proposed shares many attributes
� with Marana's revision to the residential design standards, it takes them one step further by
introducing "coving" design. It was developed by Rick Harrison Site Design Studio. A Minneapolis
based consulting and planning firm that has specialized in "coved" projects for over 10 years. The
� firm has served over 250 developers, municipalities and affordable housing agencies in 38 states
and 7 countries. Over 25 thousand homes have been constructed within "coved" communities and
another 100 thousand are planned throughout the United States, including many areas in the
� Southwest.
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Coving
As opposed to the typical grid design of most modern subdivisions, coving is a planning method
that beautifies the streetscape and creates "coves" — park like areas of open space along home
and street fronts. This is accomplished by combining an efficient meandering road pattern with
varying home setbacks.
3
Advantages of Coved Design:
• Each home has a unique and beautiful setting
• Park-like streetscape
• Creates character
• Safe and beautiful street pattern...safe kid space
• Reduced maintenance cost for the city (15% to 50%)
• Lots seem much larger than actual size
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Figure 3 — Typical Subdivision
This photograph illustrates a typical design for modern subdivisions. All lots meet the minimum
requirements for size and setback. The streets are laid out to meet minimum engineering
requirements and encourage arriving at destinations directly and quickly. Although this type of
design meets requirements, there is no uniqueness. Each lot is a cell. This design does not
encourage interaction between residents or between residents and the outdoor environment. It
encourages a very introverted lifestyle.
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Figure 4 - Coved Subdivision
Figure 4 illustrates an existing "coved" neighborhood designed by Rick Harrison. Although the lots
are roughly the same size, the setbacks and shapes vary. The streets, although engineered for
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safety, are not boring and uninviting. This design encourages interaction among residents. It is a
unique, pleasant and inviting community.
Each home is individually located, creating space and individualism not possible through
conventional layouts. Since space is gained by reducing public street length, there are financial
benefits to Marana in the reduction of maintenance due to the reduction of infrastructure from a
conventional plan by approximately 25%.
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The coved neighborhood looks and feels less dense than a conventional design, with reduced
maintenance costs to the Town, yet residents enjoy lots that average over 40% larger.
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Figure 6- Photograph of a Coved Neighborhood
0
DEVELOPMENT CAPABILITY REPORT
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The purpose of the Development Capability Report is to measure the impact of the proposed
development on the site and the surrounding areas.
Topography and Slope Analysis
The DeAnza Property lies within the northern portion of the Tucson Basin and has relatively level
to gently sloping terrain. The surface elevation within the project site slopes gently away from
Hartman Lane towards the west from approximately 2,240 feet to 2,140 feet above mean sea
level.
The average cross slope is approximately 4.6%. Calculated using the following formula:
C x L x 0.0023 where C= Contour Interval
A L= Length of all contour lines
A= Area of the site
0.0023 = conversion factor
1 x 266193.87 x 0.0023 = 4.6% average cross slope
133
There are small sections of slope that exceed 15%, but they occur infrequently.
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Hydrology and Water Resovrces
The boundaries of offsite watershed areas affecting the project site are shown on Figure 9. There
are five points of concentration along the upstream property boundary for offsite watersheds. Four
of these offsite watersheds are small, local drainage areas that intersect the east and north
property boundaries. These concentration points are labeled on Figure 10 as Concentration Point
#1 (CP#1) through CP#3. CP#1 has a drainage area of 24.5 acres. CP#2 has a drainage area of
8.7 acres, and CP#3 has a drainage area of 16.1 acres.
The fourth point of concentration for offsite drainage entering the project site is located along the
north boundary. CP#4 is the location where Hardy Wash enters the project site. The drainage
area for Hardy Wash at this location is 5757 acres. Hardy Wash becomes an alluvial fan just
north of the project site. The primary low-flow channel drains almost due east-to-west just north of
the project site. However, several channel braids fan out and drain southwesterly through the
project.
CP#5 receives offsite runoff from a small watershed area draining through the parcel on the north
side of Hardy Wash. The drainage area for CP#5 is 11.2 acres (See Figure 12).
The project site is located within a critical basin as defined by the Town of Marana. The critical
basin criteria means that the existing conditions onsite runoff rates must be reduced by 15%.
The most prominent natural drainage feature along the upstream property boundary is Hardy
Wash. The 100-year discharge for Hardy Wash at Hartman Road is 7710 cubic feet per second
(cfs). The floodplain area for Hardy Wash extends several hundred feet north of the project site.
Almost all of the project site except the easternmost 10 acres is within the 100-year floodplain for
Hardy Wash. The primary low-flow channel for Hardy Wash is located north of the project,
however, several distributary channels fan out from the main channel and pass through the site.
The 100-year discharge rate for the local washes draining to CP#1, CP#2, CP#3, and CP#5 are
listed in the table below. All of these washes have 100-year discharge rates less than 100 cfs.
The flows emanating from CP#1 and CP#5 coalesce with Hardy Wash. Flows entering the
property at CP#2 and CP#3 discharge into a drainage swale along the west side of Hartman
Road. This swale conveys flow due south along the west side of Hartman Road, then into a
channel that conveys the flow to the Cortaro Ranch Subdivision retention basin.
Almost the entire area of the project site is within a regulatory floodplain as defined by Town of
Marana criteria, i.e. washes having a 100-year discharge greater than 100 cfs.
Most of the property is subject to a sheetflow condition to depths of roughly 1 foot during the 100-
year return period storm. The area of the property that adjoins the Union Pacific Railroad (UPRR)
is within a FEMA Zone AH as shown on FEMA FIRM panel 04019C1605K (effective February 8,
1999). The remainder of the property is within a FEMA Zone X, 500-Year floodplain. A copy of
the FEMA map is provided on Figure 11.
The 100-year discharge rate for all points of concentration entering the site are listed in Figure 13.
These discharge rates were computed by the Pima County Method. The 100-year discharge for
flows draining along the north side of the Union Pacific Railroad was estimated by Cella Barr
Associates as a part of the Tortolita Basin Management Plan Study and by Arroyo Engineering as
part of the Town of Marana Master Drainage Study. Both of these studies list the 100-year
discharge as about 2030 cfs.
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Figure 8— Summary of Discharge Rates
Concentration Point 100-Year Discharge Drainage Area (acres)
cfs
1 83.6 24.5
2 42 8.7
3 78 16.1
4- Hard Wash 7710 5757
5 80 11.2
The drainage conditions along the downstream property boundary vary by location. There is an
interceptor channel along the north boundary of the Cortaro Ranch Subdivision that collects runoff
from the project site and flows emanating from Hardy Wash. This interceptor channel drains the
flow either south along the east boundary of the Cortaro Ranch Subdivision or west along the
north boundary of the subdivision. The channel draining south along the east boundary of the
subdivision discharges into a retention basin. The channel along the north boundary of the
Cortaro Ranch Subdivision drains west, then south to discharge into another detention basin
adjoining the UPRR.
The drainage conditions along the west boundary of the property and the property boundary
adjoining the UPRR are characterized by sheetFlow. All of the channels that are evident through
the northern portions of the property dissipate toward the downstream property boundary resulting
in sheetFlow over broad areas. Portions of the property adjoining the UPRR are also subject to
flows that accumulate along the UPRR southeast of the project site. The UPRR drainage culverts
are inadequate to contain more than a small amount of flow. As such, the flows accumulation
along the railroad embankment and drain northwesterly through the lower elevation areas of the
property.
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4574 N. lat. AVE Tucson, Arizana 85718
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100YR FLOODPLAIN LIMITS
Vegetation and Wildlife Habitat
Vegetation
The vegetation on the site is consistent with the Arizona Upland subdivision of the Sonoran
Desertscrub Biotic Community (Brown, 1994). Dominant plant species include ironwood
(Olneya tesota), velvet mesquite (Prosopis velutina), foothill palo verde (Cercidium
microphyllum), desert hackberry (Celtis spinosa), creosotebush (Larrea tridentata), whitethorn
acacia (Acacia constricta), triangle-leaf bursage (Ambrosia deltoidea), and burrowweed
(Isocoma tenuesecta). Few cacti occur on the property. Cacti noted during field
reconnaissance of the site include fish-hook barrel (Ferocactus wisilizenii), cholla and prickly
pear (Opuntia spp.), and saguaro (Carnegiea gigantea). Most of the saguaros noted within
the property are large (up to approximately 16 feet) with arms and cavities. These occur
within the eastern portions of the property. Various desert annuals were noted within the
property.
Xeroriparian habitat within the property is found along the ephemeral washes that traverse the
site and within the braided channels that flow from Hardy Wash within southwest portions of
the property. The dominant species present in these areas are mesquite, foothill palo verde,
whitethorn acacia, and ironwood. There are no perennial aquatic, hydroriparian, or
mesoriparian habitats within the property.
The quality of vegetation occurring across the site generally decreases from northeast to
, southwest, with poorer quality habitat occurring near I-10 along the western portion of the site.
Upland habitats in the western portion of the property are very sparsely vegetated,
creosotebush-dominated habitat with other species few and widely scattered. The existing
' vegetation is by no means pristine. This site has endured years of off-road vehicle use,
vandalism and intermittent transient habitation. Portions of the property are devoid of
vegetation as a result of these uses.
� The Heritage Data Management System was accessed on March 8, 2007. Per the Arizona
Game and Fish Department, there is the possibility of six Special Status Species within 3
miles of the site (See Game and Fish Department Letter, Figure 14).
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Wildlife
Wildlife observed within the property during field reconnaissance consisted mainly of avian
species including curve-billed thrasher (Toxostoma curvirostre), Gambel's quail (Callipepla
gambelii), white-winged dove (Zenaida asiatica), mourning dove (Z. macroura), inca dove
(Columbina inca), Gila woodpecker (Melanerpes uropygialis), house finch, (Carpodacus
mexicanus), cactus wren (Campylorhynchus brunneicapillus), greater roadrunner (Geococcyx
californianus), northern mockingbird (Mimus polyglottos), northern cardinal (Cardinalis
cardinalis), pyrrhuloxia (C. sinuatus), verdin (Auriparus flaviceps), ash-throated flycatcher
(Myiarchus cinerascens), black-tailed gnatcatcher (Polioptila melanura), Lucy's warbler
(Vermivora luciae), phainopepla (Phainopepla nitens), northern flicker (Colaptes auratus),
Anna's hummingbird (Calypte anna), house sparrow (Passer domesticus), white-crowned
sparrow (Zonotrichia leucophyrys), great-tailed grackle (Quiscalus mexicanus), and Cooper's
hawk (Accipiter cooperii). Other wildlife noted on the site include desert cottontail (Sylvilagus
auduboni), desert spiny lizard (Sceloporus magister), and whiptail species (Cnemidophorus
sp.).
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TH� STAT� OF ARIZC7N�
� � ;$'� �A�I� � 1D F�S�-[ D��1�R'T��NT'
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�� "* %� � � 2221 WEST �ft�E�b'VAY RC7AD
4 ;" PH��r��X, AZ $�C}23-4399
�� = � °' �� (�it?2) 942-300C? + Az�F�.�C�v
���r�h 13, 2t�0?
Ms. Barbara Brc�ussard
CP� C'Qnsultii��
�7�5 N.W. �Vl�rk�n Street
�et�d, 4R 9770I-8�23
GOGERN�R
Jar:FTNaFC��,t�;}n °- �``,_
c��r���s�o���s ` �
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YYILL �N � L k.C4LLIG�tiYv'r i , ;� "°�� '
�r � �{t'2NHRC�t i�iC�'+d ; i�. .� , p
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�EPUTY DIREC�'4R
S�s","6�F K. F��;E; i
Figure 14
Re: Special Stat�.is Species Infornaation far Tawnship 12 Sauth, �an�e 12 �a�t, S�ctian 23
& 26, Praposed Resrdential Development.
�ear iVls. Broussard:
Th�nk y€�u #or cc�ntactin; ti�e Ari�a��a Game and Fis�i Departm�nt (Department} tc� request �n
upda��� s�ecies list. A list of �pecial status species �vittlit� y�ur praject area is provided as �n
attachr��ez�t The in�'arnlation is ��enerated utilizing an interactive on-line tc�al wl�ich can be
accessed via the I��ternet at http://w�vtiv.az�fd.�ov/h�is1. Tlae (Jn-line �ocal was desigtled ta
replac� the �eneral z letter that �vas provided in tf�e �as�. When you are interested in
ac�ditianal Departtnent review of your project, project r�c�ipts sh�uld be si;��ed atZd r�turneri ta
PEP ��vitllit� 6 nlonths of the issue date. 'The Uep�rt�ner�t will cc�nd�.�ct p�r�c�d�c ar�vie�vs c�f
�rajects subinitted thrc�ugh the Tool and inay cont�ct project �rc�ponet�ts tc� �etter understand and
eval�at� any po�ential i�zpacts to �vildlife resc�urce l�aseti on project coinpanents. At that fime, a
falic�c�-up D�partment review letter may be setit if additior�a� ca��cerns ar•e ic�entifieri.
Si�ce the To��n 4f Mar��a requ�sted another leCter frotn the I�epar�n�e��t for this praje�t, rv�
revie��red �our rec�uest, da�ed Fel�ruary 22, 2QtJ7, re�a�ding s�ecial status species i�lfortnationn
associatec� ��vith tlz� above-reference� praject area. I�ue to Arizc�r�a`s incre�si��� nccd fo� tzioa-e
ro�ds, �vider hi�nways, and urban deveiopnient across the state, the I�epartment cc�ntinues t� be
concet with cieveSoprnent-associ�ted infrastruct�ir� cr�ating barriers at�d preventitig the
mc��venl�nt of te�testriai anci aquatic anill�als. The�� b�z isol�te wildlife and their habita�
t�irough 1�ss of pe�tneal�ility, increas� tlie liketil�oaci of speci�s naart�Iity, and restrict the
cannccti��ity betwe�n impo�ant undevel�ped regic�ns of tl�e state. Loss �f this n�ovement and
penneability results in the fra�mentation o#" pa��.ilations, prevents wildlife fr�m �cc�ssin�
resc�urces, finc�in� inates, re�iuces �ene flow, �nd prevents wild�ife fronY re-colonizin� are�s
��her� l�car extirpatiot�s may have occurred.
''T'��e. Aepa��trnenT's ��7IVI� daCa ar� not intended to include pot�c�fial ciish•ibution af
specza� s�atu� species. Arizc�na is large and d�verse r�vit(i plan�s, a��i�z�als, ai�d
e�ivirc�nmental conditior�s i��at are e}Fer changing. CansequentIy, many areas tz�ay contain
speGZ�s t�aat bialo�ists do not kncr�v about c�r species previausly zi�ted in a particular area
may iia lon�;er c�ccur there. Not att Qf Arizona has been sur�tey�d for special status
spccies, and sui-F�eys that t�ave been ct�nductec� have varied �reatiy i� scope a��d intensity.
17
�1'�# �:]l`AL'��:�:�'? ���t^ ftE0.5t�P�iAE3Lt k1f�C; `rSixEtv�(:Y
�!Is. �arbara Broussard
1V1arc�1 13, 2t�07
�
The Departtnent a�preciates efforts tc� rnaiz�taizz nat�.�ral washes and op��� space for wildiife
move�ne�t throu�h develc�pment projects. We also recornznend the incorporation of vegetated
b�affers around washes containing native vegetation, atid we are currently ec�nductin� literature
searches ta determine desirable widt�is needed far particular species to continu� accessin�;
��ashes as urban develap�nent encroaches c�n t�e natural envirannient. The r�tost signifi�ant
cort�pc�nent needed to maintain wildlife connectivity thrc�ugh draina�e corridars and other ��ashes
is coz�nectzvity of these wash systems through p��.nned development communities throughout the
re�ion.
Wildlife rr�ovement can be facilifiated throubh cu�verts if designs inco�pc�rate naturai light and a
view af tl�e opening c�n the €�t�ier side. Also fencin� ar Qt�er structures that can impede wildlife
rnov�n�ez�t s��ould be eliminatecl from desi�n optioz�s. IfcQnnectivity is not c�nsistent thrc�ughout
the hr�usitl� deve�opments, the salitary efforts to provide �vildlife with a naturai enviranment �uil1
be highly ineffective. Tc� e�hance the likeli�oc�d df��rildlife �itilizing ��rash or drainage carridors
tl�ey sh�uld l��e tnaint�ir�eci i� as natural a state as ��ossible, witli minimal disturbance.
Additic�nally, tlie plaeerr�ent of paths and lighting shoutd be kept to a minirnum, and direetly o��t
of wash carridvrs.
The De�aart�nent appreciates thc opportunity to prc�vide an evaluatic�n of iznpacts tv wild�ife or
�vildli�e �abitats associated �vith the project activities. Pl�ase visit our website for additit�nal
guidelin�s at htt •p��`!._ z�fd.�avlh T�,isl�;uidelin�� ast��. If yau have any c�uestians regardin�
tliis letter, please contact zn� at �602} 78�-36�6. Generai st�tus information, county arld
�vatershed distribution lists and ab�tracts for sc�me speci�l status species are also av�ilable an our
�veb site at h�//��vw.az r�,f`d,gnv/hdms.
Sizicerely,
� V �
G2nger L. R� t�r
Praject Eva�uatiQn Specialist
GLR.gir
�ttachment
cc: Rebecca Davidsan, Project Eval�atian �rogram Supei
Jaan Scatt, Habitat Prc�gram Manager, Region V
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23
Geology and Soils
There are two types of soils present on the site based on the 'General Soil Map - 1975', by U.S.
Dept. of Agriculture - Soil Conservation Service and Univ. of Arizona Experimental Station (See
Figure 15):
1. Tanque-Riveroad-Arizo-Riggs.
2. Pinaleno-Nickel-Palos Verdes.
Per the Natural Resources Conservation Service, the first type of soil is characteristically deep
and excessively drained. This soil type occurs on floodplains and alluvial fans and can present an
erosion hazard.
The second soil type is also deep and well drained. It typically has a high gravel content due to its
derivation from old alluvium deposits containing granite, gneiss, limestone, and other sedimentary
and igneous rocks. This soil has less erosion potential than the Arizo series but does have a
potential for shrinking and swelling.
Paleontological and Cultural Resovrces
Previous Archaeological Work in the Project Area
Prior to conducting fieldwork, cultural resources records at the Arizona State Museum in
Tucson and at Arizona's Cultural Resource Inventory website (azsite.asu.edu) were examined
to determine whether any sites had been recorded and the extent of previous archaeological
work within 0.5 miles of the current project area. A total of 17 surveys have been perFormed
and 11 archaeological sites have been recorded within 0.5 miles of the project area.
The National Register of Historic Places website (nr.nps.gov) was reviewed for listed historic
properties in the area. None were found.
General Land Office (GLO) maps were examined for potential historical properties in the
project area. GLO Map #1955, filed in 1897, shows an historic road labeled "Picacho to
Tucson" running through the western area of the project. The portion of this road that once
crossed through the current project area was later moved to the west, eventually becoming
the Tucson — Casa Grande Highway, which later became Interstate 10 frontage road. There
is no evidence of this older road as it likely disappeared after the roadway was moved to the
west.
A Class III cultural resources assessment survey was conducted on May 9, 2003 by Tierra
Right of Way Services to locate possible sites and artifacts. As a result, the northern locus of
a site known as the "Dairy Site" was located as was a previously unrecorded prehistoric site.
In addition, seven isolated occurrences of artifacts were identified within the project area (see
Figure 16).
Findings
Cultural resources were assessed in terms of a property's potential eligibility for inclusion on
the National Register of Historic Places (NRHP). A portion of the present project area is
located within the northern boundary of the "Dairy Site", a well-known multi-component site
24
that represents prehistoric occupation from the Late Archaic-Early Agricultural period to the
Classic period, and a historical occupation from the late 1800s to the present. The Diary Site
is considered a significant property, and is eligible for listing on the National Register of
Historic Places (NHRP). Two loci were identified; the northern locus and the western locus.
The Dairy Site received its name because it was once occupied by the Shamrock Dairy. The
site was first recorded in 1982 during Arizona State Museum's Northern Tucson Basin Survey
(Madsen et al. 1993). A large number of investigations, which have led to the drastic
expansion of the site's boundaries and temporal range, have followed in the two decades
since the site was originally recorded. The Dairy Site was found to be composed of a series
of temporally and spatially discrete loci, the boundaries of which extended well beyond the
100-acre area originally defined. Features attributed to the Late Archaic, Early Ceramic,
Pioneer and late Classic (Tucson phase) periods were identified. The Late Archaic/Early
Ceramic component extended to a depth of 2 meters below ground surface and included
pithouses, ash lenses, and pits. The Pioneer Period component included pithouses and a
canal. The Tucson Phase component was represented by a large, adobe-walled compound
with ten contiguous adobe-walled rooms and eight courtyards, which extended north, south,
and west of the tested area.
The portion of the Dairy Site owned by EI Dorado Holding Company, a 4-acre parcel of the
property, was set aside as an archaeological park. Other investigations addressing the early
phases of occupation at the Dairy Site included two further monitoring operations conducted
between May and June 2002. Tierra monitored the installation of a sewer line for the
Hartman Vista Development. Based on the extent of the lens, as seen in the sewer trench,
Tierra suggested that the northern boundary of the Dairy Site was likely a large, unnamed
drainage to the north, an interpretation that was later confirmed.
The northern locus has the potential to provide important information concerning settlement
patterns and systems, subsistence, and technology during the Ceramic Period in the Tucson
Basin. It is therefore recommended that the northern locus of the Dairy Site be avoided. If
avoidance is not possible, it is recommended that the northern locus be investigated to
identify significant buried cultural deposits and further define the boundaries of the site.
The western locus may contain deeply buried, Early Agricultural phase deposits. Due to their
potential depth, these deposits would only be disturbed by the burying of utilities, such as
sewer lines. Any proposed sewer line or other utility that would potentially impact the ground
below the depth of 6.5 feet (2 meters) should be tested to determine the presence or absence
of the deposits prior to ground-disturbing activities.
Archaeological site AZ AA: 12:954(ASM) was also identified during this survey. This site
likely functioned as a habitation locale and has significant information potential, especially in
light of its proximity to the Dairy Site. Therefore, it will be included on the NRHP and
preserved.
Constant monitoring by archaeologists during construction is not required. However, should
human remains or funerary objects be uncovered during construction work on the property,
Arizona Revised Statute §41-865 requires that all work be stopped in the area of discovery
and that the Director of the Arizona State Museum be immediately notified of the discovery.
Action must then be taken to prevent further disturbance of such remains.
25
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Figure 16 — Archaeology Exhibit (included under separate cover)
(This figure is not included here but has been submitted under separate cover to the Town
of Marana)
27
Existing Land Uses
Existing Land Use - Offsite
Existing zoning and land uses within %4 mile (Figure 17):
Nortn
East:
South
Vacant (undeveloped) and occupied (developed) residential parcels -
Marana zone `C and Marana zone R-36'. Hartman Ten subdivision
Residential Parcel — Marana zone `C',
Vacant Pima County owned, County zone `SR' — floodplain.
Cortaro Ranch subdivision — Marana zone `R-8'
Marana `LI' zone detention basin for Cortaro Ranch subdivision
West: Property owned by Tucson Electric Power, Union Pacific Railroad and
Interstate —10. Marana zone `LI'. Existing private utility easement (Joplin
Lane). Existing power lines.
Number of Stories:
All structures within '/4 mile of the site are one or finro story.
Pending Rezonings:
There are no pending or conditional rezoning cases within'/4 mile of the site.
Approved Subdivisions/Development Plans
Village Center at Cortaro Ranch has recently been approved. There are no other newly
approved subdivisions within'/4 mile of the site.
Architectural Styles Used in Adjacent Properties:
Existing structures within the '/4 mile radius are single and finro story. They are ranch,
southwestern, territorial, or mission style in design.
Adjacent Lots and Structures
Figure 18 is an aerial photograph of the property with a 150-foot boundary indicated. Several
residences, roadways and one auto repair business occur within that boundary.
Existing Infrastructure
Water
The property lies within the Town of Marana water service area. The Marana Water
Company has indicated that there is capacity available to serve the project and there are
existing 8-inch water mains in Hartman Lane available for future connection (See Figure
19).
Well sites
Per Arizona Department of Water Resources records, there are no wells within 100' of
the project site. Figure 20 illustrates the locations of wells near the site with their
identification numbers labeled.
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December 3d, 2005
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Vicki France
Project Pianner
Planning Resources
2?0 N. Church Ave.
Tucsori; Az. S5?G1
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MA�I��ANA
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T�WN OF MARANA
WATER DEpARTMENT
Project: De Anza Residential Subdivision
5ection 23; township 12S; Range L 2E — Farce1221-Q6-032A
Section 2G; Tawnship I2S; Ranger 12E — Parcels 221-19-00470 09054, 0(}60, Oi}7Q
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The Town af Marana has been designated by the State of Arizona, Departmeut of Water Resources, as having an
assurecl water suppty, This does not mean that water serviGe is currently avaiIable to the propased developmant.
The development lies within the boundary of the Town of Marana water servioe area. There€ore, Water supply is
assured. �
WA'I'ER SERVICE
The approval of water meter applications is subject to the availability of water service at the time an application is
made. The develaper shaEl be raquired ta submit a water seevice agreement identifying water use, fire flow
requirements and all major on-site and off site water facilities.
' The.developer at his own expense shall construct a water distriburion system ta serve the development and transfer
title of the system ta the Town of Marana, in consideration the Tawn of Marana shall operate, maintain and service
the system. The service shall be off Iiartman with an 8" main looped and will connect to $" protected main just
south of Hartman 10 subdivision edge.
� The camm�nts mad� herein�are val�d fox a perod ef one ye�r enly. If �tiu'�+� any qi:�s�ions,-pleasa �ur officz
at 352-2570. . ' , . .
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Sincerely,
C. Brad DeSpain
Utilities Director
31
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Sewer
There are existing sewer lines in this area (See Figure 22). In fact, a sewer easement
bisects the site on the western side. Per Pima County Wastewater Management (See
Figure 23) "...once the expansion of the Ina Road Water Pollution Control Facility is
complete, there will be enough capacity to accept the additional flow." The referenced
expansion has been completed and the plant began processing sewage on July 17,
2006.
Electricity
Electrical service is currently provided through lines that run along Hartman Lane. There
is also a connection to the northwest, which serves the developments there. A section of
that line bisects the northwest corner of the project site
Roadways
The project will be located on Hartman Lane between
Boulevard (See Figure 24). Currently, Hartman Lane
posted speed limit of 35 mph. Based on information
classified as an "Urban Collector."
Existing Conditions
Cortaro Farms Road and Linda Vista
has one lane in each direction and a
provided by Marana, Hartman Lane is
Kimley-Horn and Associates, Inc. (KHA) collected peak period traffic volumes along
Hartman Lane near the planned development; count data was reviewed and
determined to be representative of existing conditions. Traffic counts for Hartman
Lane are as follows:
Northbound — 169 am peak, 430 pm peak
Southbound — 379 am peak, 222 pm peak
Future Traffic Forecasting
The Institute of Transportation Engineers' Trip Generation, 7th Edition, was used to
obtain daily and peak hour trip generation rates and inbound-outbound
percentages, which were then used to estimate the number of daily and peak hour
trips that can be attributed to the planned development. Trip generation
characteristics of the site for analysis year 2008 are shown below.
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Figure 21 - Average Daily Trips
Land Use Intensity Units Daily AM PM
Total Peak Peak
In Out Total In Out Total
Single- Family 2g4 DU 2,708 52 156 208 173 102 275
Detached Housing
33
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Single Family Detached Housing
ITE 7 Edition:
Daily
AM Peak Hour
PM Peak Hour
210
Ln(T) = 0.920 Ln(Dwelling Units) +2.71
T=0.700*(Dwelling Units) +9.43
Ln(T)=0.90 Ln(Dwelling Units) +0.53
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50% In 50% Out
25% In 75% Out �
63% In 37% Out
Trip generation for analysis year 2008 results in 2,708 daily trips at the site
driveways, with 208 occurring in the AM peak hour and 275 occurring in the PM
peak hour.
Peak hour site generated trips were distributed on the proximity of employment
opportunities and other origins/destinations. In order to facilitate the preparation of
the distribution, Pima Association of Governments (PAG) Traffic Analysis Zone
(TAZ) data were obtained for the year 2000. The data was analyzed to determine
directional distributions using overlay and banding functions contained within a
Geographical Information System (GIS). The directional distribution of project
traffic is approximately 92% southbound and 8% northbound. Figure 25 shows the
peak hour site generated traffic volumes for the opening year (2008).
Existing traffic volumes were used as background volumes for the opening year
(2008). The Figure 26 shows the peak hour background traffic volumes for 2008.
The total traffic volumes at study area intersections were determined by adding the
background traffic to the site-generated traffic. Figure 27 shows the total traffic
volumes expected in the opening year (2008).
Level of Service
The intersections in the study area were evaluated based on future traffic
projections shown in Figure 27. All intersections were analyzed using Synchro 5.0,
which utilizes the methodologies outlined in the Highway Capacity Manual 2000.
The results indicate that all site driveways are anticipated to operate at acceptable
levels of service during the AM and PM peak hours.
Turn lanes
It is recommended that an exclusive left-turn lane be provided at the southern
driveway. The exclusive left-turn lane should provide storage per Town of Marana
standards. It was also found that a southbound right-turn lane will need to be
provided at the southern driveway (to be built to Town of Marana standards).
Additional items
Adequate sight triangles and driveway corner clearances must be provided and
maintained throughout the project.
34
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KATHLEEN M, CHAVE2, RE,
DIREC'fOR
7une 14, 2Q04
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P1MA CQUNTY
WASTEWATER MAMAGEM�Nfi DEPARTMENT
20i NORTN S70R1E AVENUE
TUGSON, ARIZONA 857d1-t207
Susan Phillips, Accoziritam
Ptanni�g Resources
270 N. Church
Tucson, AZ $574I
Capacity Response Na. Q4-68
RE: Section 23; T12R12 — Parcei Z21-06-432A (sourh '.tz)
Sectian �6; T12FtiZ —Parcels 2Z1-19-00540, 0054, 446D, 0070
Dear Susan,
Figure 23
�H: {52Qj ?'40-650p
FAX:(520)820-D135
In respanse ta your site infortnatian request, the above-mentioz�ed �roperty is tributary to ttae Tna
Road Watez Pnllution Cc�t.rol �acility.
It has been r��ted that s 12" ]ine is located on the west �roperty line i�n W. C�rtaro Ctossing Cvurt
and on the east prop�rty li.ne in N. Hazt.tttan Lane. A map has been provided #'az yvur
infvrnrmaation. Cc�nection could be made at either point pr both.
A 12_5 Iv�GD expap.sion of treatment capacity is curretxtly uzider construc�[icm at the �na Raad
W�ter Potlutiorz Cantrol Faci�iLy. CampleCion afihis expansio» is �ticipated later this year.
ifice Lhis ex�ansion is completed the existing public sanit�ry sewage system wi11 have c�gacity ta
accapt this add�uanal flow. Flow frona this praposed praject shoutd mot cause any flow or
ef�Iuent quaiity limits to 6� exceaci�d.
Sinc�rely,
.�"r ` ( -� ,---
Robezt G. Decker, P.E_
Planning Sez Marxager
xc: T'im Rowe, DQVelopment Services
llene Detkard, PCVVWNi
T12R12Sac23&26
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$ChOOIS
� The project site is within the Marana School District area. The project will be served by the
following schools (See Figure 28):
• De Grazia Elementary (K-6)
• Tortolita Middle School (7-8)
• Mountain View High School (9-12)
Per Bob Thomas, Director of Operations for the Marana Unified School District, the
schools have the following capacities:
• De Grazia Elementary: 754
• Tortolita Middle School: 1347
• Mountain View High School: 2499
The current enrollment numbers are as follows:
• De Grazia Elementary: 621
• Tortolita Middle School: 1068
• Mountain View High School: 2275
The current enrollment availability is as follows:
• De Grazia Elementary: 133
• Tortolita Middle School: 279
• Mountain View High School: 224
The 311 residences developed under the DeAnza Specific Plan are expected to generate
� a total of 203 students. Given that approximately 9% typically will attend private schools,
the following number of students will be attending the surrounding public schools:
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• Elementary
• Middle School
• High School
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Currently, the local schools have plenty of available capacity to accept the students generated
by this development.
Recreation, Open Space and Trails
As Figure 29 illustrates, there is one neighborhood park and one river park within one mile of
the project site. In addition, Arthur Pack Regional Park is just over a mile away to the east.
The Hardy Wash Trail crosses the site heading east/west, ultimately connecting to the Santa
Cruz River west of Interstate 10.
There are bike routes planned for Hartman Lane, Linda Vista Boulevard, and Cortaro Farms
Road.
41
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PART TWO
SPECIFIC PLAN
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Introduction
The main objective of this Specific Plan is to guide and regulate development of the DeAnza
property and to create a unique and livable community through the implementation of the coving
concept. Although coving design is unique in the region, this project will be completely compatible
with surrounding residential uses and shall conform to Marana's General Plan. This Specific Plan
establishes the general distribution of land uses and the basic street system and street standards
to serve the uses identified in this plan. The Specific Plan includes concepts for landscaping,
recreation, and the treatment of open space. The Specific Plan establishes a general grading
concept for the site and indicates the on-site topographic limits of that grading.
This Specific Plan deals with the development principles and guidelines, it does not deal with the
final details of development. Consequently, when the developer proceeds with the detailed design
for each component or phase of the Plan, some changes will occur. A road may need to be
realigned, a grade modified, or minor changes made to an area boundary.
The DeAnza Specific Plan defines the rules and regulations for development as here forth
described, and/or as may be amended from time to time. This Plan is prepared pursuant to the
Arizona Revised Statutes, Section 9-461.08 and 9-461.09, and Section 06 of Title 5 of the Town of
Marana Land Development Code. It deals with both the planning and regulatory functions for this
site and, as such, supercedes all other applicable adopted plans, policies, rules, standards and
regulations except as expressly otherwise specified, herein.
Land Use Proposal
The DeAnza property shall be developed as approximately 311 single-family, detached, residential
lots (See Figure 31). The overall density shall be approximately 2.3 residences per acre. This
density complies with the Marana General Plan designation for this area (See Figure 30) of Low
Density Residential with densities between 0.6 and 3.0 residences per acre.
Figure 30 — Marana General Plan Land Use Map
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The site (133 acres) will be developed as two distinct communities (See Figure 32).
Approximately 40 acres of the project shall be named "DeAnza Estates" and contain 14 one-acre-
size lots. The remaining approximately 93 acres shall be developed as 297 smaller lots (average
8,000 s.f.) and be named simply "DeAnza." Each development shall have its own Homeowner's
Association. The developments will comply with the Town of Marana Residential Design
Standards per the Town of Marana Land Development Code, Title 8, Section 08.06 except where
indicated in the design guidelines and architectural guidelines. For additional information, see
Table 3, "Comparison of Marana Residential Standards (08.06) to DeAnza." in the Appendix.
Figure 32 — DeAnza Communities
Compatibility with Surrovnding Uses
The proposed developments are compatible with the surround uses as follows:
North: DeAnza Estates will feature large, residential lots like those at the Hartman 10
subdivision directly adjacent. Buffering between the subdivisions will be accomplished
through building setbacks and preservation of native vegetation. Because Hartman 10
is higher in elevation than DeAnza Esfates, views across the site will not be
significantly impaired. Because each subdivision will be served by its own street, pass
through traffic will not occur.
East: The project will be buffered from Hartman Lane through the implementation of
landscape bufferyards and building setbacks. Additional buffering will occur due to the
preservation of the archaeological area with the native vegetation on the hillock
adjacent to Hartman Lane.
South: DeAnza will be compatible with the adjacent Cortaro Ranch subdivision. The
residential lots in Cortaro Ranch average 7,603 square feet and the lots of DeAnza will
average 8,000 square feet. Buffering between the subdivisions will be accomplished
46
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through the irregularity of the lot lines, irregularity in the home orientations and varying
' rear yard setbacks. The existing channel on the Cortaro Ranch Subdivision property
together with the new drainageway on the DeAnza property;, the building setbacks and
the vegetated rear yards; will all add to the buffering between the two developments..
' The Cortaro Ranch subdivision is lower than the DeAnza property and development of
the site would impact offsite views except that the predominant views for this area of
town are towards the south and west. Pass-through traffic between the two
, subdivisions will not be permitted per Town of Marana and the request of the Cortaro
Ranch subdivision.
' West: No existing developments are adjacent to the property along the western side.
The floodplain and open space/recreation area proposed for the DeAnza site will serve
to buffer the project from the utility lines, railroad and interstate highway.
� Develo ment t
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� The project shall be developed as single-family detached residential homes with no more than one
dwelling and customary accessory building upon each individual lot. The project will contain a
variety of housing sizes and designs.
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Permitted Uses
The development shall be limited to the following use:
One single-family residential detached home of a permanent character placed in a
permanent location per lot.
Accessory Uses
The following accessory buildings and uses may be located on the same lot with a permitted
� dwelling, provided that any permanent building or structure shall be harmonious with the
architectural style of the main building and further provided that all residential accessory uses
are compatible with the residential character of the neighborhood:
• Detached accessory and patio structures, such as tool sheds, patios and cabanas,
noncommercial hobby shops, children's playhouses, etc.;
'
,
• Swimming pools, spas, and related structures;
• Garage or enclosed storage;
• Fences and walls;
• Home occupations, with an approved Town of Marana Home Occupation Permit
• Community recreation uses, including sports courts, swimming pools, spas,
� recreation buildings, patio structures and other community facilities common to a
homeowner's association, for a specific subdivision; community identification, entry
monuments, community design elements, and other enhancements common to a
' homeowner's association, and designed for a specific subdivision; and, model
homes, within an approved subdivision.
�
'
47
'
Prohibited Uses
• All commercial and business uses, with the exception of home occupations as
listed previously.
• Industrial uses.
Property Development Standards—General
DeAnza
Lot Areas
Lot sizes vary throughout the DeAnza development ranging from a minimum of
4,500 square feet to over 15,000 square feet. The average lots size is 8,000
square feet. The minimum lot size shall be 4,500 square feet. Due to the
variations in lot widths, depths and setbacks, each lot will seem larger because of
the additional open space between the main structures.
Lot Dimensions
The lot dimensions will vary throughout the project. The minimums will be as
follows:
• Width: Lots shall have a minimum width of 45 feet as measured from the
front setback line.
• Depth: Lots shall have a minimum depth of 90 feet as measured from the
deepest point on the lot.
The following are acceptable lot dimension conditions:
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Figure 33 - DeAnza Lot Dimensions
48
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Setbacks
• The minimum front yard setback shall be as follows
o Front loading garage: 20 feet
o Side loading garage: 10 feet
o Main structure: 15 feet
• The required side yard setback shall be a minimum of 5 feet, with a street side
yard setback having a minimum of 10 feet. The minimum distance between
buildings shall be 10 feet.
� The required rear yard setback, exclusive of a patio structure that is open and
unenclosed on 3 sides, shall be a minimum of 15 feet as measured from the
main structure to the furthest point on the rear lot line. For triangular or other
odd shaped lots, the point of ineasurement shall be from the main structure to
the furthest point where the lot width measures a minimum of 10-feet. The
minimum distance between main structures with adjoining rear lot lines shall be
twenty (20) feet.
The following are acceptable setback conditions:
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Figure 34 - DeAnza Setbacks
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49
Bvilding Separation
• The minimum distance between principal (main) buildings shall be ten (10) feet.
• The minimum distance between a principal (main) building and an accessory
building shall be five (5) feet.
• The minimum distance between accessory buildings shall be five (5) feet.
• Attached Patio Structures: A minimum setback of five (5) feet shall be
maintained from the rear and side property lines for a patio structure.
Building Heights
Buildings and structures shall have a height no greater that two-stories or twenty-
eight (28) feet. Structures directly abutting the Cortaro Ranch Subdivision shall be
limited to one-story.
Building Mass
Any structure over two-stories must meet reduced massing requirements for the
floors above the first level. The Gross Floor Area (GFA) of each floor above the
first floor must not exceed eighty percent (80%) of the GFA of the previous floor.
Lot Coverage
The maximum allowable lot coverage by buildings and structures shall not exceed
sixty percent (60%) of the total lot area (this varies from the Marana Residential
Design Standards, see Appendix B).
Garages
The percentages of side-loading or front-loading garages shall not be limited on the
project and either type are permissible.
Undergrovnd Utilities
All new on-site utilities shall be placed underground.
DeAnza Estates
Lot Areas
Lot sizes vary throughout the DeAnza Estates development. The minimum lot size
in DeAnza Estates is 36,000 square feet.
Setbacks
• The required front yard setback shall be a minimum of thirty (30) feet.
• The required side yard setback shall be a minimum of ten (10) feet, with a
street side yard setback having a minimum of twenty (20) feet.
• The required rear yard setback shall be a minimum of forty (40) feet.
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Bvilding Separation
• The minimum distance between principal (main) buildings shall be twenty (20)
feet.
, • The minimum distance between a principal (main) building and an accessory
building shall be ten (10) feet.
• The minimum distance between accessory buildings shall by five (5) feet.
Building Heights
Buildings and structures shall have a height no greater than one story.
Lot Coverage
The maximum allowable lot coverage by buildings and structures shall not exceed
forty percent (40%) of the total lot area.
Garages
The percentages of side-loading or front-loading garages shall not be limited on the
project and either type are permissible.
Underground Utilities
All new on utilities shall be placed underground.
Fire Protection
All homes within DeAnza Estates will have fire sprinkler systems.
Transportation and Circulation
All project roadways shall be public and constructed in a single phase. Improvements to
Hartman Lane for improved ingress and egress shall be concurrent and shall include
additional turn lanes. The location of the main entrance to DeAnza Subdivision will be chosen
at the time of platting and after further traffic analysis. The main entrance will include a raised
median (See Exhibit 35).
A design exception to the Town of Marana Subdivision Street Standards is included as part of
this Specific Plan (See Appendix). Under this exception, the followinQ street confiqurations
are permitted:
DeAnza
The interior streets shall have a 36' right of way with 16' travel lanes, a 5' meandering
sidewalk on both sides (See Figure 36).
The right-of-way proposed is appropriate to accommodate the town's requirements for
the physical roadway improvements. Easements to accommodate pedestrian access,
public utility installation and roadway signage and maintenance will be 10' in width. The
reduction in the right-of-way from the Town's standard removes the Town from the
burden of funding and providing the maintenance of landscaping and other improvements
i
51
,
unique to this kind of development and places that responsibility on the Homeowner's
Association.
The circulation design (See Figure 37) within the DeAnza project is intended to
encourage pedestrian connectivity throughout the project. Therefore, "no access"
easements are precluded from this project as they encumber pedestrian connectivity.
"No vehicular access" easements may be used where appropriate.
Gated Emergency/Maintenance access shall be provided as shown. These shall be (20)
twenty-feet wide and constructed of (at a minimum) stabilized decomposed granite. The
Northwest Fire Department prefers gates with lock boxes at these access points rather
than breakaway gates.
Joplin Lane befinreen Cortaro Farms Road and the northern boundary of the DeAnza site
is a private utility easement owned by Tucson Electric Power. Although private, this
easement is used by local residents as access to their properties. TEP has indicated
they will not maintain this access when they install a second transmission line. A 46-foot
public right-of-way (Joplin Lane) will be provided on the DeAnza property. The exact
location will be dependant on site engineering and shall be determined at the time of
platting.
Reverse Curves
Tangents between reverse curves are not required. The curvilinear design of right-
of-ways throughout the DeAnza project is essential. There are few, if any, linear
sections of right-of-way in the DeAnza project. The DeAnza project will not be
subject to or required to conform to any requirements for tangents between curves
in general for interior roads having a design speed of 25 M.P.H. or less.
DeAnza Estates
The interior streets shall have a 36' right of way with 16' travel lanes and a 5' stabilized
decomposed granite pathway on both sides.
Easements to accommodate pedestrian access, public utility installation and roadway
signage and maintenance will be 10-feet in width on both sides (See Figure 38). A single
access point for this development is permitted given that there are only 14 lots and the
homes will have fire sprinklers.
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Public Facilities
Water
Water will be supplied by Marana Water. Main water lines shall connect at Hartman Lane
and run along interior streets to serve the residences.
Sewer
• DeAnza will be connected to the public sewer per Pima County Wastewater
Management standards.
• DeAnza Esfates will have septic systems in compliance with Pima County
Wastewater Management.
Electricity
Electricity shall be supplied by Tucson Electric Power. Onsite electrical lines will be
located underground.
Natural Gas
Natural gas shall be provided by Southwest Gas Corporation.
Telecommunications
Onsite telecommunications lines will be located underground. Multiple providers exist in
this area for providing telecommunications services. These include:
• Qwest Communications
• Comcast Communications
Public Safety
This project will be served by the Marana Police Department and annexed into the Northwest
Fire District. An additional emergency-only access 20-foot stabilized D.G. driveway, with a
locking gate, will be added to connect the project with Joplin Lane to the west. A new fire
station has been built on Stargrass Drive just north of Cortaro Farms Road. This will facilitate
faster emergency response times to the project.
Grading
Construction of the subdivision improvements will be phased. Development of the DeAnza
subdivision will consist of two phases. The first phase will begin at Hartman Lane and extend
to the east side of the existing 12" Hartman Vistas Outfall Sewer G-99-079. The distance
from Hartman Lane to the Outfall sewer is approximately 2600 linear feet.
The second phase of development will consist of building out the balance of the lots. This
phase will extend from the west side of the existing 12" Hartman Vistas OutFall Sewer G-99-
079 to the west end of the site. The distance varies from approximately 600 linear feet to
1200 linear feet since the west property line runs parallel to I-10.
DeAnza Estates, lots may be developed independently of DeAnza. This is possible because
the large lot area is physically separated from the small lots by natural open space and is not
57
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dependent upon any of DeAnza's improvements. Consequently, DeAnza Estates may be
developed as the first phase, last phase or a concurrent phase with respect to DeAnza.
DeAnza
The DeAnza subdivision will be mass graded and the DeAnza collector channel will be
constructed first. The soil generated by the channel improvements will be placed on the
cleared and grubbed area of the lots to maintain drainage patter�s in a south, east and
southeast direction. Some cut may be generated in the eastern half of the lot area. That
soil and additional import material will be placed in the western half of the development
to provide for gravity sewer service.
DeAnza Estates
Project grading for this portion shall consist of roadway, utilities and minor drainage
issues only. The lots shall be individually graded.
Prior to commencement of construction, all storm water pollution prevention measures, such
as sediment protection, will need to be installed based upon an approved Storm Water
Pollution Prevention Plan in compliance with requirements in the Town of Marana Land Use
Code.
Hydrology Plan
Several engineering features will be required in order to control surface drainage and sheet
flow conditions affecting this project. The primary engineering feature that will be used to
mitigate floodplain conditions on this property will be an interceptor channel along the north
boundary of the DeAnza subdivision. The purpose of this interceptor channel will be to collect
and convey flows emanating from Hardy Wash. The alignment of the channel will follow
along the northern boundary of DeAnza from near the northeast property corner to the
northwest property corner, a total distance of about 1900 feet. The channel will turn
southwesterly near the northwest property corner in order to return flow conditions to a pre-
development velocity and depth at the downstream property boundary. The proposed
channel will be fully lined with soil cement. Lining the channel bottom is required in order to
prevent erosion/degradation that will be severe given required channel design slope of 1.5%
(use of grade control structures will be ineffective and a maintenance problem so this
approach is not recommended). It will have a top width of 71 feet, depth of 6 feet, and a 4:1
side slope on the northern side and 1:1 grouted riprap on the southern side. The channel
must be fully lined in order to control erosion, since the slope is steep and velocities will be
high. A riprap apron will be constructed at the downstream boundary of the proposed
channel, and the width of the drainageway will increase from 71 feet to roughly 200 feet. The
riprap will be colored to match the soil cement, to create a more uniform appearance. A
typical cross section of the proposed channel is shown on Figure 39. This channel will have a
capacity of 7710 cubic feet per second (cfs) at a flow depth of one foot above the channel
bank. This design approach does not fully contain the 100-year discharge but maintains the
existing flow depths along the upstream edge of the channel (i.e. existing sheet flow depths).
Flows of this magnitude (7710 cfs) are not expected to enter the channel since the natural
low-flow channel is located roughly 200 feet north of the DeAnza subdivision boundary and
drains due west rather than entering the site. The design capacity of the channel/berm
provide for control of the 100-year discharge should flow patterns change in the future. It is
not possible to avoid encroachment into 100-year floodplain areas because of the sheet flow
conditions affecting this property. As such, the engineering measures described herein and a
Clean Water Act, Section 404 permit have been approved by the Army Corps of Engineers.
58
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The existing swale along the west side of Hartman Lane will be improved to include a riprap
� lining and a channel section with adequate depth to contain the flows entering the site at
CP#2 and CP#3. This swale will extend from CP#2 to the southeast property corner where it
will then turn west and enter the existing channel along the north boundary of the Cortaro
� Ranch Subdivision. Flows entering the project site at CP#1 will be directed northwesterly via
a riprap-lined swale that will convey storm water to the proposed DeAnza interceptor channel.
A typical cross section of the proposed riprap-lined swale is shown on Figure 40.
'
Storm water entering DeAnza Estates at CP#5 (80 cfs) will remain unchanged and drain
through natural open space.
Onsite drainage from the project will drain within the subdivision streets, drainageways
' befinreen subdivision lots, or natural open space to detention basins that will be provided to
reduce the peak flow rates according to critical basin criteria. Easterly portions of the property
will drain to detention basins in the center of the small passive recreation areas. These
t basins will interconnect and outlet to drainage swales that convey the flow to the south
property boundary. Storm water will discharge into the existing channel along the north
boundary of the Cortaro Ranch Subdivision at these locations. The peak flows rates entering
' the channel along the downstream property boundary will be equal to or less than the
predevelopment discharge rates. A concept plan showing the location of the drainageways
and detention basins is provided on Figure 40.
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The large detention basin located in the northwest property corner of the DeAnza subdivision,
will be designed to have a storage depth no greater than 3 feet. Ground elevations at the
bottom of the basin will vary to provide ground high enough not to be inundated during the
more frequent return period storms. The basin will also provide for recreational opportunities.
The outlet from the basin will include a masonry weir near the north end of the basin adjoining
the Union Pacific Railroad (UPRR). This weir will discharge flow into the UPRR right-of-way
to coalesce with flows emanating southeast of the project site. The north and westerly
boundary of the basin will be formed by an earthen berm at some locations. The purpose of
this is to provide for a basin bottom elevation high enough to allow gravity drainage of
retention storage.
The project will not have any effect on land uses upstream of the property. Drainage
conditions along the downstream property boundary will not be significantly altered by this
project. Flows discharging to the existing channel along the north boundary of the Cortaro
Ranch Subdivision will be kept at predeveloped or decreased levels via onsite
retention/detention. Flows collected within the DeAnza interceptor channel will be dissipated
by widening the channel to 200 feet and installing a large riprap apron. The point of
discharge for the DeAnza interceptor channel will be within the Federal Emergency
Management Agency (FEMA) floodplain area following along the UPRR. None of the
proposed subdivision lots will be located within the effective FEMA floodplain Zone AH along
the UPRR. A Letter of Map Revision (LOMR) to modify the FEMA flood boundaries and
FEMA flood elevations will be conducted as required due to site grading during the
development phase of the project.
There are no watercourse area master plans or basin management plans in the vicinity of the
project site. Drainage design for this project will be conducted in accordance with Town of
Marana criteria including onsite retention/detention for a critical basin. Information given in
the Town of Marana Master Drainage Study was used to develop the preliminary design
concept for the major offsite sources of drainage such as Hardy Wash and the flows
accumulating along the UPRR.
59
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Recreation and Open Space
The "coved" design of DeAnza mindfully integrates recreation and open space areas with the
residential units. Large recreation areas as well as small "pocket" parks are designed
throughout the project. Per Marana Land Development Code, 185 square feet of recreational
area is required for each residential unit. For the 311 units, 1.3 acres are required. The
proposed plan provides approximately 3.9 acres of recreation with additional open space
throughout. The specific recreational amenities shall be determined at the time of platting and
will comply with the requirements of the Town of Marana Land Development Code. The
"DeAnza Recreation Exhibit" (Figure 41) highlights the areas for recreational use. In addition
to these recreational park areas, the project integrates natural, undisturbed open space
(Figure 42). The archaeological area, which is to remain undisturbed, shall also function as
open space and provide limited access for passive recreation uses.
� The Hardy Wash Trail will be included in the DeAnza pedestrian pathway system. The final
trail alignment will be chosen at the time of platting and in coordination with the Town of
Marana Planning and Parks and Recreation Departments.
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Several types of recreation areas shall be provided:
• An Integrated trail system
• Tot lots
• Sport court
• Picnic areas with barbeques and shade structures
• Open recreation spaces
• Park benches and seating areas
DeAnza Estates shall have large areas of Natural Undisturbed Open Space to act as buffers
and to preserve drainageways and wildlife habitat.
Project Size: 133 acres, Total lots: 311
Figure 41 — DeAnza Specific Plan Open Space
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Natural, Undisturbed Open 41.6 acres 31 %
Space
Engineered Drainage 5.5 acres 4%
Recreation/Park (Passive) 7.7 acres 6%
Recreation/Park (Active) 3.9 acres 3%
Total Open Space: 58.7 acres 44%
62
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Design Gvidelines
General Provisions
DeAnza is being proposed as a unique community. The coving concept will create a sense of
character and vitality. The design of the structures, landscaping and site features must also
be unique and provide a sense of style and livability not found in typical subdivisions. A
comprehensive set of codes, covenants and design guidelines are established with the
adoption of this Specific Plan to ensure a consistent level of quality development.
Applicability of Town Code
The DeAnza Specific Plan, when adopted, replaces the current property zoning by
superceding and supplementing the Town of Marana Zoning Code. If an issue or
condition has not been addressed by this Plan or arises after it's adoption, the applicable
portions of the Town of Marana Land Development Code at that time shall apply.
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Bvilding Code
All applicable building codes being enforced by the Town of Marana shall apply at the
time of construction.
Introduction and Purpose
� The purpose of these design guidelines is to direct the development of the DeAnza property
away from the "cookie-cutter" sameness of modern subdivisions in Arizona, to create a
unique, vital, livable subdivision that imparts a feeling of community.
Site Design
Landscape
Existing native plants shall be preserved were possible and in compliance with Native
Plant Protection regulations in Title 17.02 of the Town of Marana Land Development
Code. New plantings shall conform to the Town of Marana official regulatory plant list
and be selected based on their hardiness and drought tolerance. Emphasis should be
placed on selecting plants that are appropriate, appealing and low maintenance.
Landscape design shall focus on complementing the project not competing for attention.
Landscape screens shall be used to hide unpleasant views, emphasize pedestrian and
vehicular corridors, and create shade and privacy.
Pedestrian ways shall be landscaped to provide shade and color. Plants shall be of an
appropriate scale to enhance the users perception of safety and comfort. Vehicular
corridors shall be landscaped for emphasis and appeal. Safety is the prime consideration
and all visibility factors should be considered in plant selection and maintenance. Project
landscape design must also take into consideration user safety and crime prevention.
Individual lots shall receive individualized treatments and although each front yard shall
receive at least (1) one tree, (3) three shrubs and (1) one accent plant, the plant materials
and placement shall be determined at the time of home construction. Lots with larger
front setbacks than the minimum shall have additional front landscaping above the
minimum; exact quantities to be at the discretion of the builder. Lot landscaping shall
complement the home and provide curb appeal.
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Hardscape and Paving
Paving treatments shall be used to differentiate befinreen vehicular and pedestrian traffic
areas, including special coloring and texturing to highlight potential areas of conflict such
as crosswalks and driveways.
Lighting
Lighting shall be sufficient to provide reasonable and adequate illumination to ensure
safety for persons and property. Lighting features will be located to identify hazards to
pedestrian and vehicular circulation. Accent and identification lighting is encouraged.
Light rays shall be confined on-site through orientation, the use of shading/directional
controls, and/or landscape treatment. Light intrusion upon surrounding properties or
sensitive uses will not be allowed. All light sources shall be shielded according to the
shielding requirements specified in Title 18 of the Town of Marana Land Development
Code.
Walls and Fences
All walls shall be constructed as or rendered graffiti-resistanf. All visible walls shall follow
the architectural design theme. Long stretches of continuous wall shall have articulations
and/or variations in treatment to add interest.
Buffers
Landscape buffering will be provided along
vary but will not be less than 10 feet. The
undisturbed native vegetation but in areas
infrastructure installation, the buffer will
Development Code Title 17, Section 03.07.
Retention and Detention Areas
Hartman Lane. The width
preferred vegetation for
that must be disturbed d
comply with the Town
of the buffer may
this buffer will be
ae to grading and
of Marana Land
All retention and detention basin areas shall be landscaped. The ground plane shall be
covered with inert materials, native seed mix, or combination of both. All areas with
slopes greater than 3:1 shall be stabilized with rip-rap, plantings, or a combination
depending on soil characteristics. Basins shall be maintained on a regular basis. Debris
and runoff residue or sludge shall be removed when necessary to maintain appearance
of the area.
Irrigation
All irrigation systems shall be designed with state-of-the-art, water efficient technology
that automatically adjusts to respond to weather conditions.
Signage
Signage shall have a unified appearance. Materials, shapes, colors, typeface, and
placement shall be consistent throughout the Specific Plan area. The signage will be
used as a means of establishing a distinctive identification and image. Sign proposals
shall be prepared by a design professional and be submitted to the Town of Marana for
review and approval. All traffic-related signs (including street-name signs) to be installed
within the subdivision will conform to the criteria found in the Manual on Uniform Traffic
Control Devices.
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Architectural Guidelines
The architecture of the homes in the Specific Plan area will contribute to the unique
character of the community. The style, composition and details of the homes shall be
varied through out.
DeAnza
�' The curving roadways, the variation in lot sizes across the project, and the variation
of setbacks, shall lend a casual feeling to this development. In addition, home
� sizes, styles, colors and details shall be varied from street to street and lot size to
lot size. The homes shall be architecturally compatible with surrounding
developments yet offer a look that is unique. There shall be at least four different
� base models of homes with sufficient variation in colors and details as to set one
apart from its neighbor while still maintaining a cohesive sense of community. No
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two adjacent homes shall have the same elevation. Only one home in 3 is
� permitted to have the same color scheme. Homes shall have architectural details
on all publicly visible sides to prevent blank facades along pedestrian or vehicular
corridors. Multi-story homes shall be grouped throughout DeAnza and shall not
� exceed 75% of the total number of lots. Along the southern property line, heights
shall be limited to single story. Colors and materials shall be reasonable for the
region, architectural style and time period. Chosen materials shall prevent light
� reflectivity greater than 50%.
DeAnza Estates
r With large lot sizes (36,000 square feet), design variation will not be as critical in
creating a unique identity for each lot within DeAnza Estates. Home layout and
� orientation will be varied by virtue of the existing terrain and vegetation. Home
styles will be varied and at least 4 models with at least 2 elevations each shall be
offered unless the homes are entirely custom designed for each lot. Architectural
facades facing public corridors shall be detailed to prevent blank walls. Homes
� shall be one story.
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� � varies from Marana Residential Design Standards
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Phasing, Construction and Maintenance
Introduction
DeAnza and DeAnza Estates may be constructed in multiple phases. Upon establishment of
the storm water pollution prevention, sediment control measures, clearing and grubbing of the
DeAnza lots shall commence along with clearing and grubbing of the interior spine road of
DeAnza Estates.
Secondly, the construction of the DeAnza interceptor channel, along the north side of the
DeAnza lots shall begin in order to provide drainage protection and diversion of storm water
runoff to the lots. Mass grading and importation of fill shall begin and all archaeological
and/or areas to remain undisturbed will be fenced off and the Native Plant Preservation
Ordinance requirements will be implemented. Upon completion of the mass grading and fill
importation, construction of gravity sewer from its downstream points of connection shall
begin with installation of public water to follow. Upon completion of the water, joint utility
trenching shall be dug and the sequence of installing dry utilities will begin. Completion of the
dry utilities shall signal commencement of sub-grade preparation, curb installation and
ultimately paving with utility adjustments and survey monumentation to be installed.
Construction and Maintenance Responsibilities
Drainage
Standard fencing and flagging
Detention basin and channels
significant storms. Maintenance
function as intended.
Slope Treatments
shall be employed for the protection of natural areas.
will require inspections on an annual basis and after
shall be implemented as needed to ensure that they
For interior lots, grade differentials shall be no greater than 6 feet befinreen lots. Six-foot
view walls shall be constructed along the property line of the uphill lot. For perimeter lot
grades along the south boundary of the project, maximum fills to finished pad grade for
DeAnza shall not exceed 6 feet at the back of lot. For perimeter lots along the east
boundary of DeAnza, maximum fills from existing grade to finished pad grade should not
exceed 4 feet. Further, along the north boundary of DeAnza, maximum fills to finished
pad grades are not to exceed 4 feet for the large one-acre lots and 8 feet for the smaller
lots. Finally, for perimeter lots along the west boundary of the project, maximum fills shall
not exceed 12' from existing grade to finished lot grade and a 6-foot landscape bench at
a height of 6 feet is required for fills exceeding 10 feet on this end of the project.
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Transportation
The street cross section proposed is a modified "typical local street section" per Detail
number 1 of the Town of Marana Subdivision Street Standards Manual. The street
consists of two 16' travel lanes and two 24" roll curb and gutter for a full roadway width,
back of curb to back of curb, of 36 feet, which meets the Town's standard. The
modification occurs with the location of the right-of-way, which is being shown to be at
the back of curb.
The sidewalks within DeAnza shall be located outside the right of way and shall be the
responsibility of the Homeowner's Association.
Sewer System
DeAnza
The lots at DeAnza shall be sewered through the extension of three public, gravity
sewer systems (See Figure 44). The first, or eastern gravity sewer system, will
consist of the extension of the existing 8" stub, Sewer Plan number G-97-014,
between lots 5 and 6 of the Cortaro Ranch Subdivision. This sewer extension will
be serving approximately 85 lots.
The second public gravity sewer main extension will consist of the extension from
existing Manhole number 2, Sewer Plan number. G-99-079, of the Hartman Vistas
Outfall Sewer. The extension will occur north of Cortaro Ranch and provide sewer
service to approximately 75 lots east of the Hartman Outfall Sewer.
The third and final public sewer main extension will provide sewer service to
approximately 117 lots located west of the Hartman Vistas Outfall Sewer. The
sewer extension shall consist of the extension of a public outfall gravity sewer from
the existing Manhole number. 28 of the Hartman Vistas Outfall Sewer, G-99-079. It
is important to note that a substantial amount of fill will be required on these 117
lots in order to provide gravity sewer service. Consequently, as an alternative to fill
placement, the developer may choose to serve a portion of these 117 lots with the
use of a private lift station and force main. The method(s) of service will be
determined at the time of platting.
Due to the curvilinear design of the project's right-of-ways, manholes may be
located outside of the paved portions of the right-of-way. Any manholes located
outside of the pavement will be constructed in accordance with Pima County
Department of Wastewater Management.
DeAnza Estates
The 14, one-acre lots in the northern 40-acre portion of the project will be serviced
via private, on-site, individual septic systems. Consequently, no connection to the
existing public sewer will be necessary.
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Natural Resources, Including Surface Water, Soils, Vegetation and Wildlife
The DeAnza Specific Plan project contains approximately 41 acres of natural open space
situated mainly along the portion of Hardy Wash that traverses the property.
Construction will require clearing and grading of approximately 91.4 acres (68 percent of
the total project area) for buildings, roads, sidewalks, and other infrastructure. These
activities will result in the discharge of fill material into waters of the United States (Army
Corps of Engineer's File No. 2005-01256-MB). To authorize this discharge, Red Point
Development, Inc. will obtain a Clean Water Act Section 404 (CWA) permit from the Army
Corps of Engineers (Corps).
The waters of the US within the property are ephemeral in nature. The primary
regulatory wash traversing the project is the Hardy Wash. Break out flows and
associated erosional features traverse the southern portion of the project. The northern
40 acres of the project also contains one small ephemeral wash determined by the Corps
to be jurisdictional. There are no perennial or intermittent flows or special aquatic sites
within the DeAnza Specific Plan project.
The unavoidable loss of waters of the US resulting is restricted to the smaller drainages
associated with the breakout flows and erosional features in the southern portions of the
project and the small drainage in the northern 40 acres. The Hardy Wash, which
traverses northern portions of the property, will be avoided and protected by proposed
project activities. Engineering features required to control surface drainage and sheet
flow conditions within the DeAnza portion of the project include the construction of an
approximately 1,900-foot interceptor channel along the northern boundary of the DeAnza
portion of the project, south of the Hardy Wash (See Figure 40). This channel will collect
and convey flood flows emanating from Hardy Wash, maintain the existing flow depths
along the upstream edge of the channel, return flow conditions to a pre-development
velocity and depth at the downstream property boundary, and potentially compensate for
the unstabilized condition of the Cortaro Ranch subdivision's drainage treatment located
befinreen that project and DeAnza.
� The proposed project is not expected to adversely impact any listed species or critical
habitat. Early in the project's planning efforts the project team met with US Fish &
Wildlife Service (USFWS) to discuss project impacts to the cactus ferruginous pygmy-owl
(CFPO). Specific revisions to the project plan resulted for this early coordination effort.
� USFWS requested the widening of the proposed Hardy Wash open space corridor,
particularly along its eastern and western boundaries. The original project design
included a corridor along Hardy Wash that was approximately 600 feet wide at its eastern
� boundary, 300 feet wide at its approximate center and 375 feet wide along its western
boundary. The De Anza Specific Plan project design includes an open space corridor
along Hardy Wash that is approximately 1,225 feet wide at its eastern boundary, 455 feet
� wide near the center at its narrowest point, and 600 feet wide along its western boundary.
Additional buffering (102 to 118 feet) of the high-density development to the south will be
provided by the interceptor channel required to address existing erosion and flood
� hazards and associated plantings. Subsequent to meeting with USFWS, CFPO was
removed from the endangered species list. The conservation measures resulting from
the early coordination effort with USFWS remain part of the project plan.
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The project occurs within the known geographic range of the lesser long-nosed bat
(Leptonycteris curasoae yerbabuenae) and contains some saguaro cacti that would
provide suitable forage during the early summer period when saguaro are flowering.
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While it is possible that bat may occasionally forage over the Specific Plan area, the
distance from the project to known roost locations (approximately 30 to 45 miles),
coupled with the availability of suitable forage in closer proximity to these roosts sites and
implementation of Marana's native plant preservation requirements, it is unlikely that
lesser long-nosed bat will be adversely impacted by the project.
The natural open space areas within the DeAnza Specific Plan encompass those areas
that provide the highest quality habitat within the property. Portions of these areas will be
enhanced with native plantings to further enhance habitat quality and mitigate project
impacts. Tree and shrub species used for enhancement will include whitethorn acacia
(Acacia constricta), catclaw acacia (A. greggii), desert hackberry (Celtis pallida), velvet
mesquite (Prosopis velutina), and foothill palo verde (Cercidium microphyllum) salvaged
from the project area, along with additional nursery grown stock of these same species.
Salvageable saguaro and other smaller cacti on the site will be transplanted. Temporarily
disturbed areas within the enhancement areas will be reseeded with a native seed mix
composed of native sub-shrubs, forbs, and grasses suitable for the site. Trees and
shrubs will be irrigated by an automatic drip irrigation system until established.
Wildlife movement through the project area is expected to concentrate within the Hardy
Wash. This movement will be maintained through the set aside and enhancement of the
Hardy Wash corridor within the project area. Before development activities begin within
the project, the natural open space areas will be fenced to define the clearing limits of the
development. This fencing shall remain in place during the construction of the project.
Within developed areas the developer will be responsible for compliance with the
applicable native plant preservation requirements. Large trees and saguaros will be
preserved in place when practicable. When preservation in place is not possible,
development shall occur in compliance with Marana's native plant preservation
requirements.
72
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Draff Schedvle for the Preservafion of Site Features Established by the
� Specific Plan and the Consfruction, Dedication and Provision of Public
Services
Natural Open Space
Undisturbed, natural open space areas will be fenced off with t-post and wire fence
or an equivalent barrier to define the clearing limits of development before initiating
grading activities. This fencing shall remain in place throughout the construction of
the project.
The natural open space areas will be protected by a combination of inethods,
including identification of the natural open space parcels as conservation areas and
the establishment of restrictive grading limits within individual lots where
appropriate. Management of the conservation lands will be the responsibility of the
Homeowners Association.
Archaeological Resources
AZ AA:12:285(ASM) The Dairy Site
The portion of this site that is within the DeAnza Specific Plan property has been
divided into two loci. The northern locus is situated in the southeast portion of the
property (see Figure 16). This area cannot be avoided during development.
Therefore, in order to resolve the adverse effects of development on this portion of
the site, a data recovery excavation will be conducted. An Historic Properties
Treatment Plan has been submitted and accepted by U.S. Army Corps of
Engineers (ACOE) and State Historic Preservation Office (SHPO).
The western locus of the Dairy site may contain deeply buried deposits. With
approval from the ACOE and the SHPO, Tierra Right of Way Services will monitor
the excavation of deep utility trenches. The archaeologist will document the depth
of deposits and possibly take some carbon and soil samples but no excavations will
be conducted in this area.
AZ AA:12:954(ASM)
This site is located immediately west of Hartman Lane (see Figure 45). This site will
be preserved in place and not impacted during development. The edges of the site
coincide with the edges of the ridge bottom and have been marked with metal
fence posts. A layer of fill will need to be placed above the site for protection. With
the approval of the ACOE and the SHPO, a coating of geo-cloth will be placed on
the site surface and then a layer of clean fill placed above the cloth. The larger
trees will be preserved and the area will be re-seeded with desert grasses. The
entire area will be fenced with gates to control access.
AZ AA:12:984 and AZ AA:12:985(ASM)
These two small sites are located on the northern bank of Hartman Wash (see
Figure 16). Both areas will remain undisturbed as they are in the "Natural
Undisturbed Open Space" area between DeAnza and DeAnza Estates.
73
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Specific Plan Implementation
General Procedures
Preliminary Plats that will contain detailed information on the development of DeAnza and
DeAnza Estates, shall be submitted to the Town of Marana for review.
� General Administration
Amendments
Revisions to this Specific Plan may be a necessity during the development process. The
ability to revise the Specific Plan will provide the flexibility needed to guarantee that the
Plan can be adjusted to unforeseen circumstances and, more importantly, to be updated
and improved. Amendments to this Plan shall conform to the following requirements,
administrative guidelines, and amendment proposal contents.
Requirements
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Specific Plan amendment proposals shall be consistent and in substantial conformance
with the remainder of the Specific Plan and with other applicable regulatory plans
adopted by the Town of Marana.
A pre-submittal meeting shall be scheduled with the Town of Marana Planning
Department. Depending on the amendment request, the Planning Director will determine
the degree of the amendment as either "Non-substantial" or "Substantial" Change.
Administration
"Non-substantial" change amendment requests shall be addressed to the Town of
Marana Planning Director, who may or may not grant the request administratively.
"Non-substantial" changes are hereby defined as those that allow density transfers up
to 10%, increase a building size by no more than 15%, increase a building height by
no more than 20%, or change setbacks by no more than 20%. In addition, since no
"allowed use" list can ever be all-inclusive, the Planning Director may permit uses not
specifically defined, but that are within the general nature of uses otherwise
permitted.
"Substantial" changes; including land use changes of a significant nature shall be
processed in accordance with procedures outlined in the Town of Marana Land
Development Code Title 10.
Staff will review the requested amendment for consistency with the General Plan and
determine whether the need to amend the Specific Plan can be supported by the
consistency requirements of the Town Code and State law.
Specific Plan Annual Reports
The owner or agent for the adopted Specific Plan shall annually submit a written report to the
Town of Marana that contains details of the past year's development activities, as established
in the Town of Marana, Land Development Code Section 05.06.08, and specified in Marana
Ordinance 91.04, 5/91.
75
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APPENaIX
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APPENDIX A
TOWN OF MARANA
SUBDIVISION STREET STANDARDS
DESIGN EXCEPTION
6/13/2007
103017-01-0103
The following design exception has been prepared in accordance with the guidelines
established under Chapter 13 of the Town of Marana's Subdivision Street Manual, dated
March 2004. Design exceptions are being requested for reduced right-of-way street cross
sections, use of 5' wide stabilized DG pedestrian paths in lieu of concrete sidewalks for
DeAnza Estates, placement of sidewalk and pedestrian path outside of the right-of-way,
but within a private easement and the elimination of tangents between reverse curbs.
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The attached summary table provides descriptions of the proposed alternative design, �
identification of the governing standards within the subdivision street manual for the
design elements, identification of Northwest Fire District approval of the alternative �
design, identification of any affected utilities as well as other justification for the
proposed alternative design.
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i �; SGRVI1t� f2�SiD�h'TS C)f� THE NOEfTHWFST �RE DISTRICT, '4'EiF F],�VI�G W�:LI
C(��1.�{i1\I7`Y ANb TH� T�4�r\ ()F �1fI.4RA�:i
. F',.�ti�:��srr�an��, SAFETI SLRVICES 5225 �' iVIaSSL�fir,�i.E RU Tu�;so� AZ 857�3
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,.�..+. .......Y. «��...��..M ��II �� �..�...� J. �.���.._���� � � �_ _ �
February 23, 2007
t;hervll-1a11
Red :Point Developtnen[, �r�c.
47 i(3 N. Thornvdale Road St�ite �120
`I'ucso��, Arizona 857�2
RE: DeAnza I3esign Excepiion, Rot�dway Cross S�ctian
I7ear C.h�ryl,
Thurssiay, I�eb. l S �Q�7, I�net wilh 'i an1�a (�r2�ht� n.nd .inhtt 1�I�c�d to discuss th�
ciesigu exeeptioi� far the roadwap� at� DeAr:za suhtlivi€ioil.ltIorthwest Fire ���ill approve
tl�is desi�it e�.c�tion fo� the ��nadways based or tl�.c Cwo cross s4e�ic�r�s you provided. If
any chan�es <<t1c xn.adc Yo fltc cross secti�ry, �to.rtttwest I�ire �vi�l i�eq�tire �•e�ie�f pi �or to any
c�p�?I'41V�11 .
Please beat• in ��iind th�t the Tc�wn of Vlaran�. t�tay have juristliciio�3 as weli as
ccsmmenis �•e�ardin� st��c:cts, sinGe these ;trc pt�blic streets. If t]�ere shnutd bc a co�jfli�t
witl� lt�:; Tativn of Nlarana and Nortl7�vest Fixe, the ���ore re�tricl.i�e shal] �pply.
J: w�il! skatiip tl�ese cc•USS sectinns urittt a�a �����rovat starr�}� ai�d Fax/se��d tl�ctn to
y�ur of�ce aud Presitiio Eti�ineeri���; far record of t}�e app�•oved exception . If you should
any qtiestia��s rcgardin� ihis Ietter, �lease #eel t'rec; to cotatac! me.
Si��cerely,
-., .�
Dcnnis Stiegleiter
�ept�ty Fire M�rs���l
Cc .#c�t�n 1?. .'4'o�sd Pr:.si;�io Engineerin�
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